Executive Summary

The Mismaloya house market in April 2025 is characterized by extremely low activity, with active listings down 33.3% year-over-year (YoY) to 8 from 12, reflecting a constrained supply. No sold listings were recorded in April 2025, a 100% decline from 1 sale in April 2024, indicating a near-stagnant market. The median sale price and average sale price are unavailable due to the lack of sales, but the active average list price rose 7.52% to $2,333,377, suggesting high-end properties dominate the limited inventory.

The absorption rate increased to 32 months, up 55.57% YoY, signaling a very slow market pace that strongly favors buyers. The average DOM is unavailable due to no sales, but historical data suggests prolonged selling times. With only 1 pended listing and no new listings, the market faces significant challenges, offering rare opportunities for buyers seeking high-end properties but posing difficulties for sellers in a low-demand environment.

Market at a Glance

Active Listings 8 -33.3%

Sold Listings 0 -100%

Median Sale Price N/A No sales data

Absorption Rate 32 months +55.57%

Average DOM N/A No sales data

Market Overview

The Mismaloya house market in April 2025 is notably quiet, with active listings dropping to 8, down 33.3% from 12 in April 2024. Year-to-date (YTD), active listings are down 7.1%, reflecting a shrinking inventory. The absence of new listings in April 2025, compared to 1 in April 2024, further underscores the market’s stagnation, limiting fresh supply.

Sales activity is virtually nonexistent, with no sold listings in April 2025, down 100% from 1 sale in April 2024. YTD, no sales have been recorded, compared to 3 in 2024 YTD, a 100% decline. The lack of sales data prevents calculation of median or average sale prices, but the active average list price increased to $2,333,377, up 7.52% from $2,170,093 in April 2024, indicating a focus on high-end properties.

The market pace is extremely slow, with the absorption rate rising to 32 months, up 55.57% from 20.57 months in April 2024, signaling a strong buyer’s market. The average DOM is unavailable due to no sales, but past data (e.g., 495 days in April 2024) suggests prolonged selling times. With only 1 pended listing, the market shows minimal activity, posing challenges for sellers but offering opportunities for buyers targeting luxury homes.

Back to Menu

Key Market Indicators

Active Listings: 8 (-33.3% YoY) - Fewer homes on the market.
Sold Listings: 0 (-100% YoY) - No sales recorded this month.
Median Sale Price: N/A (No sales data available for this period)
Average Sale Price: N/A (No sales data available for this period)
New Listings: 0 (-100% YoY) - No new properties entered the market.
Pended Listings: 1 (Flat YoY) - One property went under contract.
Average DOM: N/A (No sales data available for this period)
Absorption Rate: 32 months (+55.57% YoY) - Market pace slowed significantly, indicating a strong buyer’s advantage.
Sale to List Price Ratio: N/A (No sales data available for this period)

Back to Menu

Pricing Analysis

The Mismaloya house market in April 2025 lacks sales data, making it impossible to assess median or average sale prices. The active average list price rose to $2,333,377, up 7.52% from $2,170,093 in April 2024, and the median list price increased 14.56% to $2,462,950. These figures reflect a focus on high-end properties, but the absence of sales suggests limited buyer interest. Month-over-month, the active average list price slightly declined from $2,376,002 in March 2025, indicating stable but elevated pricing.

The lack of sales and a high absorption rate (32 months) point to a buyer’s market where negotiation power is strong. Sellers of luxury homes ($1.5M+) face significant challenges due to low demand, while buyers can explore high-end properties with potential for favorable deals. The absence of a sale to list price ratio underscores the market’s inactivity.

Back to Menu

Listings Activity by Price Range

The Mismaloya house market in April 2025 is heavily concentrated in high-end price segments, with active listings totaling just 8. These are distributed across the $600,000-$649,999 (1 listing, N/A YoY), $850,000-$899,999 (1 listing, flat YoY), $950,000-$999,999 (1 listing, flat YoY), $1.5M-$1.99M (1 listing, flat YoY), $2M-$2.99M (1 listing, down 66.7% YoY), $3M-$3.99M (2 listings, down 50% YoY), and $4M-$4.99M (1 listing, N/A YoY) ranges. YTD, the $950,000-$999,999 and $1.5M-$1.99M ranges lead with 3 listings each, up 200% and 50%, respectively.

No sold listings were recorded in April 2025, down 100% from 1 sale in the $2M-$2.99M range in April 2024. YTD, no sales have occurred, compared to 3 in 2024 YTD (in the $350,000-$399,999, $1.5M-$1.99M, and $2M-$2.99M ranges). Pended listings include 1 in the $600,000-$649,999 range (N/A YoY), while no new listings were added, down 100% from 1 in the $1.5M-$1.99M range in April 2024. YTD, new listings total 2 (in $600,000-$649,999 and $950,000-$999,999), down 50%.

The market is dominated by luxury properties ($1.5M+), but the lack of sales and new listings signals extremely low demand and supply constraints. The single pended listing suggests minimal future sales potential. Buyers targeting high-end homes have significant leverage, while sellers face a challenging market with limited buyer interest.

Back to Menu

Market Trends (Visualized)

Visualizing the trends over the past 12 months helps illustrate the market dynamics in Mismaloya for houses. Note that limited sales data may affect chart completeness:

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. N/A - Limited sales data available for some periods.

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. N/A - Limited sales data available for some periods.

Back to Menu

Market Implications

For Buyers:

The Mismaloya house market in April 2025 presents a rare opportunity for buyers seeking luxury properties, with only 8 active listings and a absorption rate of 32 months. The absence of sold listings and a single pended listing give buyers significant leverage to negotiate, particularly for high-end homes ($1.5M+), which dominate the market. The lack of sales data suggests buyers can push for favorable terms on listed properties.

Buyers should focus on the $600,000-$4.99M range, where all active listings are concentrated, and conduct thorough due diligence given the high price points. The lack of new listings indicates a stable but limited supply, so decisive action on desirable properties is key. Buyers seeking value in this niche market can capitalize on the current conditions but should be prepared for prolonged negotiations due to low market activity.

For Sellers:

Sellers in Mismaloya face a highly challenging market, with only 8 active listings, no sold listings, and no new listings in April 2025. The absorption rate of 32 months and a single pended listing highlight a severe lack of demand, particularly for luxury homes ($1.5M+). The absence of a sale to list price ratio underscores the market’s inactivity, making it difficult to gauge pricing expectations.

To attract buyers, sellers must price competitively and invest in professional marketing to highlight unique property features, such as ocean views or proximity to Mismaloya’s natural attractions. Patience is essential, as historical DOM data (e.g., 495 days in April 2024) suggests long selling times. Sellers may consider waiting for increased market activity, as the lack of new listings could eventually tighten supply.

For Investors:

Investors face a challenging but potentially rewarding opportunity in the Mismaloya house market, with only 8 active listings and no sold listings. The absorption rate of 32 months suggests a buyer’s market, allowing investors to negotiate favorable terms on high-end properties ($1.5M+). The lack of sales and new listings indicates a niche market with limited competition, ideal for long-term investment.

Mismaloya’s coastal appeal and proximity to Puerto Vallarta make it attractive for luxury vacation rentals or future development, but the current lack of demand requires caution. Investors should target properties in the $600,000-$1.99M range for potential value and avoid overpaying in the $3M+ segment, where demand is weakest. Monitoring the single pended listing and future new listings will be critical for timing investments in this slow market.

Back to Menu

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.

Return to Menu

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.

Get Expert Advice Now

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 9th, 2025