Renting a property in Oaxaca is quite different from renting in other parts of Mexico and can be significantly different from your home countries. While renters in other parts of the world may expect to find a property that meets 80% of their wish list, in Oaxaca, it is more realistic to aim for around 60%. If you have a list of six must-haves, securing four of them is considered a success. This is because functionality and safety are the top priorities when choosing a home.
Hot water is not a given in all rental properties. It is crucial to determine whether the water heating system is gas or solar-powered. If the property relies on solar heating, you may experience cold water during the rainy season due to insufficient sunlight. Gas-powered heaters provide a more consistent hot water supply. If the property relies on gas power, you will want to verify who is responsible for the cost of refilling the gas, how much gas is in the tank when you take possession of your property and who is responsible in the event of any malfunction.
Water supply is another key factor in Oaxaca rentals. Many homes store water in a cistern (a ground-level storage tank) or a tinaco (a rooftop water tank). Cisterns typically hold between 5,000 to 10,000 liters of water, whereas tinacos hold around 1,100 liters. You will want to ask:
If you are renting a ground-floor space, check whether the area is prone to flooding, especially during the rainy season. Some parts of the city have drainage issues, which can lead to water accumulation inside the home.
Reliable internet is a major concern, especially for remote workers. The most common providers in Oaxaca are Izzi, Telmex, and Mega. However, the effectiveness of each provider varies by neighborhood. Some areas have strong Izzi connections, while others may be better served by Telmex. If internet stability is crucial for your work, consider renting a property that allows multiple connections from different providers.
Oaxaca’s streets can be lively, and noise levels vary significantly depending on location. Before renting, ask:
Oaxaca is a very walkable city, but this varies by neighborhood. Consider how close you are to essential services such as:
Safety in Oaxaca is neighborhood-dependent and not always obvious at first glance. Many locals rely heavily on community communication networks, such as neighborhood WhatsApp groups. These groups alert residents to unusual activity and provide real-time security updates.
Some landlords invest in security systems, but it is not the norm. If safety is a priority, ask:
In Oaxaca, most traditional homes come with only one bathroom, regardless of the size of the home or the number of occupants. This is a cultural norm rather than a design flaw. While newer constructions sometimes include multiple bathrooms, they are more common in newer neighborhoods.
If having more than one bathroom is a non-negotiable requirement, be prepared for limited availability and higher rental costs.
Certain neighborhoods in Oaxaca are more suited for foreigners who are new to Oaxaca due to their accessibility to the City Center and established foreigner presence. The most recommended areas include:
Garbage collection in Oaxaca varies by neighborhood, so it's important to ask how and when trash is collected. In many areas, there is no centralized trash pickup like in other countries. Instead, trucks pass by on certain days, often with a bell or loudspeaker announcing their arrival. Some neighborhoods may require you to take trash to a designated drop-off point.
You should also ask if there are additional fees for garbage collection. In many cases, residents tip the collectors directly, as they are not always paid by the city.
Renting in Oaxaca requires a shift in expectations compared to many parts of the world or even other parts of Mexico. Prioritizing functionality and safety over luxury and aesthetics is key. By asking the right questions and understanding the unique housing norms in Oaxaca, you can find a home that meets your essential needs and allows you to enjoy the beauty and culture of this incredible city.
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As you explore Oaxaca and search for the perfect home, let La Soley be your comfortable home base. We offer more than just a place to stay—we’re happy to provide neighborhood tours and connect you with local residents to help you get a true feel for different areas. Whether you're looking for a vibrant expat-friendly zone or a quiet local community, we can help you navigate your options.
Contact us at info@lasoley.com for more information and to book your stay. We look forward to helping you find the perfect neighborhood in Oaxaca!