Executive Summary
The Puerto Vallarta condo market in April 2025 shows a significant shift toward a buyer’s market, driven by a 57.6% year-over-year (YoY) increase in active listings, reaching 3,258. This surge in inventory provides buyers with ample choices and negotiation power. However, sold listings grew modestly by 3.4% to 92, reflecting steady but cautious demand. The median sale price fell 9.07% YoY to $353,715, indicating improved affordability but also a potential softening in high-end segments.
The absorption rate climbed to 39.37 months, up 58.24% YoY, signaling a slower market pace that strongly favors buyers. Meanwhile, the average DOM rose to 336 days, a 54.84% increase, highlighting longer selling times. These trends suggest a market adjusting to high inventory levels, offering opportunities for strategic buyers while challenging sellers to compete.
Market at a Glance
Market Overview
In April 2025, the Puerto Vallarta condo market is marked by a substantial increase in inventory, with active listings rising to 3,258, a 57.6% jump from 2,067 in April 2024. Year-to-date (YTD), active listings are up 48.3%, reinforcing a trend of expanding supply. However, new listings plummeted to 106, down 54.1% from 231 in April 2024, suggesting a potential slowdown in fresh inventory that could impact future supply.
Sales activity remains consistent but restrained, with 92 condos sold in April 2025, up 3.4% from 89 last year. YTD, sold listings have increased 23.1%, indicating sustained demand. The median sale price dropped to $353,715, a 9.07% decline from $389,000 in April 2024, while the average sale price fell 17.99% to $452,010. These price reductions point to a cooling in high-end sales, likely driven by the high inventory levels.
The market pace has slowed significantly, with the absorption rate rising to 39.37 months, up 58.24% from 24.88 months in April 2024. This indicates a strong buyer’s market, as it would take over three years to clear current inventory at the current sales rate. The average DOM also increased to 336 days, up 54.84% from 217 days, reflecting longer selling times. These trends highlight a market where buyers hold significant leverage, while sellers face increased competition.
Key Market Indicators
- Active Listings: 3,258 (+57.6% YoY) - More homes on the market.
- Sold Listings: 92 (+3.4% YoY) - A modest increase from last year.
- Median Sale Price: $353,715 (-9.07% YoY) - A decline driven by increased inventory.
- Average Sale Price: $452,010 (-17.99% YoY) - Also down significantly for the month.
- New Listings: 106 (-54.1% YoY) - Fewer new properties entered the market.
- Pended Listings: 121 (+31.5% YoY) - More properties went under contract.
- Average DOM: 336 days (+54.84% YoY) - Properties took longer to sell on average.
- Absorption Rate: 39.37 months (+58.24% YoY) - Market pace slowed, indicating a strong buyer’s advantage.
- Sale to List Price Ratio: 94.9% (On average, homes sold for 5.1% below their final asking price)
Pricing Analysis
In April 2025, the Puerto Vallarta condo market exhibits softening prices. The median sale price fell to $353,715, down 9.07% from $389,000 in April 2024, while the average sale price dropped 17.99% to $452,010 from $551,188. Month-over-month, the median sale price declined from $406,000 in March 2025, reflecting continued downward pressure. Year-to-date, however, the median sale price is up 4.43% to $381,186, suggesting earlier strength in 2025. The sale to list price ratio of 94.9% indicates sellers are accepting offers slightly below asking, a sign of buyer leverage.
The price declines are largely driven by high inventory levels (3,258 active listings), which exert downward pressure, particularly in the high-end segment ($1M+), where sales activity is limited. For buyers, this presents opportunities to negotiate, especially in the mid-range ($250,000-$499,999). Sellers may need to adjust pricing strategies to compete in a crowded market, particularly in segments with heavy inventory. The stable sale-to-list price ratio suggests buyers are still willing to pay close to asking prices for well-priced properties.
