Executive Summary
The Puerto Vallarta condo market in June 2025 shows a dynamic shift, with a significant 58.7% year-over-year (YoY) increase in active listings, reaching 3,211 units. However, sold listings grew more modestly at 21.8% YoY to 95 units, indicating a slower sales pace relative to inventory growth. The median sale price dropped 16.3% YoY to $325,000, reflecting a shift toward more affordable price segments. The absorption rate rose to 36.73 months, a 41.8% YoY increase, signaling a buyer's market. Meanwhile, the average DOM surged 73.4% YoY to 385 days, highlighting longer selling times.
Year-to-date (YTD) trends reinforce a cooling market, with a 29.9% increase in sold listings compared to 2024, but a 1.8% decline in median list prices. This suggests buyers have more choices and negotiating power, while sellers face increased competition. The following sections dive deeper into these trends, offering insights for buyers, sellers, and investors navigating Puerto Vallarta's evolving condo landscape.
Market at a Glance
Market Overview
The Puerto Vallarta condo market in June 2025 reflects a pronounced shift toward a buyer's market, driven by a 58.7% YoY surge in active listings to 3,211 units. This substantial inventory growth contrasts with a more modest 21.8% YoY increase in sold listings (95 units), suggesting that demand has not kept pace with supply. The absorption rate, a key indicator of market pace, climbed to 36.73 months, up 41.8% YoY, indicating it would take over three years to clear current inventory at the current sales rate. This high absorption rate underscores a slower market, giving buyers more leverage.
Pricing trends further highlight this shift. The median sale price fell 16.3% YoY to $325,000, and the average sale price dropped 9.1% YoY to $443,827. These declines suggest a market adjusting to increased affordability, with sales concentrated in lower price ranges. Meanwhile, the average DOM spiked to 385 days, a 73.4% YoY increase, reflecting longer selling times as properties linger on the market. YTD data shows a 29.9% increase in sold listings (622 vs. 479 in 2024), but the 1.8% YTD decline in median list prices points to softening demand for higher-priced units.
New listings in June 2025 totaled 196, down 30.5% YoY, suggesting some sellers may be hesitant to enter a competitive market. However, pending listings rose sharply to 100, a 72.4% YoY increase, indicating potential future sales growth. Overall, the market is characterized by high inventory, slower sales, and declining prices, creating opportunities for buyers but challenges for sellers. Back to Menu
Key Market Indicators
- Active Listings: 3,211 (+58.7% YoY) - Significantly more condos are available, increasing buyer options.
- Sold Listings: 95 (+21.8% YoY) - Sales grew, but not enough to match inventory growth.
- Median Sale Price: $325,000 (-16.3% YoY) - A notable decline, driven by sales in lower price ranges.
- Average Sale Price: $443,827 (-9.1% YoY) - Also down, reflecting a shift toward affordability.
- New Listings: 196 (-30.5% YoY) - Fewer new condos entered the market, possibly due to seller caution.
- Pended Listings: 100 (+72.4% YoY) - A strong increase in properties under contract, signaling future sales potential.
- Average DOM: 385 days (+73.4% YoY) - Properties are taking much longer to sell.
- Absorption Rate: 36.73 months (+41.8% YoY) - A slower market pace, strongly favoring buyers.
- Sale to List Price Ratio: 93.7% (On average, homes sold for 6.3% below their final asking price)
Pricing Analysis
In June 2025, Puerto Vallarta's condo market saw notable pricing shifts. The median sale price dropped 16.3% YoY to $325,000 from $388,350, reflecting a trend toward more affordable sales. The average sale price also declined 9.1% YoY to $443,827, compared to $488,319 in June 2024. Month-over-month (MoM), the median sale price fell from $380,000 in May 2025, while the average sale price decreased slightly from $513,515. The sale to list price ratio held steady at 93.7%, indicating sellers are accepting offers averaging 6.3% below asking prices, a slight improvement from 94.0% in May.
