Executive Summary
The Marina Vallarta condo market as of July 2025 presents a nuanced landscape for real estate enthusiasts. Year-to-date, sold listings have surged 30.3% compared to 2024, indicating robust overall demand. However, July itself saw only 3 condos sold, marking a -25% decline year-over-year and a sharp -70% drop month-over-month from June's 10 sales. Active listings stand at 118, reflecting a 15.7% increase YoY but a modest -4.07% decrease MoM. Strikingly, no new listings entered the market in July, a complete -100% halt both MoM and YoY, which could signal seller hesitation amid current conditions.
Pricing trends show strength, with the average sale price reaching $695,473 in July, up 56.37% YoY and 30% MoM. The median sale price also rose to $450,000, a 11.11% YoY gain. Absorption rate sits at 21.45 months, up 13.91% YoY, pointing to a buyer's market with ample supply. Average days on market (DOM) climbed to 279 days, a significant 153.64% YoY increase, suggesting properties are lingering longer before closing.
Market at a Glance
Market Overview
The Marina Vallarta condo market continues to evolve, with year-to-date metrics painting a picture of growth in sales volume but challenges in monthly momentum. Sold listings YTD are up 30.3% to 43 units, while pending listings YTD rose 8.1% to 40, suggesting sustained interest. However, July's activity slowed, with sold units down -25% YoY and new listings at zero, a stark -100% YoY drop. Active inventory increased 15.7% YoY to 118, but YTD active listings are down -15.5%, indicating fluctuating supply levels.
Pricing remains a bright spot, as average sale prices climbed 56.37% YoY in July and 47.27% YTD. Median sale prices followed suit, up 11.11% YoY and 40.22% YTD. This upward trajectory may reflect premium properties dominating transactions amid selective buyer behavior.
Market pace has slowed, with average DOM at 279 days (+153.64% YoY) and absorption rate at 21.45 months (+13.91% YoY). These figures point to a buyer's market, where supply outpaces demand, allowing more negotiation room but potentially frustrating sellers.
Overall, while short-term indicators show cooling, the YTD performance suggests resilience, possibly driven by Marina Vallarta's appeal as a waterfront destination.
Key Market Indicators
- Absorption Rate: 21.45 months (+13.91% YoY), YTD average 29.28 months (+14.29% from 2024 YTD).
- Average List Price (Actives): $729,868 (-14.87% YoY), YTD $720,967 (+0.99%).
- Median List Price (Actives): $674,473 (-8.45% YoY), YTD $640,000 (-1.30%).
- Average Sale Price (Solds): $695,473 (+56.37% YoY), YTD $737,802 (+47.27%).
- Median Sale Price (Solds): $450,000 (+11.11% YoY), YTD $640,000 (+40.22%).
- Average DOM: 279 days (+153.64% YoY), YTD 217 days (-16.22%).
- Median DOM: 260 days (+185.71% YoY), YTD 203 days (-6.45%).
Pricing Analysis
Prices in the Marina Vallarta condo market are trending upward, defying the slower sales pace. The average sold list price in July was $715,140, with sales closing at 95.4% of list price, down slightly from prior months but still strong. YTD, sale to list price ratio averages around 95-97%, indicating minimal discounting. Active list volume totaled $86 million in July, down from peak but stable.
Volume metrics show sold sale volume at $2.09 million in July, up MoM despite fewer units, thanks to higher per-unit prices. YTD sold volume reflects the sales growth, with premium condos contributing more. The sale to original list price ratio of 91.1% in July suggests some price adjustments occur over time, aligning with the extended DOM.
Overall, pricing resilience amid high inventory could attract value-seeking buyers, while sellers benefit from appreciation in mid-to-high ranges.
Listings Activity by Price Range
Active listings are concentrated in the $300,000-$749,999 brackets, accounting for over 60% of inventory. Notable YoY increases include the $300k-$349k range (+450% to 11 units) and $650k-$699k (+75% to 14). Higher-end ($1M+) saw declines, like $1M-$1.5M down -50%. YTD, mid-ranges show mixed changes, with lower prices gaining traction.
Sold listings YTD highlight growth in entry-level ($150k-$199k: 3 vs 0) and luxury segments ($800k+: several new categories with sales). July sales were sparse, with units in $350k-$399k, $450k-$499k, and $1M-$1.5M. YoY, some ranges like $250k-$299k dropped -100%, but overall YTD uptick suggests broadening appeal.
Pending listings mirror sales, with YTD increases in $150k-$199k (4 vs 0) and upper tiers ($700k+: multiple gains). July pendings were in $500k-$549k and $750k-$799k, down -50% YoY total.
New listings YTD are down -44.6%, with July at zero across all ranges. Strong performers YTD include $550k-$599k (+75% to 7), but many mid-ranges saw steep declines.
Market Trends (Visualized)
The following chart illustrates the number of sold listings (black bars) alongside the average sale price (dark red line) over the past 12 months, highlighting fluctuations in sales volume and pricing dynamics.
This visualization combines active listings (black bars) with average list prices (dark red line), providing insight into inventory levels and pricing trends from August 2024 to July 2025.
The absorption rate line chart tracks months of supply, revealing market balance shifts over the year.
Average days on market are plotted here, showing how long properties typically take to sell and any seasonal or trend-based variations.
Market Implications
For Buyers
With an absorption rate over 21 months and active listings up 15.7% YoY, buyers have ample choices and leverage for negotiations. Rising prices (+47.27% YTD average sale) mean acting sooner could secure better value, especially in emerging lower ranges. Lower DOM YTD (-16.22%) suggests deals can close faster if motivated.
For Sellers
Sellers face longer DOM (+153.64% YoY) and no new competition in July, but higher prices (+56.37% YoY) reward patience. In a buyer's market, pricing competitively and highlighting Marina Vallarta's lifestyle perks is key to attracting offers.
For Investors
Investors may find opportunities in higher price bands where YTD sales grew significantly (e.g., $1M+ categories). With sales up 30.3% YTD and inventory shifts, focusing on undervalued mid-range condos could yield returns as the market stabilizes.
Terminology Glossary (Click to Expand)
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 and Christie Forget on
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