Own the Right
Property. Let
Minerva Run It.
Your Place. Our Care.
Minerva is Quintana Roo's buyer's advisor, revenue partner, and property manager — find the right investment, understand what it can earn, and stay completely hands-off while your portfolio grows.
Quintana Roo specialist · Bilingual · Buyers & owners welcome
Listed & Managed On
Honestly? We're Just Tired of Hearing Horror Stories
Every property owner we meet has a story. A manager who disappeared. A cleaning crew that never showed. Fees that appeared out of nowhere. We built Ola Habitat because we kept seeing the same problems — and knew we could do better.
We Actually Live Here
Minerva has called Tulum home for over a decade. She knows which vendors deliver and which ones disappear, which neighborhoods command premium rates, and how to navigate local regulations.
We'll Tell You Everything
Your monthly report breaks down every booking, every expense, and every payout. Our fee structure is published openly — no mystery line items, no hidden commissions.
The Good Kind of Tech
Dynamic pricing engine, multi-platform sync, and a real owner dashboard — powered by CoHost Pro, used by the best boutique managers in Mexico.
Every Detail Is Designed to Elevate Your Returns
From listing creation to guest checkout, from dynamic pricing to tax compliance — we manage every detail so you don't have to.
“The room was stylish, and Minerva's team handled everything. We'll definitely be recommending Ola Habitat to every expat we know.”
— James R., Property Owner · London, UK
Been Let Down Before? We Get It.
If your property manager stopped answering calls, if your cleaning crew “forgot” to show up, or if those monthly reports feel more like mystery novels than financial statements — you're not alone.
GHOSTED MANAGERS
The Manager Who Disappeared
Someone picks up when you call. Minerva has direct WhatsApp.
NO-SHOW CLEANING
The Cleaning Crew That Never Came
Vetted local crews held to hotel-grade standards. Always.
MYSTERY FEES
Reports That Raise More Questions
Every peso accounted for. Monthly reports that actually make sense.
COMPLIANCE IGNORED
The Legal Stuff Nobody Warned You About
RETUR-Q, permits, VAT, income tax — all handled.
FLAT PRICING
Same Rate Every Night of the Year
Dynamic pricing adjusts to demand, events, and seasons — every night.
SINGLE PLATFORM
Listed Only on Airbnb
Listed across Airbnb, VRBO, Booking.com, Expedia, and direct.
Four steps from idle
to earning
From the first conversation to your first booking, we handle every detail. Most properties go live within two weeks of signing.
Schedule ConsultationFree Property Consultation
We start with a friendly 30-minute call. No pitch, no pressure — just an honest conversation about your property, your goals, and whether we're the right fit.
Onboarding & Optimization
We handle professional photography, listing creation, platform sync, RETUR-Q compliance, and dynamic pricing setup. Everything needed to go live.
We Handle Everything
Guest communication, cleaning coordination, maintenance, review management — ongoing, every day. You just check your monthly report.
Transparent Monthly Reporting
Clear monthly statements: bookings, revenue, expenses, and net payout. Nothing hidden, nothing vague. You always know how your investment is performing.
"After two property managers who went silent for weeks at a time, finding Minerva felt like a completely different world. My occupancy went from 35% to over 65% in the first season."
David M. — Montreal, Canada
★★★★★
I built the kind of management company I wished existed when I first navigated this market.
— Minerva, Founder
Tulum local. Property expert.
Minerva didn’t move to Tulum to start a property management company. She moved because she fell in love with the jungle, the cenotes, and the community of people building something real here. But after years of watching foreign property owners get taken advantage of — overcharged, under-reported, and left without legal protection — she knew she had to do something.
She founded Ola Habitat on a simple premise: treat every property like it’s your own. That means honest pricing, clear reporting, and always picking up the phone.
- Lives in Tulum — genuine local knowledge and vendor relationships
- Fluent English & Spanish — bridges expat owners and local teams
- RETUR-Q & SAT compliance specialist for foreign property owners
- Personal WhatsApp access to your dedicated manager
You Deserve to Know What You're Paying.
We believe in transparent, competitive pricing. Our management fee is a percentage of gross rental revenue — typically in the 15–25% range depending on your property type and location.
No onboarding fee. No photography fee. No platform surcharge. No exit penalty. Just a fair commission that aligns our success with yours.
15–25%of gross monthly revenue
Why we publish our range: Most Tulum property managers hide their rates entirely. Our typical range is 15–25% of gross monthly revenue. Your exact rate is confirmed on your free consultation after we assess your property.
Full-Service Management
Everything you need — hands-free
- ✓Multi-platform listing (Airbnb, VRBO, Booking.com + more)
- ✓Professional photography & listing optimization
- ✓24/7 guest communication in English & Spanish
- ✓Dynamic pricing & revenue management
- ✓Dedicated cleaning team with pre-check-in inspections
- ✓Maintenance coordination & vendor management
- ✓RETUR-Q & SAT compliance support
- ✓Monthly detailed owner reports & transparent payouts
- ✓Direct WhatsApp access to your manager
Know Before You Earn
The Complete RETUR-Q Guide for Foreign Property Owners in Quintana Roo
Everything you need to know about registering your Tulum short-term rental property — and what happens if you don't.
Read article
STR Taxes in Mexico: What Every Tulum Owner Needs to Know
VAT, income tax, and Quintana Roo lodging tax explained for foreign property owners — without the legal jargon.
Read article
Tulum Investment Zones 2025: Where to Buy and What to Expect
Aldea Zama, La Veleta, Tulum Beach — which zone fits your investment goals and what to watch out for.
Read article
Everything You've Been Wondering About
Questions about managing a property in Tulum as a foreign owner are completely normal. Here are the most common ones.
Ask us directly- Three things set us apart. First, local presence — Minerva lives and works in the Riviera Maya, and our team is on the ground handling everything in person, not from a remote office. Second, technology — we use enterprise-grade property management software, dynamic pricing, and channel management tools that most local operators can't match. Third, transparency — you'll see exactly where every peso goes in detailed monthly reports with no hidden fees.
- We coordinate a seamless transition. Existing bookings are honored and managed. We work with your current platform listings to ensure zero gaps in your calendar. Most transitions are complete within 2 weeks with no loss of bookings or revenue.
- We use dynamic pricing technology that adjusts nightly rates based on real-time market data — local demand, competitor pricing, seasonal patterns, and event calendars. This means higher rates during peak periods and competitive rates during slower months to maintain occupancy. You approve the pricing strategy; we optimize daily execution.
- We believe in transparent, competitive pricing. Our management fee is a percentage of gross rental revenue — typically in the 15–25% range depending on your property type and location. No hidden charges, no surprise fees. We'll confirm your exact rate in your free consultation after assessing your property.
- Absolutely — most of our owners live abroad. That's exactly why we exist. We handle everything on the ground: guest management, cleaning, maintenance, vendor relationships, regulatory compliance, and tax obligations. You receive detailed monthly reports and can reach us anytime via WhatsApp, email, or phone.
- Short-term rentals in Mexico are subject to VAT (16%), income tax, and a state lodging tax (5–6% in Quintana Roo). We help ensure your property is registered correctly and that tax filings are handled properly. We also assist with RETUR-Q registration, which is now mandatory in Quintana Roo.
- RETUR-Q is the Quintana Roo state short-term rental registry. Registration is now mandatory for any property operating as an STR in Quintana Roo — including Tulum. Foreign property owners especially need this, along with SAT (Mexican tax authority) registration. We handle the entire compliance process for you as part of our service.
