Executive Summary

The Bucerias condo market in April 2025 reflects a dynamic shift toward a buyer’s market, with active listings rising 39.6% year-over-year (YoY) to 437, offering buyers ample choices. Sold listings increased 30.0% to 13 from 10 in April 2024, indicating sustained demand. The median sale price rose modestly by 6.24% to $397,881, driven by steady mid-range sales.

The absorption rate surged to 50.42 months, up 74.52% YoY, signaling a slower market pace that strongly favors buyers. The average DOM slightly decreased to 387 days, down 4.68%, suggesting that well-priced condos sell relatively steadily. These trends highlight a market with opportunities for buyers to negotiate, while sellers face increased competition in a high-inventory environment.

Market at a Glance

Active Listings 437 +39.6%

Sold Listings 13 +30.0%

Median Sale Price $397,881 +6.24%

Absorption Rate 50.42 months +74.52%

Average DOM 387 days -4.68%

Market Overview

In April 2025, the Bucerias condo market shows a significant increase in inventory, with active listings reaching 437, up 39.6% from 313 in April 2024. Year-to-date (YTD), active listings are up 54.9%, reinforcing a trend of expanding supply. However, new listings dropped sharply to 5, down 16.7% from 6 in April 2024, suggesting a slowdown in fresh inventory that could impact future supply.

Sales activity remains robust, with 13 condos sold in April 2025, up 30.0% from 10 last year. YTD, sold listings are up 31.4%, indicating strong demand. The median sale price increased to $397,881, up 6.24% from $374,500 in April 2024, while the average sale price rose 9.82% to $522,669. These price gains reflect steady demand in the mid-range segment.

The market pace has slowed considerably, with the absorption rate rising to 50.42 months, up 74.52% from 28.89 months in April 2024, indicating a strong buyer’s market. The average DOM slightly improved to 387 days, down 4.68% from 406 days, suggesting that well-priced properties are selling steadily. These trends point to a market where buyers have significant leverage, while sellers face challenges in a competitive, high-inventory environment.

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Key Market Indicators

Active Listings: 437 (+39.6% YoY) - More condos on the market.
Sold Listings: 13 (+30.0% YoY) - A notable increase from last year.
Median Sale Price: $397,881 (+6.24% YoY) - A modest rise driven by mid-range sales.
Average Sale Price: $522,669 (+9.82% YoY) - Up significantly for the month.
New Listings: 5 (-16.7% YoY) - Fewer new properties entered the market.
Pended Listings: 7 (-46.2% YoY) - Fewer properties went under contract.
Average DOM: 387 days (-4.68% YoY) - Properties sold slightly faster on average.
Absorption Rate: 50.42 months (+74.52% YoY) - Market pace slowed, indicating a strong buyer’s advantage.
Sale to List Price Ratio: 86.6% (On average, condos sold for 13.4% below their final asking price)

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Pricing Analysis

In April 2025, the Bucerias condo market shows steady pricing growth. The median sale price rose to $397,881, up 6.24% from $374,500 in April 2024, while the average sale price increased 9.82% to $522,669 from $475,917. Month-over-month, the median sale price declined from $428,058 in March 2025, indicating some short-term softening. Year-to-date, the median sale price is down 14.74% to $426,298, reflecting earlier volatility. The sale to list price ratio of 86.6% suggests sellers are accepting offers significantly below asking, highlighting buyer leverage.

The price increases are driven by strong demand in the $250,000-$499,999 range, despite high inventory (437 active listings). The low sale-to-list price ratio indicates buyers are negotiating aggressively, particularly in higher-end segments. For buyers, this presents opportunities to secure deals, especially in mid-range condos. Sellers must price competitively to attract buyers in a crowded market, particularly for properties above $500,000.

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Listings Activity by Price Range

The distribution of condo listings in April 2025 highlights robust activity in mid-range price segments. Active listings are concentrated in the $300,000-$499,999 range, with 72 listings at $350,000-$399,999 (up 166.7% YoY) and 56 at $400,000-$449,999 (up 30.2% YoY). The $1M-$1.49M range has 40 listings, down 9.1% YoY, while higher-end segments ($2M+) are limited, with 3 listings. YTD, the $350,000-$399,999 range leads with 85 listings, up 183.3%.

Sold listings show strength in the $450,000-$499,999 range (3 sales, up 200% YoY), $250,000-$299,999, and $300,000-$349,999 (2 sales each, up 100% YoY). YTD, the $450,000-$499,999 range leads with 8 sales, up 166.7%. Pended listings indicate future sales potential, with 1 listing each in the $150,000-$199,999, $200,000-$249,999, $300,000-$349,999, $350,000-$399,999, $500,000-$549,999, $650,000-$699,999, and $700,000-$749,999 ranges. New listings were minimal at 5, with 1 each in the $250,000-$299,999, $300,000-$349,999, $350,000-$399,999, $650,000-$699,999, and $700,000-$749,999 ranges. YTD, the $400,000-$449,999 range leads with 15 new listings, up 114.3%.

