Executive Summary
The La Cruz de Huanacaxtle condo market displayed notable shifts in March 2025. While the average list price saw a slight decrease year-over-year (-4.62%), the market activity level, measured by the Absorption Rate, showed significant strengthening, jumping 43.23% compared to March 2024. This suggests that despite more listings coming online over the past year, demand is keeping pace, particularly evident in the Year-to-Date (YTD) absorption rate increase of 72.98%.
March saw 9 condos sold, contributing to a YTD total of 22 sales. Inventory remains significantly higher than last year, with 164 active listings compared to 59 in March 2024 (+178.0%). Pricing dynamics show some variability, with the average sale price in March reaching $695,462, though the median sale price was $750,000, indicating some higher-end transactions influenced the average. Overall, the market is more active than last year, offering more choices for buyers but also demonstrating robust demand.
Market Overview
The La Cruz de Huanacaxtle condo market has undergone significant transformation over the past year (April 2024 - March 2025). A major surge in inventory occurred mid-year 2024, with active listings jumping from 57 in May to 140 in June and peaking at 206 in July. Since then, inventory levels have gradually moderated, settling at 164 active listings in March 2025. Despite this substantial increase in supply compared to early 2024 levels (59 listings in March 2024), the market is demonstrating resilience.
Sales activity, while fluctuating monthly, shows a positive trend year-to-date. March 2025 recorded 9 sales, a strong showing compared to some previous months, and contributing to 22 sales YTD in 2025. This is a marked improvement, as data for YTD 2024 sales wasn't available for comparison in the source but YTD pending listings are up 140%, suggesting future sales growth.
Pricing trends indicate some softening in list prices year-over-year (Average List Price down 4.62% in March 2025 vs March 2024), potentially driven by the increased inventory. However, the Sale to Original List Price Ratio YTD remained relatively stable, and the Sale to List Price Ratio in March was 89.0%, suggesting sellers adjusted expectations, but YTD it stands at a healthier 97.2%. The rising Absorption Rate YTD (+72.98% vs 2024 YTD) clearly signals that buyer demand has grown significantly over the year, absorbing the increased inventory more quickly.
Key Market Indicators (March 2025)
Here are the key statistics for the La Cruz de Huanacaxtle condo market in March 2025:
- Active Listings: 164 (+178.0% vs Mar 2024)
- Sold Listings: 9 (Comparison data N/A for Mar 2024, but YTD Sales up significantly based on price range data)
- Median Sale Price: $750,000 (Comparison data N/A for Mar 2024)
- Average Sale Price: $695,462 (Comparison data N/A for Mar 2024)
- Absorption Rate: 29.82 months (+43.23% vs Mar 2024, indicating a faster market pace despite higher inventory)
- Average DOM (Days on Market): 250 days (Comparison data N/A for Mar 2024)
- Sale-to-List Price Ratio: 89.0% (Indicating sales closed on average 11% below the final asking price in March)
Pricing Analysis
In March 2025, the La Cruz condo market presented interesting pricing signals. The Average List Price was $549,073, a 4.62% decrease compared to March 2024 ($575,640). Similarly, the Median List Price dropped more significantly by 15.26% year-over-year, from $468,421 to $396,925. This suggests that while overall inventory list prices have softened compared to last year, likely due to the large increase in available units, the composition of the inventory might be shifting towards slightly lower price points, or sellers are adjusting prices downward more readily.
On the sales side, March 2025 saw an Average Sale Price of $695,462 and a Median Sale Price of $750,000. The difference between the median and average suggests that a few higher-priced sales pulled the average up significantly. Comparing YTD 2025 to YTD 2024, the Average List Price is down 7.58% and Median List Price is down 13.34%. The Sale-to-List Price Ratio for March was 89.0%, lower than the YTD average of 97.2%, indicating buyers achieved greater negotiation room in March compared to the year's average so far. However, the significantly improved Absorption Rate shows that well-priced properties are moving.
Listings Activity by Price Range
Analyzing listing activity by price range reveals where inventory is concentrated and where sales are occurring:
- Active Listings: The bulk of active inventory in March 2025 (164 total) is heavily concentrated between $250,000 and $399,999, accounting for 79 listings (48% of total). There's also significant inventory in the $450k-$599k range (33 listings) and the $1M+ range (15 listings). Compared to March 2024, there are dramatically more listings across almost all price bands, especially in the $250k-$399k range (up from 8 to 79!).
- Sold Listings: March saw 9 sales distributed across mid-to-higher price points: one each in $300k-349k, $400k-449k, $550k-599k, $650k-699k, and $1M-1.49M brackets, plus two each in the $750k-799k and $800k-849k ranges. Notably, there were no sales below $300k despite significant active inventory below $400k. YTD 2025 data (22 sales) shows a similar pattern, with most sales occurring above $300k, and significant activity (relative to total sales) in the $750k+ ranges.