Listings Activity by Price Range
The distribution of condo listings in April 2025 highlights robust activity in mid-range price segments. Active listings are heavily concentrated in the $250,000-$499,999 range, with 368 listings at $250,000-$299,999 (up 119% YoY) and 386 at $350,000-$399,999 (up 51.4% YoY). These segments represent the bulk of inventory, appealing to a broad buyer base. The luxury segment ($1M-$1.49M) grew to 181 listings, up 57.4% YoY, but higher-end segments ($2M+) remain niche, with only 32 listings.
Sold listings show strength in the $300,000-$349,999 range, with 22 sales (up 83.3% YoY), and $250,000-$299,999, with 9 sales (up 80% YoY). Year-to-date, the $300,000-$349,999 range leads with 58 sales, up 107.1%. Pended listings indicate future sales potential, with 22 in the $350,000-$399,999 range (up 175% YoY) and 10 in the $300,000-$349,999 range (up 25% YoY). New listings, however, were limited at 106, with the highest activity in the $400,000-$449,999 range (12 listings, flat YoY) and $150,000-$199,999 (11 listings, up 266.7% YoY). YTD, new listings in the $350,000-$399,999 range lead with 185, up 77.9%.
The mid-range ($250,000-$499,999) dominates activity, reflecting strong buyer interest and inventory growth. The uptick in pended listings in this range suggests continued sales momentum. However, the sharp decline in new listings (-54.1% YoY) could signal future supply constraints if the trend continues. Luxury segments ($1M+) show steady but limited activity, with fewer sales and new listings, indicating a niche market. These patterns suggest a balanced market for mid-range buyers, with challenges for sellers in higher price brackets.
Market Trends (Visualized)
Visualizing the trends over the past 12 months helps illustrate the market dynamics in Puerto Vallarta for condos:
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.
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.
Market Implications
For Buyers:
The Puerto Vallarta condo market in April 2025 presents significant opportunities for buyers. With active listings up 57.6% to 3,258 and an absorption rate of 39.37 months, buyers have substantial leverage to negotiate. The decline in median sale price (-9.07% YoY) and average sale price (-17.99% YoY) enhances affordability, particularly in the $250,000-$499,999 range, where inventory is abundant. The extended average DOM of 336 days allows buyers to take their time evaluating options.
Buyers should focus on mid-range segments, where sales and pended activity are strongest, to secure deals before potential supply constraints emerge (given the -54.1% drop in new listings). Those targeting luxury condos ($1M+) may find fewer options and less price flexibility, as high-end sales remain limited. Strategic buyers can capitalize on the current buyer’s market but should act decisively in competitive price ranges.
For Sellers:
Sellers face a competitive environment due to high inventory and a slower market pace. With 3,258 active listings and an absorption rate of 39.37 months, competition is intense, particularly in the $250,000-$499,999 range. The decline in median sale price (-9.07% YoY) and average sale price (-17.99% YoY), combined with a 94.9% sale-to-list price ratio, suggests sellers may need to price competitively or accept offers below asking to attract buyers.
To stand out, sellers should invest in staging, professional marketing, and realistic pricing, especially in mid-range segments where buyer activity is robust. Luxury sellers ($1M+) face a niche market with limited demand, requiring patience or unique property features to close deals. The decline in new listings (-54.1% YoY) could signal a future opportunity if inventory tightens, but for now, flexibility is essential.
For Investors:
Investors in the Puerto Vallarta condo market can find opportunities in the current buyer’s market. The high inventory (3,258 active listings) and softening prices (median sale price down 9.07% YoY) offer chances to acquire properties at favorable prices, particularly in the $250,000-$399,999 range, which shows strong sales and pended activity. The extended average DOM (336 days) allows investors to negotiate and conduct thorough due diligence, especially for rental or resale properties.
Long-term, Puerto Vallarta’s coastal appeal and tourism-driven economy make it attractive for investors. However, the high absorption rate (39.37 months) and declining new listings (-54.1% YoY) suggest caution. Investors should target mid-range condos with strong rental potential and avoid overpaying in the luxury segment, where demand is softer. Monitoring inventory trends will be critical for timing investments effectively.
Terminology Glossary (Click to Expand)
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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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