FEB 2025 - Puerto Vallarta & Area MLS Land Market Report

Published: March 1, 2025

TL;DR

The Puerto Vallarta land market is showing a high absorption rate of 60.48 months, meaning land sales are outpacing inventory increases. The average list price stands at $1,045,834.30, while the average sale price is $622,250, suggesting that buyers are negotiating significant discounts. The sale-to-list price ratio of 89.5% shows that while sellers are adjusting, there is still room for negotiation. Additionally, the average days on market (DOM) has increased to 243 days, indicating that land is taking longer to sell.

Comprehensive Market Analysis

This analysis covers monthly trends from March 2024 to February 2025, yearly comparisons, and year-to-date (YTD) statistics for the Puerto Vallarta and Area MLS land market.

Key Market Trends (March 2024 - February 2025)

The Puerto Vallarta land market remains active, with notable trends emerging:

Absorption Rate: A high rate of 60.48 months suggests that demand for land is outpacing available inventory.
Average List Price: Adjusted to $1,045,834.30, reflecting sellers’ expectations.
Average Sale Price: Lower at $622,250, indicating that buyers are negotiating lower closing prices.
Sale-to-List Price Ratio: At 89.5%, showing that sellers are accepting lower offers to close deals.
Average Days on Market (DOM): 243 days, indicating that properties are taking longer to sell compared to condos and houses.

What This Means for Buyers

With an increasing inventory and a high absorption rate, buyers have more negotiating power. However, competition for prime lots remains.

The significant difference between list and sale prices indicates strong negotiation opportunities.
Longer DOM suggests that patient buyers can secure better deals.
Those looking for development land should take advantage of current conditions before prices adjust upward.

What This Means for Sellers

With an increase in inventory, sellers must price competitively to avoid prolonged market exposure.

Properties are taking 243 days on average to sell, meaning strategic pricing is critical.
Sellers should be prepared for offers below list price, as indicated by the 89.5% sale-to-list ratio.
Highlighting the unique value of a lot—such as location, zoning, and potential ROI—can help attract serious buyers.

What This Means for Investors

The land market remains active, with a high absorption rate and increasing buyer interest.

With longer DOM and lower closing prices, this is a good time to find undervalued properties.
Growth in demand suggests that well-located land parcels will appreciate over time.
Investors should look at areas with planned infrastructure projects, as these will see the highest long-term gains.