YTD data shows a mixed picture: the median sale price is down 2.4% YTD to $380,000, while the average sale price is up 1.7% YTD to $500,006. These trends suggest that while high-end sales are still occurring, the bulk of activity is in lower price ranges, pulling median prices down. For buyers, this creates opportunities to negotiate, especially in the $250,000–$400,000 range, where sales are concentrated. Sellers, however, may need to adjust pricing expectations to compete in a market with ample inventory. Back to Menu
Listings Activity by Price Range
June 2025 data reveals a condo market with activity heavily concentrated in the $150,000–$450,000 price range. Active listings totaled 3,211, with the largest share in the $250,000–$299,999 range (360 units, 11.2% of inventory) and $300,000–$349,999 (341 units, 10.6%). These mid-range segments also saw strong YTD growth, up 60.6% and 57.3% YTD, respectively, indicating robust inventory additions. In contrast, high-end segments ($1M+) comprised only 9.8% of active listings, with 199 units in the $1M–$1.5M range showing a 48.5% YoY increase.
Sold listings (95 units) were most active in the $250,000–$299,999 range (17 units, +70.0% YoY) and $150,000–$199,999 (11 units, +266.7% YoY), reflecting demand for affordable condos. YTD, the $250,000–$349,999 range led sales (165 units, up 93.2% YTD), underscoring buyer preference for mid-range properties. Pending listings (100 units) showed strength in the $150,000–$299,999 range (34 units, up 175.0% YoY), suggesting continued sales momentum in these segments. New listings, however, dropped to 196 units (-30.5% YoY), with activity spread across mid-range prices, led by $300,000–$399,999 (37 units).
The concentration of activity in mid-range prices, coupled with strong pending listings, points to sustained demand for affordable condos. However, the decline in new listings and high inventory in higher price ranges ($500,000+) suggest challenges for sellers of luxury units. Buyers will find the most opportunities in the $150,000–$400,000 range, where competition is fierce but prices are softening. Back to Menu
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:
Buyers in Puerto Vallarta's June 2025 condo market are in a strong position, with a 58.7% YoY increase in active listings providing ample choices. The high absorption rate of 36.73 months and declining median sale price (-16.3% YoY to $325,000) indicate a buyer's market, where negotiating power is significant, especially in the $150,000–$400,000 range. However, buyers should act strategically, as pending listings are up 72.4% YoY, suggesting competition in popular price segments.
With average DOM at 385 days, buyers can take time to evaluate options, particularly for higher-priced units lingering on the market. Financing options may be more favorable in this environment, but buyers should focus on mid-range condos, where sales activity is strongest, to secure the best value. Consulting with a local real estate expert can help navigate this inventory-rich market.
For Sellers:
Sellers face a competitive landscape with 3,211 active listings and a sluggish absorption rate of 36.73 months. The 16.3% YoY decline in median sale prices and 93.7% sale-to-list price ratio mean pricing strategies must be realistic to attract buyers. Mid-range condos ($150,000–$400,000) are selling best, so sellers in this segment should highlight value and amenities to stand out.
High-end sellers ($500,000+) face longer DOM (385 days on average) and may need to offer concessions or adjust pricing to compete with the influx of inventory. Staging, professional marketing, and working with an experienced agent are critical to expedite sales in this slow-moving market.
For Investors:
Investors will find opportunities in Puerto Vallarta's condo market, particularly in the $250,000–$349,999 range, where YTD sales are up 93.2% and prices are softening. The high inventory and slower market pace suggest potential for negotiation, especially for properties with strong rental potential in this tourist-heavy region. However, the 73.4% YoY increase in DOM indicates a need for patience, as resale timelines may be extended.
Long-term prospects remain strong due to Puerto Vallarta's appeal as a vacation destination, but investors should focus on properties with unique features or prime locations to maximize returns. Analyzing pending listings (up 72.4% YoY) can help identify emerging demand trends for strategic acquisitions.
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 Forget on
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