Executive Summary

The Puerto Vallarta house market in April 2025 demonstrates a robust supply with active listings increasing 24.5% year-over-year (YoY) to 675, offering buyers ample choices. However, sold listings declined 16.7% to 25 from 30 in April 2024, indicating softer demand. The median sale price fell significantly by 24.59% to $368,000, reflecting affordability improvements but also a cooling in higher-end sales.

The absorption rate rose to 28.52 months, up 10.07% YoY, signaling a slower market pace that favors buyers. The average DOM decreased slightly to 210 days, down 9.87%, suggesting faster sales for competitively priced homes. These trends point to a buyer’s market with opportunities for strategic purchases, while sellers face increased competition in a high-inventory environment.

Market at a Glance

Active Listings 675 +24.5%

Sold Listings 25 -16.7%

Median Sale Price $368,000 -24.59%

Absorption Rate 28.52 months +10.07%

Average DOM 210 days -9.87%

Market Overview

The Puerto Vallarta house market in April 2025 is characterized by a significant increase in inventory, with active listings rising to 675, up 24.5% from 542 in April 2024. Year-to-date (YTD), active listings are up 23.6%, reinforcing a trend of expanding supply. However, new listings dropped to 50, a 30.6% decline from 72 in April 2024, suggesting a slowdown in fresh inventory that could impact future supply dynamics.

Sales activity has softened, with 25 houses sold in April 2025, down 16.7% from 30 last year. Despite this, YTD sold listings are up 29.6%, indicating stronger earlier demand in 2025. The median sale price fell sharply to $368,000, a 24.59% drop from $488,000 in April 2024, while the average sale price declined 16.85% to $500,728. These price reductions reflect increased inventory and a shift away from high-end sales.

The market pace has slowed, with the absorption rate rising to 28.52 months, up 10.07% from 25.91 months in April 2024, indicating a buyer’s market. The average DOM improved slightly to 210 days, down 9.87% from 233 days, suggesting that well-priced homes are selling faster. These trends highlight a market where buyers have significant leverage, while sellers face challenges in a competitive, high-inventory environment.

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Key Market Indicators

Active Listings: 675 (+24.5% YoY) - More homes on the market.
Sold Listings: 25 (-16.7% YoY) - A decline from last year.
Median Sale Price: $368,000 (-24.59% YoY) - A significant drop driven by increased inventory.
Average Sale Price: $500,728 (-16.85% YoY) - Also down for the month.
New Listings: 50 (-30.6% YoY) - Fewer new properties entered the market.
Pended Listings: 27 (-10.0% YoY) - Fewer properties went under contract.
Average DOM: 210 days (-9.87% YoY) - Properties sold faster on average.
Absorption Rate: 28.52 months (+10.07% YoY) - Market pace slowed, indicating a buyer’s advantage.
Sale to List Price Ratio: 95.8% (On average, homes sold for 4.2% below their final asking price)

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Pricing Analysis

In April 2025, the Puerto Vallarta house market shows notable price softening. The median sale price dropped to $368,000, a 24.59% decline from $488,000 in April 2024, while the average sale price fell 16.85% to $500,728 from $602,231. Month-over-month, the median sale price increased slightly from $261,212 in March 2025, suggesting some stabilization. Year-to-date, the median sale price is down 12.55% to $415,369, reflecting earlier volatility. The sale to list price ratio of 95.8% indicates sellers are accepting offers close to asking, but buyer leverage remains evident.

The price declines are driven by high inventory (675 active listings) and reduced demand, particularly in the luxury segment ($1M+), where sales are limited. For buyers, this creates opportunities to negotiate, especially in the $200,000-$599,999 range, where activity is concentrated. Sellers must price competitively to attract buyers in a crowded market, particularly for higher-end properties. The stable sale-to-list price ratio suggests well-priced homes are still achieving near-asking prices.

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Listings Activity by Price Range

The distribution of house listings in April 2025 highlights strong activity in the mid-range price segments. Active listings are concentrated in the $200,000-$599,999 range, with 48 listings at $250,000-$299,999 (up 108.7% YoY) and 47 at $550,000-$599,999 (up 74.1% YoY). The luxury segment ($1M-$1.49M) grew to 69 listings, up 32.7% YoY, but higher-end segments ($2M+) remain limited, with 37 listings.

Sold listings show strength in the $200,000-$249,999 range (4 sales, up 100% YoY) and $300,000-$349,999 (4 sales, flat YoY). Year-to-date, the $200,000-$249,999 range leads with 12 sales, up 140%. Pended listings indicate future sales potential, with 5 in the $250,000-$299,999 range (up 25% YoY) and 4 in the $600,000-$649,999 range (up 33.3% YoY). New listings were limited at 50, with the highest activity in the $200,000-$249,999 range (7 listings, up 16.7% YoY). YTD, new listings in the $250,000-$299,999 range lead with 22, up 83.3%.

The mid-range ($200,000-$599,999) dominates activity, reflecting strong buyer interest and inventory growth. The uptick in pended listings suggests continued sales momentum in this range. However, the 30.6% drop in new listings could signal future supply constraints. Luxury segments ($1M+) show limited activity, with fewer sales and new listings, indicating a niche market. This suggests a balanced market for mid-range buyers, with challenges for sellers in higher price brackets.

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Market Trends (Visualized)

Visualizing the trends over the past 12 months helps illustrate the market dynamics in Puerto Vallarta for houses:

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.

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Market Implications

For Buyers:

The Puerto Vallarta house market in April 2025 offers significant opportunities for buyers. With active listings up 24.5% to 675 and an absorption rate of 28.52 months, buyers have considerable leverage to negotiate. The sharp decline in median sale price (24.59% YoY) and average sale price (16.85% YoY) enhances affordability, particularly in the $200,000-$599,999 range, where inventory is plentiful.

Buyers should focus on mid-range segments, where sales and pended activity are strongest, to secure deals before potential supply constraints emerge (given the 30.6% drop in new listings). Luxury buyers ($1M+) may find fewer options and less price flexibility due to limited demand. 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 reduced demand. With 675 active listings and an absorption rate of 28.52 months, competition is intense, particularly in the $200,000-$599,999 range. The decline in median sale price (24.59% YoY) and average sale price (16.85% YoY), combined with a 95.8% sale-to-list price ratio, suggests sellers may need to price competitively 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. The drop in new listings (30.6% YoY) could signal a future opportunity if inventory tightens, but flexibility is key for now.

For Investors:

Investors can find opportunities in the current buyer’s market, with 675 active listings and softening prices (median sale price down 24.59% YoY). The $200,000-$399,999 range, with strong sales and pended activity, offers potential for rental or resale properties. The average DOM of 210 days allows investors to negotiate and conduct thorough due diligence.

Long-term, Puerto Vallarta’s tourism-driven economy and coastal appeal make it attractive for investors. However, the high absorption rate (28.52 months) and declining new listings (30.6% YoY) suggest caution. Investors should target mid-range properties with strong rental potential and avoid overpaying in the luxury segment, where demand is softer. Monitoring inventory trends will be critical for timing investments.

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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.

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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.

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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 1st, 2025