Posted by John Forget on Monday, August 4th, 2025 1:50pm.
The Puerto Vallarta condos market in July 2025 shows a mixed but evolving landscape. Active listings reached 3014, marking a 46.1% year-over-year increase, while new listings dropped sharply to 82, a -59.0% YoY decline. Sold listings totaled 72, down -6.5% YoY, but year-to-date sales are up 30.7%, indicating stronger overall activity compared to 2024. The absorption rate stands at 32.61 months, up 23.15% YoY, suggesting a buyer's market with ample inventory. Average days on market (DOM) is 245, a 5.60% YoY increase, meaning properties are taking longer to sell.
Pricing trends are positive for sellers, with the average sale price at $509,239, up 17.57% YoY, and the median sale price at $382,500, up 7.75%. Month-over-month, sales dipped -41.46% from June, but prices rose 13.88%. This report dives into these metrics, offering insights for buyers, sellers, and investors navigating Puerto Vallarta's condo scene, including surrounding areas like Nuevo Vallarta and Bucerias.
The condo market in Puerto Vallarta and nearby towns like Nuevo Vallarta and Bucerias continues to show robust inventory growth. Active listings climbed to 3014 in July 2025, a 46.1% jump from July 2024's 2063, though down slightly -2.71% from June's 3098. This high inventory level points to more choices for buyers. New listings slowed dramatically to 82, -59.0% YoY and -62.21% MoM, suggesting sellers may be holding back amid current conditions.
Sales activity presents a nuanced picture: 72 condos sold in July, down -6.5% YoY and -41.46% MoM, but YTD sales are strong at 728, up 30.7% from 2024's 557. Pending listings rose to 100, a 63.9% YoY increase, hinting at potential sales pickup ahead. The absorption rate of 32.61 months, up 23.15% YoY, indicates a buyer's market where supply outpaces demand, potentially leading to more negotiable prices.
Days on market averaged 245, up 5.60% YoY but down -32.81% MoM, showing some acceleration in sales pace recently. Overall, the market is tilting toward buyers with growing inventory and slower absorption, but rising prices suggest underlying demand strength.
Average list prices for active condos dipped to $549,742, down -6.22% YoY, while sold average sale prices rose to $509,239, up 17.57% YoY. This gap suggests sellers are adjusting expectations, but closing prices remain strong. The sale-to-list price ratio is 95.9%, indicating minimal discounts, and the sale-to-original list price ratio is 92.3%, showing some price reductions over time.
Volume metrics reinforce this: Active list volume is $1,656,922,631, up from previous months, while sold sale volume is $36,665,233. YTD, average sale prices are up 2.82%, but medians are nearly flat at -0.89%, pointing to varied performance across segments. Overall, pricing is resilient despite higher inventory, benefiting sellers in premium ranges.
Active listings are concentrated in the $250,000–$499,999 range, with 320 in $450k–$499k (up 81.8% YoY) and 329 in $300k–$349k (up 40.0% YoY). Higher-end growth is notable, like $850k–$899k at 91 (up 167.6% YoY). This buildup in mid-to-upper ranges contributes to the buyer's market feel.
Sold listings favor lower brackets: 9 each in $200k–$249k and $250k–$299k, but down YoY in several mid-ranges. YTD, strong growth in $250k–$349k (up 72.7% and 90.0%). Pending listings show promise, with 16 in $250k–$299k (up 33.3% YoY), signaling future sales in affordable segments.
New listings are sparse across ranges, with only 82 total, down sharply. YTD, surges in $850k–$899k (up 259.1%) and $1M–$1.5M (up 70.8%) indicate fresh luxury supply. Overall, mid-range dominates activity, while luxury sees volatile but growing interest.
The chart below illustrates sold listings alongside average sale prices over the past year. Notice the peak in sales during spring months, with prices fluctuating but trending upward overall, reflecting seasonal demand and pricing strength.
This visualization combines active listings with average list prices, showing steady inventory growth and relatively stable pricing, which underscores the increasing supply without drastic price drops.
The absorption rate trend line reveals a gradual increase, peaking mid-year before a slight decline, indicating a shift toward more balanced conditions but still favoring buyers.
Average days on market varies significantly month-to-month, with notable dips in February and July, suggesting periodic accelerations in sales pace amid broader lengthening trends.
With active listings up 46.1% YoY and absorption at 32.61 months, buyers have ample choices and leverage for negotiations. Rising DOM (+5.60% YoY) means more time to shop, and while prices are up, the high inventory could lead to better deals, especially in mid-ranges.
Sellers face challenges with new listings down -59.0% YoY and higher DOM, but strong YTD sales (+30.7%) and price gains (+17.57% YoY) reward well-priced properties. Focus on competitive listing in popular ranges to avoid prolonged market time.
Investors should note pending listings up 63.9% YoY as a forward indicator of sales momentum. Luxury segments show growth potential with YTD increases in higher ranges, but overall buyer's market suggests opportunities for value buys amid rising inventory.
Terminology Glossary (Click to Expand)
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.