Executive Summary
The Bucerias condos market in July 2025 shows signs of a cooling trend compared to the previous year, with active listings climbing significantly while sales remain steady. Active listings reached 447, marking a 43.7% year-over-year increase, indicating growing inventory. Sold listings held flat at 6 units, showing no change from July 2024, but year-to-date sales are up 17.5%. Median sale prices dropped sharply to $338,087.50, a -41.77% decline year-over-year, suggesting affordability improvements for buyers but potential challenges for sellers.
Absorption rate surged to 50.13 months, up 65.23% from last year, pointing to a strong buyer's market with ample supply. Average days on market (DOM) decreased to 341 days, a -15.59% improvement year-over-year, though still high. Year-to-date, the market reflects higher activity with absorption rate up 105.40% and median DOM down -10.11%, but prices are softening overall.
Market at a Glance
Market Overview
The Bucerias condos market in July 2025 continues to favor buyers, with inventory building up and sales holding steady. Active listings decreased slightly month-over-month by -3.66% to 447, but are up substantially 43.7% year-over-year and 38.9% year-to-date compared to 2024. New listings plummeted -64.29% from June to just 5, a sharp -86.5% drop from July 2024, suggesting sellers are hesitant to enter the market.
Sales activity shows resilience year-to-date, with sold listings up 17.5% to 74, though July sales were flat at 6 units year-over-year. Pending listings jumped 33.33% month-over-month to 16, a 300% increase from last July, hinting at potential future sales growth. Absorption rate remains high at 50.13 months, up 65.23% YoY, indicating over four years of supply at current sales pace.
Days on market averaged 341, down -13.31% MoM and -15.59% YoY, but year-to-date it's up 8.63%, reflecting mixed signals on market speed. Overall, the market is cooling with more options for buyers.
Key Market Indicators
- Absorption Rate: 50.13 months (65.23% YoY, 105.40% YTD change), signaling a deep buyer's market.
- Average List Price (Actives): $593,236 (-10.56% YoY, -7.72% YTD).
- Median List Price (Actives): $458,000 (-6.34% YoY, -6.32% YTD).
- Average Sale Price (Solds): $348,438 (-36.98% YoY, -3.11% YTD).
- Median Sale Price (Solds): $338,088 (-41.77% YoY, -24.82% YTD).
- Average DOM: 341 days (-15.59% YoY, 8.63% YTD).
- Median DOM: 336 days (-4.00% YoY, -10.11% YTD).
Pricing Analysis
Pricing in the Bucerias condos market is trending downward, with average active list prices at $593,236, down -10.56% from July 2024. Median list prices also fell -6.34% to $458,000. Sold prices reflect even steeper declines, with average sale prices at $348,438, a -36.98% YoY drop, and medians down -41.77%.
Year-to-date, average sale prices are slightly lower by -3.11%, while medians dropped -24.82%. Sale-to-list price ratio was 97.2%, and sale-to-original list price was 89.3%, indicating negotiations favoring buyers. Volume-wise, sold sale volume was $2,090,625 in July, up from June's $2,014,865.
These trends suggest softening demand or increased supply pressuring prices lower.
Listings Activity by Price Range
Activity concentrates in mid-range segments. For active listings, the $300,000-$399,999 range dominates with 113 units (51 in $300k-$349k, 62 in $350k-$399k), up 59.4% and 121.4% YoY respectively. Lower ends like $150k-$299k saw strong growth, with $250k-$299k up 112.5% YoY.
Sold listings in July were spread: 2 in $200k-$249k (N/A YoY), 1 each in $250k-$299k, $350k-$399k, $400k-$449k, $550k-$599k. Year-to-date, $200k-$299k leads with 19 sales, up significantly. Higher ends like $1M+ had no July sales but YTD growth in some brackets.
Pending listings surged, with 4 in $300k-$349k (N/A YoY), 3 in $250k-$299k (50% YoY). YTD, mid-ranges like $450k-$549k show strong increases. New listings were minimal at 5, mostly in lower and higher ends, down sharply YoY.
Overall, mid-price ranges drive activity, with growth in affordable segments and slowdowns in luxury.
Market Trends (Visualized)
The chart below illustrates sold listings (bars) alongside average sale prices (line) over the past 12 months. Sales peaked in March 2025 at 19 units with high prices, but recent months show stabilization around 6 units with prices hovering near $350,000.
Active listings (bars) and average list prices (line) trend upward in inventory from late 2024, peaking at 525 in March 2025, while list prices fluctuated but ended higher in July.
Absorption rate climbed steadily to over 66 months mid-year before easing slightly, reflecting growing supply relative to demand.
Average DOM varied widely, dropping sharply in January 2025 to 214 days before rising and then falling again to 341 in July.
Market Implications
For Buyers
With inventory up 43.7% YoY and absorption at 50 months, buyers have ample choices and negotiating power. Declining prices (-41.77% median YoY) make entry more affordable, especially in mid-ranges. However, higher DOM means patience may be needed, but it's a good time to buy before potential rebounds.
For Sellers
Sellers face challenges with high inventory and flat sales, leading to longer DOM and price reductions. New listings down -86.5% YoY suggests caution, but pending up 300% offers hope. Pricing competitively is key in this buyer's market.
For Investors
Opportunities in affordable segments with YTD sales growth (17.5%), but high absorption indicates slow flips. Softening prices could yield bargains for long-term holds, especially with pending activity signaling future demand.
Terminology Glossary (Click to Expand)
Considering Buying or Selling?
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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
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