Executive Summary

The Puerto Vallarta land market showed a significant increase in inventory during March 2025, alongside a complex pricing picture. While the number of active listings surged compared to last year, particularly in lower price brackets, sales activity saw only a modest increase. The average sale price rose year-over-year, but the median sale price dropped considerably, suggesting a market shift towards more affordable land parcels influencing the overall statistics.

Key indicators point towards a slower market pace, favouring buyers. The Absorption Rate remains exceptionally high, indicating a large supply relative to demand. Properties are also taking longer to sell (Average DOM increased YoY), and buyers are negotiating…

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Executive Summary

The Puerto Vallarta house market displayed mixed signals in March 2025. While active inventory continued its upward trend, reaching 674 listings (up 27.7% YoY), sales activity saw a significant slowdown, with only 12 houses sold (down 33.3% YoY). This slowdown contributed to an increase in the Absorption Rate to 28.48 months of inventory.

Pricing also showed volatility. Although the year-to-date Average Sale Price is significantly higher than last year (+21.25%), March saw a notable drop compared to March 2024, with the Average Sale Price falling to $507,199 (-12.46% YoY) and the Median Sale Price dropping sharply to $261,212 (-47.86% YoY). Properties took longer to sell, with the Average Days on Market (DOM) increasing to…

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FEB 2025 - Puerto Vallarta & Area MLS Land Market Report

Published: March 1, 2025

TL;DR

The Puerto Vallarta land market is showing a high absorption rate of 60.48 months, meaning land sales are outpacing inventory increases. The average list price stands at $1,045,834.30, while the average sale price is $622,250, suggesting that buyers are negotiating significant discounts. The sale-to-list price ratio of 89.5% shows that while sellers are adjusting, there is still room for negotiation. Additionally, the average days on market (DOM) has increased to 243 days, indicating that land is taking longer to sell.

Comprehensive Market Analysis

This analysis covers monthly trends from March 2024 to February 2025, yearly comparisons, and…

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FEB 2025 - Puerto Vallarta & Area MLS House Market Report

Published: March 1, 2025

TL;DR

The Puerto Vallarta house market is seeing a shift toward a buyer's market with a 30.0 absorption rate and an increasing number of active listings. The average sale price has risen to $898,406.42, reflecting continued demand for higher-end properties. However, the average days on market (DOM) has increased to 197.1 days, indicating that homes are taking longer to sell. Sellers are adjusting by reducing list prices, yet buyers are still paying 93.1% of asking prices, showing ongoing market activity.

  • Buyers: Increased inventory means more options, but high-end demand remains strong.
  • Sellers: Pricing adjustments are key to competing in a market…

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FEB 2025 - Puerto Vallarta & Area MLS Condo Market Report

Published: March 1, 2025

TL;DR

The Puerto Vallarta condo market is shifting to a buyer's market with a 78.82% increase in absorption rate and 55.1% rise in active listings. Strong demand in mid-to-high price ranges ($250,000-$799,999+) is driving sale prices up by 27.50% and cutting days on market by 3.21%. Sellers are reducing list prices by 5.75%, yet buyers are paying 93.6% of asking prices, signaling a competitive and dynamic market.

  • Buyers: Market shifting in your favor, but competition remains strong.
  • Sellers: Pricing strategies matter more than ever in this crowded market.
  • Investors: Potential deals emerging, but timing is crucial.

Comprehensive Market…

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Complete Guide to Closing Costs in Mexico's Restricted Zone: 2025 Edition

Last Updated: February 2025 | Reading Time: 15 minutes

Key Takeaway: Expect to budget 6-8% of your purchase price for closing costs when buying property in Mexico's restricted zone. These costs include the mandatory bank trust (fideicomiso), notary fees, transfer taxes, and various governmental permits.

Understanding Mexico's Restricted Zone Property Rules

Mexico's restricted zone encompasses all land within 50 kilometers (31 miles) of any coastline and 100 kilometers (62 miles) from any international border. This constitutional provision, established to protect Mexico's national sovereignty, doesn't prohibit foreign ownership—rather, it creates a special…

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MISSING THIS DOCUMENT? You Could Pay DOUBLE Taxes on Your Mexican Property (or even more)

Essential Guide to Understanding CFDI Complemento in Mexican Real Estate Transactions

The Critical Importance of CFDI Complemento in Mexican Property Transactions

Important Legal Notice: This requirement affects all Mexican property transactions from January 1, 2014, to present.

Since January 1, 2014, a crucial document has become the cornerstone of Mexican real estate transactions: the CFDI Complemento (Comprobante Fiscal Digital por Internet con Complemento). This digital tax receipt was introduced as part of Mexico's modernization of its tax system and applies to all property purchases from 2014 onward. Many property owners only…

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Puerto Vallarta Land Market Report - November 2024

Where Investment Meets Opportunity

Executive Summary

The Puerto Vallarta land market presents a fascinating landscape of opportunity and transformation. With inventory levels reaching historic highs and an unprecedented absorption rate of 77.7 months, we're witnessing a market that demands strategic vision and patient capital. This dramatic shift has created unique opportunities for those with the foresight to recognize long-term value.

Month-over-Month Analysis (October vs November 2024)

Current Market Dynamics Active Listings decreased from 402 to 395 (-1.7%) New Listings increased from 19 to 27 (+42.1%) Sold Listings doubled from 3 to 6 (+100%) Median Sale Price…

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Executive Summary

If the Puerto Vallarta housing market were a Mexican film, we'd be watching an epic transformation scene. With inventory levels soaring and prices performing an intricate dance, the market has definitively shifted to favor buyers. Yet, like any great story, the plot contains numerous fascinating subplots worth exploring.

Month-over-Month Analysis (October vs November 2024)

The Latest Chapter in Our Market Saga Active Listings decreased from 572 to 565 (-1.2%) New Listings decreased from 77 to 70 (-9.1%) Sold Listings decreased from 25 to 16 (-36%) Median Sale Price increased from $285,000 to $336,250 (+18%) Absorption Rate improved from 27.79 to 26.69 months (-4%)

The most notable shift? Days on Market…

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Puerto Vallarta Condo Market Report - November 2024

Executive Summary

If the Puerto Vallarta condo market were a telenovela, we'd be witnessing quite the dramatic season. With inventory levels reaching new heights and prices performing their own version of a Mexican standoff, the market has decidedly shifted in favor of buyers. However, like any good drama, there are plenty of plot twists to consider.

Month-over-Month Analysis (October vs November 2024)

The Latest Episode in Our Market Saga

The market showed notable changes from October:

Active Listings increased from 2,057 to 2,236 units (+8.7%) New Listings jumped from 231 to 285 (+23.4%) Sold Listings decreased from 70 to 46 (-34.3%) Median Sale Price increased from…

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