The $250,000-$499,999 range dominates activity, reflecting strong buyer interest and inventory growth. The decline in new listings (16.7% YoY) suggests potential future supply constraints. Luxury segments ($1M+) show limited activity, with fewer sales and new listings, indicating a niche market. This suggests a balanced market for mid-range buyers, with challenges for sellers in higher price brackets.

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Market Trends (Visualized)

Visualizing the trends over the past 12 months helps illustrate the market dynamics in Bucerias for condos:

This chart displays the number of sold listings alongside the average sale price each month. Observe the fluctuations in sales volume and how the average sale price has varied, noting any significant spikes or trends.

Here we see the trend of active listings versus the average list price. Notice the changes in inventory over the past year and how the average list price has fluctuated.

This chart tracks the Absorption Rate over the last year. The trend highlights the market pace, indicating whether conditions favor buyers or sellers.

The Average Days on Market (DOM) shows how long it took for properties to sell each month. Note any significant changes in sales speed over the period.

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Market Implications

For Buyers:

The Bucerias condo market in April 2025 offers significant opportunities for buyers, with active listings up 39.6% to 437 and an absorption rate of 50.42 months. This high inventory and slow pace give buyers substantial leverage to negotiate, particularly in the $250,000-$499,999 range, where 164 listings dominate. The sale to list price ratio of 86.6% indicates sellers are open to significant discounts, enhancing affordability.

Buyers should focus on mid-range segments, where sales and pended activity are strongest, to secure deals before potential supply constraints emerge (given the 16.7% drop in new listings). Luxury buyers ($1M+) face a niche market with fewer options, requiring careful evaluation. Strategic buyers can capitalize on the current buyer’s market but should act decisively in competitive price ranges.

For Sellers:

Sellers face a competitive environment due to high inventory (437 active listings) and a slow market pace (50.42-month absorption rate). The sale to list price ratio of 86.6% suggests sellers are accepting offers 13.4% below asking, particularly in the $500,000+ range. The median sale price increase (6.24% YoY) reflects demand in mid-range segments, but competition is fierce.

To stand out, sellers should price aggressively, especially in the $250,000-$499,999 range, and invest in staging and professional marketing. Luxury sellers ($1M+) face a limited buyer pool, requiring patience or unique property features. The drop in new listings (16.7% YoY) could signal a future opportunity if inventory tightens, but flexibility is key for now.

For Investors:

Investors can find opportunities in the Bucerias condo market, with 437 active listings and a buyer-friendly absorption rate of 50.42 months. The $250,000-$499,999 range, with strong sales and pended activity, offers potential for rental or resale properties. The average sale price increase (9.82% YoY) and average DOM of 387 days allow investors to negotiate and conduct thorough due diligence.

Bucerias’ coastal appeal and tourism-driven economy make condos attractive for long-term investment. However, the high inventory and declining new listings (16.7% YoY) suggest caution. Investors should target mid-range condos with strong rental potential and avoid overpaying in the luxury segment, where demand is softer. Monitoring pended listings (7, down 46.2% YoY) will be critical for timing investments.

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Terminology Glossary (Click to Expand)

Absorption Rate: The estimated time in months it would take to sell all current active listings at the current monthly sales pace. A lower rate suggests a seller's market, while a higher rate indicates a buyer's market.
Active Listings: The total number of properties available for sale at the end of a given month.
Average DOM (Days on Market): The average number of days properties that sold during the month were listed before going under contract.
Median DOM (Days on Market): The midpoint number of days properties that sold during the month were listed before going under contract. Half sold faster, half slower. Less sensitive to outliers than the average.
Average List Price: The average price of properties listed for sale during the period.
Median List Price: The midpoint price of properties listed for sale during the period. Half are priced higher, half lower.
Average Sale Price: The average price at which properties sold during the period.
Median Sale Price: The midpoint price of properties sold during the period. Half sold for more, half for less. Often considered a better indicator of typical pricing than the average.
New Listings: The number of properties newly listed for sale during the month.
Pended Listings: The number of listings that went under contract (offer accepted) during the month. These are likely future sales.
Sale to List Price Ratio: The final sale price divided by the *last* list price, expressed as a percentage. A ratio close to 100% indicates properties are selling near their asking price.
Sale to Original List Price Ratio: The final sale price divided by the *original* list price, expressed as a percentage. Shows how prices changed from initial listing to final sale.
Sold Listings: The number of properties whose sales closed during the month.
YTD (Year-to-Date): A comparison of statistics from the beginning of the current calendar year up to the report month, versus the same period in the previous year.
MoM (Month-over-Month): A comparison of statistics between the current month and the previous month.

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Disclaimer: This report is based on data from the local MLS for the specified period and property type. Market conditions can change rapidly. This information is intended for educational purposes and should not be considered financial or investment advice. Always consult with a Mexico Life Realty professional before making Mexico real estate decisions.

Posted by John and Christie Forget on May 1st, 2025