Executive Summary

The Puerto Vallarta land market in April 2025 is characterized by a dramatic surge in active listings, soaring 101.4% year-over-year (YoY) to 570, creating a robust supply for buyers. However, sold listings declined 42.9% to 4 from 7 in April 2024, reflecting subdued demand. The median sale price rose 19.7% to $197,500, driven by selective high-value sales despite the overall market slowdown.

The absorption rate spiked to 68.4 months, up 75.25% YoY, indicating a significantly slower market pace that strongly favors buyers. Conversely, the average DOM dropped sharply to 74 days, down 69.55%, suggesting that well-priced parcels sell quickly. These trends highlight a buyer’s market with abundant opportunities for strategic land purchases, while sellers face challenges in a high-inventory, low-demand environment.

Market at a Glance

Active Listings 570 +101.4%

Sold Listings 4 -42.9%

Median Sale Price $197,500 +19.7%

Absorption Rate 68.4 months +75.25%

Average DOM 74 days -69.55%

Market Overview

In April 2025, the Puerto Vallarta land market is marked by a significant expansion in inventory, with active listings reaching 570, up 101.4% from 283 in April 2024. Year-to-date (YTD), active listings are up 89.3%, reinforcing a trend of growing supply. However, new listings remained nearly flat at 30, up 7.1% from 28 in April 2024, indicating stable but limited fresh inventory.

Sales activity has weakened, with only 4 land parcels sold in April 2025, down 42.9% from 7 last year. YTD, sold listings are down 8.7%, reflecting cautious buyer activity. The median sale price increased to $197,500, up 19.7% from $165,000 in April 2024, while the average sale price fell 8.09% to $216,075. The median price rise suggests selective high-value transactions, but the broader market shows softening demand.

The market pace has slowed dramatically, with the absorption rate rising to 68.4 months, up 75.25% from 39.03 months in April 2024, signaling a strong buyer’s market. However, the average DOM improved significantly to 74 days, down 69.55% from 243 days, indicating that desirable parcels sell quickly. These trends suggest a market where buyers have substantial leverage, while sellers face increased competition in a high-inventory environment.

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Key Market Indicators

Active Listings: 570 (+101.4% YoY) - More land parcels on the market.
Sold Listings: 4 (-42.9% YoY) - A significant decline from last year.
Median Sale Price: $197,500 (+19.7% YoY) - An increase driven by selective high-value sales.
Average Sale Price: $216,075 (-8.09% YoY) - Down slightly for the month.
New Listings: 30 (+7.1% YoY) - A modest increase in new properties.
Pended Listings: 7 (+16.7% YoY) - More properties went under contract.
Average DOM: 74 days (-69.55% YoY) - Properties sold much faster on average.
Absorption Rate: 68.4 months (+75.25% YoY) - Market pace slowed significantly, indicating a strong buyer’s advantage.
Sale to List Price Ratio: 90.0% (On average, parcels sold for 10% below their final asking price)

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Pricing Analysis

In April 2025, the Puerto Vallarta land market shows mixed pricing trends. The median sale price rose to $197,500, up 19.7% from $165,000 in April 2024, reflecting selective high-value transactions. However, the average sale price declined 8.09% to $216,075 from $235,103, indicating softer pricing for most sales. Month-over-month, the median sale price increased from $106,967 in March 2025, suggesting short-term strength. Year-to-date, the median sale price is down 24.81% to $125,000, reflecting earlier volatility. The sale to list price ratio of 90.0% indicates sellers are accepting offers below asking, a sign of buyer leverage.

The high inventory (570 active listings) and low sales volume (4 sold) exert downward pressure on prices, particularly in lower and mid-range segments. The median price increase is driven by a few higher-value sales in the $250,000-$399,999 range, but overall demand remains weak. Buyers can negotiate aggressively, especially in the $0-$199,999 range, where inventory is abundant. Sellers must price competitively to attract buyers in a slow market.