- Pending Listings: Pending listings in March (4 total) were sparse but spanned higher price ranges: $500k-549k, $800k-849k, $1M-1.49M, and $1.5M-1.99M. YTD 2025 pending listings (24 total) show broader activity, with notable clusters in the $300k-$399k range (6 listings) and again scattered across higher price points ($700k+). The strong YTD increase in pending listings (140% vs 2024 YTD) points towards sustained buyer interest, particularly above the $300k mark.
- New Listings: New listings in March (6 total) were concentrated in the $200k-$399k range (4 listings) and one at $750k-$799k. YTD 2025 new listings (30 total) show a strong influx in the $250k-$349k range (14 listings), aligning with the high active inventory there. The overall YTD increase in new listings (130.8%) confirms the trend of growing inventory seen over the past year.
In summary, while inventory is highest in the $250k-$399k range, actual sales and pending activity are more prominent above $300k, and particularly strong in the $750k+ brackets relative to the number of sales. This suggests potential opportunities for buyers in the lower-mid ranges where inventory is high, while the upper ranges demonstrate consistent demand despite lower volume.
Market Trends (Visualized)
Visualizing the data helps illustrate the dynamics of the La Cruz de Huanacaxtle condo market over the past year and the distribution of recent sales activity.
This chart shows the monthly number of active condo listings versus the number of sold listings from April 2024 to March 2025. Observe the sharp rise in active listings mid-2024 and the subsequent fluctuations in sales activity.
This chart tracks the Average Sale Price for condos sold each month from April 2024 to March 2025. Note the monthly variations, which can be influenced by the specific mix of properties sold.
The Absorption Rate indicates how many months it would take to sell all current inventory at the current sales pace. This chart displays the monthly trend, showing shifts in market speed over the last year.
This chart illustrates the distribution of condo sales across different price ranges for the Year-to-Date 2025 (January to March). It highlights which price segments have seen the most buyer activity recently.
Market Implications
For Buyers
The current La Cruz condo market offers significantly more choices than a year ago, with active listings up 178%. This increased inventory, coupled with slightly lower average list prices year-over-year, could provide buyers with more negotiating power, as evidenced by the March Sale-to-List Price Ratio of 89%. However, the strengthening Absorption Rate YTD indicates that demand is robust and well-priced properties are moving faster than last year.
Buyers should pay close attention to the $250k-$399k range where inventory is highest, potentially offering the best selection and negotiation opportunities. However, be prepared for competition, especially for desirable units, as the overall market pace has quickened compared to last year.
For Sellers
Sellers face a more competitive landscape due to the high inventory levels. Standing out requires strategic pricing and excellent property presentation. While list prices have softened slightly year-over-year, the market is absorbing inventory at a faster rate YTD, which is a positive sign. March's 89.0% Sale-to-List Price Ratio suggests buyers negotiated more aggressively, underscoring the importance of pricing accurately from the start.
Highlighting unique features and ensuring your condo shows well is crucial. While sales occurred across various price points in March, the lack of sales below $300k despite high inventory there suggests careful pricing strategy is needed in that segment. Activity in the higher price ranges ($750k+) indicates continued demand for premium properties.
For Investors
The La Cruz condo market presents a dynamic environment for investors. The significant increase in market activity (listings, sales pace) YTD compared to 2024 signals growing interest in the area. The increased inventory offers more potential acquisition opportunities across various price points, although competition exists.
Analyzing the price range data reveals potential mismatches between supply and demand – high inventory between $250k-$399k but stronger sales activity (proportionally) and pending deals occurring at higher price points ($300k+ and especially $750k+). This could indicate opportunities for value-add strategies in the lower-mid range or focusing on higher-demand segments. The improving Absorption Rate suggests a healthy underlying demand trend.
Terminology Glossary
- Active Listings: Properties currently listed for sale.
- Pending Listings: Listings under contract but not yet closed.
- Sold Listings: Properties that have successfully closed sale within the period.
- Average DOM (Days on Market): The average number of days listings were on the market before selling.
- Absorption Rate: The rate at which available homes are sold in a specific market during a given time period, expressed in months of supply. Calculated by dividing the number of active listings by the number of homes sold in a month. A lower number generally indicates a faster market.
- Average List/Sale Price: The sum of all list/sale prices divided by the number of listings/sales. Can be skewed by very high or low values.
- Median List/Sale Price: The middle price point when all list/sale prices are arranged in order. Less affected by outliers than the average.
- Sale to Original List Price Ratio: The ratio of the final sale price to the original listing price, expressed as a percentage.
- Sale-to-List Price Ratio: The ratio of the final sale price to the final (current) listing price at the time of sale, expressed as a percentage. Values closer to 100% indicate sales are happening near the asking price.
- YTD (Year-to-Date): Data accumulated from the beginning of the current calendar year up to the specified reporting period.
Considering Buying or Selling?
Navigating the current Puerto Vallarta real estate market requires up-to-date information and expert guidance. Whether you're looking to buy your dream vacation home, sell your property effectively, or make a strategic investment, understanding these trends is vital. Contact Mexico Life Realty today for a personalized consultation and strategy session.
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 Forget on
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