Executive Summary
The Puerto Vallarta houses market in July 2025 shows a mix of growth and challenges compared to the previous year. Active listings increased by 8.3% to 610 properties, indicating more options for buyers. Sold listings rose by 13.0% to 26 homes, and year-to-date sales are up 23.7% at 188. Median sale prices jumped 21.91% to $414,500, reflecting stronger buyer willingness to pay in certain segments. However, the absorption rate dipped -2.48% to 25.15 months, suggesting a buyer's market with ample supply. Average days on market (DOM) climbed 35.71% to 285 days, meaning properties are taking longer to sell.
Overall, the market is expanding with higher inventory and sales volume year-to-date, but slower turnover points to potential softening. New listings fell -20.3% year-over-year to 47, which could tighten supply if the trend continues. Pending listings held steady at 18. For those in the Puerto Vallarta area, including surrounding towns like Nuevo Vallarta and Bucerias, this report dives into trends that could influence your next move.
Market at a Glance
Market Overview
The Puerto Vallarta houses market continues to show resilience with increased activity in several areas. Month-over-month, active listings slightly decreased by -1.13% to 610, while new listings dropped -21.67% to 47. Sold listings also fell -23.53% to 26, and pending deals declined -37.93% to 18. Year-over-year, however, the picture is brighter with active listings up 8.3% and sold properties increasing 13.0%.
Year-to-date figures highlight growth, with sold listings up 23.7% to 188 and pending listings rising 14.5% to 205. Absorption rate, which measures how long it would take to sell current inventory at the current sales pace, stands at 25.15 months—indicating a buyer's market. Average DOM increased to 285 days, up 6.18% MoM and 35.71% YoY, suggesting properties are lingering longer.
Overall volumes reflect this: active list volume is $612,666,527, down slightly from June's $615,735,911. These trends point to a market with ample supply but moderating demand in the short term.
Key Market Indicators
- Absorption Rate: 25.15 months (-2.48% YoY, 11.74% YTD change)
- Average List Price (Actives): $1,004,371 (1.42% YoY, 1.72% YTD)
- Median List Price (Actives): $590,210 (0.04% YoY, 2.59% YTD)
- Average Sale Price (Solds): $506,573 (-0.73% YoY, 26.09% YTD)
- Median Sale Price (Solds): $414,500 (21.91% YoY, 9.31% YTD)
- Average DOM: 285 days (35.71% YoY, 17.43% YTD)
- Median DOM: 188 days (-10.90% YoY, 3.72% YTD)
Pricing Analysis
Prices in the Puerto Vallarta houses market are trending upward overall. The average sale price for July was $506,573, down -0.73% YoY but up a significant 26.09% YTD. Median sale prices showed stronger growth at 21.91% YoY. Active average list prices rose 1.42% YoY to over $1 million, signaling seller optimism.
Sale to list price ratio is 96.2%, up from previous trends, meaning homes are selling close to asking price. Volumes support this: sold sale volume was $13,170,897 in July, while active list volume remains high at over $612 million. These figures suggest pricing strength in mid-to-high ranges despite overall market softening.
Listings Activity by Price Range
Activity is concentrated in lower to mid-price ranges. For active listings, the $250,000-299,999 range has 49 properties (up 58.1% YoY), while $1,000,000-1,499,999 has 61 (up 13.0%). Sold listings saw strong growth in $400,000-449,999 with 6 sales (N/A % from zero last year), and YTD up 220.0%.
Pending listings are active in lower brackets, like $250,000-299,999 with 4 (up 300.0% YoY). New listings dropped in many ranges, but higher-end like $650,000-699,999 up 100.0% YoY. Overall, lower prices (<$500,000) dominate volume, but luxury segments show YTD growth, e.g., $1,500,000-1,999,999 sold up 600.0%.
This distribution implies affordability drives demand, with pending as a lead indicator for future sales growth in mid-ranges.
Market Trends (Visualized)
The chart below illustrates sold listings over the past 12 months alongside average sale prices. Notice the peaks in sales during February and June 2025, with prices fluctuating but showing an upward YTD trend.
Active listings and average list prices are depicted here, highlighting inventory growth from December 2024 onward, with list prices stabilizing around $1 million.
Absorption rate trends show a gradual decline, indicating improving market balance but still favoring buyers.
Average DOM has varied, with a recent uptick suggesting slower sales pace in recent months.
Market Implications
For Buyers
With inventory up 8.3% YoY and absorption at 25 months, buyers have more choices and negotiating power. Higher DOM (35.71% YoY) means opportunities for better deals, especially in mid-ranges where activity is high.
For Sellers
Sales are up 13.0% YoY, but longer DOM (35.71%) and fewer new listings suggest pricing competitively is key. Strong YTD price growth (26.09%) favors well-positioned properties.
For Investors
YTD sales growth (23.7%) and rising prices in luxury segments offer potential returns, but high absorption indicates patience is needed. Focus on emerging hot ranges like $400k-$450k for flips.
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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