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Listings Activity by Price Range

The distribution of land listings in April 2025 shows heavy concentration in lower price segments. Active listings are dominated by the $0-$99,999 range, with 211 listings (up 379.5% YoY), and $100,000-$149,999, with 74 listings (up 164.3% YoY). The $1M-$1.49M range has 35 listings, up 25% YoY, but higher-end segments ($2M+) remain limited, with 14 listings. YTD, the $0-$99,999 range leads with 239 listings, up 291.8%.

Sold listings are sparse, with 1 sale each in the $0-$99,999, $100,000-$149,999, $250,000-$299,999, and $350,000-$399,999 ranges. YTD, the $0-$99,999 range leads with 8 sales, up 60%. Pended listings show modest activity, with 1 listing each in the $0-$99,999, $150,000-$199,999, $250,000-$299,999, $350,000-$399,999, and $450,000-$499,999 ranges, and 2 in $1M-$1.49M (up 100% YoY). New listings totaled 30, with 5 in the $250,000-$299,999 range (N/A YoY) and 5 in $1M-$1.49M (up 400% YoY). YTD, the $0-$99,999 range leads with 29 new listings, down 14.7%.

The $0-$199,999 range dominates inventory and activity, reflecting strong supply and buyer interest in affordable parcels. The uptick in pended listings in higher ranges ($1M-$1.49M) suggests potential for selective high-value sales. The modest increase in new listings (7.1% YoY) indicates stable supply, but low sales volume signals a cautious market. Luxury segments ($1M+) remain niche, with limited activity, suggesting 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 land:

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 land market in April 2025 is a buyer’s paradise, with active listings up 101.4% to 570 and an absorption rate of 68.4 months. This high inventory and slow pace give buyers significant leverage to negotiate, particularly in the $0-$199,999 range, where 325 listings dominate. The median sale price increase (19.7% YoY) reflects selective high-value sales, but the average sale price drop (8.09% YoY) enhances affordability for most parcels.

Buyers should focus on the $0-$299,999 range, where inventory and sales activity are concentrated, to secure deals. The sharp drop in average DOM to 74 days suggests that well-priced parcels move quickly, so decisive action is key. Luxury buyers ($1M+) face a niche market with fewer options, requiring careful evaluation. Strategic buyers can capitalize on the current market but should prioritize affordable segments.

For Sellers:

Sellers face a highly competitive environment due to the surge in inventory (570 active listings) and low sales volume (4 sold). The absorption rate of 68.4 months indicates a slow market, particularly in the $0-$199,999 range, where competition is fierce. The sale to list price ratio of 90.0% suggests sellers are accepting offers 10% below asking, reflecting buyer leverage. The median sale price increase (19.7% YoY) is driven by niche high-value sales, but most parcels face pricing pressure.

To compete, sellers should price aggressively, especially in the $0-$299,999 range, and invest in professional marketing to highlight unique features. Luxury sellers ($1M+) face a limited buyer pool, requiring patience or standout properties to attract interest. The modest increase in new listings (7.1% YoY) suggests stable supply, but sellers must be flexible to close deals in this slow market.

For Investors:

Investors can find opportunities in the Puerto Vallarta land market, with 570 active listings and a buyer-friendly absorption rate of 68.4 months. The $0-$199,999 range, with 325 listings, offers affordable parcels for development or long-term holding. The average sale price drop (8.09% YoY) enhances value, while the average DOM of 74 days allows thorough due diligence.

Puerto Vallarta’s tourism-driven economy and coastal appeal make land attractive for long-term investment. However, the low sales volume (4 sold) and high inventory suggest caution. Investors should target affordable parcels in the $0-$299,999 range for development potential and avoid overpaying in the luxury segment ($1M+), where demand is weak. Monitoring pended listings (7, up 16.7% YoY) and new listing 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 Forget on May 1st, 2025