Luxury Villa Management in Tulum
A curated management model built for long-term performance in Tulum.
Schedule a private consultation by emailing zac@zunastays.com or learn more on our About Us page.
Why Zuna
A Different Standard in Tulum
Zuna Stays was created to bring structure, oversight, and accountability to villa management in Tulum. We operate a limited portfolio to ensure every property receives consistent attention, preventative maintenance, and disciplined revenue management. We do not pursue volume. We pursue alignment.
Zuna Stays at a glance
- What we do: full-service short-term rental management for luxury villas in Tulum, Mexico.
- Where: Aldea Zama, La Veleta, Region 15, Los Santos, Riviera Tulum, Flora Fauna and La Privada.
- Portfolio: 21 villas under management, from 3 to 8 bedrooms, with a 4.9 average guest rating.
- Distribution: Airbnb, Booking.com, VRBO and direct booking at zunastays.com.
- Fees: commission of 15–30% of booking revenue, depending on villa size and scope of service.
- Owner payouts: by the 15th of each month, with a monthly statement.
- Founder: Zac Willms. Contact: zac@zunastays.com · +1 204-819-5605.
Our Model
Protect
Routine inspections. Preventative maintenance oversight. Vendor coordination. Transparent reporting. Your asset is actively managed — not passively listed.
Perform
Dynamic pricing across Airbnb, Booking.com, and direct channels. Multi-platform exposure. Revenue strategy built around seasonality and market trends. Performance is monitored continuously — not adjusted occasionally.
Elevate
Guest communication, concierge coordination, and five-star review management designed to strengthen long-term value and brand positioning. Exceptional stays protect long-term asset performance.
Owner Fit
Our Ideal Owner Partners
- Luxury villas in Tulum
- Full delegation is the objective, not ongoing oversight
- Standards are valued and respected over flexibility
- Long-term asset protection matters more than short-term gains
- Comfort with firm pricing discipline and structured decision-making
Where We’re Not the Best Match
- Desire to control pricing, discounts, or booking decisions
- Negotiation around service standards or operating protocols
- Focus on short-term optimization over long-term positioning
- Preference for platform exposure without centralized oversight
- Villas not designed to support high-quality stays
What Our Representation Covers
What’s Included
Executive & Strategy
Founder-led commercial oversight, pricing authority, booking discipline, partnership selection, and long-term positioning decisions. This is the decision layer that protects pricing integrity and asset value over time.
Sales & Distribution
Direct sales management, OTA oversight, vetted partner distribution, concierge coordination, and disciplined rate execution. All distribution is structured to protect pricing architecture and stay quality.
Operations & Quality Control
Staffing oversight, vendor management, inspections, preventive controls, and procurement support for improvements and larger projects. This removes the need for layered local supervision and owner-side management.
Owner Costs
Operating Expenses
On-property personnel (housekeeping, maintenance, supervisor, butler as applicable), consumables, maintenance materials, security, permits, licensing, and insurance.
Asset Responsibility
Normal wear and tear, major structural repairs, system replacements, and furniture or fixture renewals beyond standard refresh cycles.
Utilities & Amenities
Property utilities, premium amenities and guest consumables, specialized equipment servicing, landscaping, and groundskeeping.
To apply for representation, email zac@zunastays.com.
FAQs
What types of villas do you manage?
Zuna partners with design-forward villas in Tulum that meet defined standards for presentation, location, and long-term quality. We operate a limited portfolio and evaluate each property individually.
Do you guarantee occupancy or revenue?
We do not offer revenue guarantees. Instead, we implement structured pricing strategy, multi-channel distribution, and active oversight designed to maximize sustainable performance. Short-term spikes are not our model — disciplined consistency is.
How involved does the owner need to be?
We manage day-to-day operations, guest communication, pricing strategy, and vendor coordination. Owners receive structured reporting and strategic updates, while maintaining visibility and alignment.
What are your management fees?
Our commission is 15–30% of booking revenue, depending on the villa’s size and the scope of service. Operating costs such as staff, utilities, consumables and repairs are paid by the owner, as listed above.
How many villas do you manage?
We manage 21 villas in Tulum, from 3-bedroom homes to 8-bedroom estates, with a 4.9 average guest rating.
Which areas of Tulum do you manage villas in?
We manage villas in Aldea Zama, La Veleta, Region 15, Los Santos, Riviera Tulum, Flora Fauna and La Privada.
Can I use my villa myself?
Yes. Owners can book their own stays anytime, as long as the dates don’t require us to cancel an existing guest reservation.
How do I get paid, and what reporting do I receive?
Owner payouts are made by the 15th of each month, together with a statement covering bookings, revenue, expenses and occupancy.
Can you take over from my current property manager?
Yes. A handover typically takes 30 days, and we coordinate the transition of listings, bookings and operations with your current manager.
Can you give me an earnings estimate before I buy?
Yes. Send us the address or listing and we’ll prepare a free earnings projection based on comparable villas. Email zac@zunastays.com or call +1 204-819-5605.
More for owners: what villa management costs in Tulum, how to choose a villa manager, where to buy a rental villa in Tulum, and how to switch managers without losing bookings.