Executive Summary
The Puerto Vallarta land market in June 2025 shows a dynamic shift, with a 73.9% year-over-year (YoY) increase in active listings, reaching 546 properties. However, sold listings dropped significantly by 50% YoY to just 3, indicating a slower sales pace despite growing inventory. The median sale price also fell by 45.04% YoY to $180,000, reflecting a shift toward more affordable transactions.
The absorption rate climbed to 64.87 months, a 48.07% YoY increase, signaling a strong buyer's market. Meanwhile, the average DOM decreased by 33.66% YoY to 205 days, suggesting that properties that do sell are moving faster. These trends point to a market with ample opportunities for buyers but challenges for sellers seeking quick sales.
Market at a Glance
Market Overview
The Puerto Vallarta land market in June 2025 presents a complex picture, characterized by a significant increase in inventory and a slower sales pace. Active listings surged to 546, a 73.9% YoY increase from 314 in June 2024. This growth in inventory suggests a robust supply of land, particularly in lower price ranges, with 205 listings priced under $100,000. However, sold listings plummeted to just 3, down 50% YoY, indicating reduced buyer activity despite the abundant supply.
Pricing trends reflect a shift toward affordability. The median sale price dropped to $180,000, a 45.04% YoY decline, driven by sales concentrated in the $100,000–$299,999 range. The average sale price also fell by 55.3% YoY to $185,066.67, further highlighting the absence of high-end transactions compared to last year. Year-to-date (YTD), the median sale price remains at $180,000, down 6.89% from 2024, suggesting a consistent trend toward lower-priced sales.
The absorption rate of 64.87 months, up 48.07% YoY, underscores a strong buyer's market, where inventory far exceeds demand. Despite this, the average DOM improved to 205 days, a 33.66% YoY decrease, indicating that properties that do sell are moving faster. New listings dropped sharply to 11, a 71.8% YoY decline, suggesting sellers are hesitant to enter the market, possibly due to the slow sales pace. Overall, the market favors buyers with ample choices and negotiating power, while sellers face increased competition.
Key Market Indicators
- Active Listings: 546 (+73.9% YoY) - More land parcels on the market.
- Sold Listings: 3 (-50.0% YoY) - A significant drop from last year.
- Median Sale Price: $180,000 (-45.04% YoY) - A notable decline, driven by lower-priced sales.
- Average Sale Price: $185,066.67 (-55.3% YoY) - Also down significantly for the month.
- New Listings: 11 (-71.8% YoY) - Fewer new properties entered the market.
- Pended Listings: 5 (+66.7% YoY) - More properties went under contract.
- Average DOM: 205 days (-33.66% YoY) - Properties sold faster on average.
- Absorption Rate: 64.87 months (+48.07% YoY) - Market pace slowed, indicating a strong buyer's advantage.
- Sale to List Price Ratio: 96.7% (On average, homes sold for 3.3% below their final asking price)
Pricing Analysis
The Puerto Vallarta land market in June 2025 shows a clear trend toward affordability. The median sale price fell to $180,000, a 45.04% YoY decline from $327,500 in June 2024. Month-over-month (MoM), the median sale price remained stable from May 2025, indicating consistency in lower-priced transactions. The average sale price dropped to $185,066.67, down 55.3% YoY from $414,009.33, reflecting the absence of high-end sales. YTD, the average sale price is $268,007.10, up 12.23% from 2024, suggesting some resilience in pricing over the year despite the June dip.
The sale to list price ratio of 96.7% indicates that buyers are negotiating effectively, with properties selling for 3.3% below the final asking price. This ratio improved slightly from 95.1% in May 2025, suggesting sellers are adjusting expectations. For buyers, the lower prices and negotiable terms present opportunities, while sellers may need to price competitively to attract interest in a market with high inventory and slow sales.
Listings Activity by Price Range
The Puerto Vallarta land market in June 2025 shows significant activity in lower price ranges. Active listings are heavily concentrated under $100,000, with 205 listings (37.5% of total inventory), up 162.8% YoY. The $100,000–$149,999 range follows with 70 listings, a 141.4% YoY increase. Higher price ranges, such as $1,000,000–$1,499,999 (33 listings) and $2,000,000–$2,999,999 (16 listings), also saw growth, but the bulk of inventory remains affordable. YTD, active listings total 781, up 72% YoY, reinforcing the trend of growing supply.
Sold listings were limited to 3 in June 2025, down 50% YoY, with activity in the $100,000–$149,999, $150,000–$199,999, and $250,000–$299,999 ranges. YTD, 31 properties sold, slightly down 3.1% YoY, with the $0–$99,999 range leading at 8 sales. Pended listings increased to 5, up 66.7% YoY, with activity across $0–$99,999 to $450,000–$499,999, suggesting potential future sales in mid-range segments. YTD, pended listings rose 23.5% YoY to 42, indicating steady buyer interest.
New listings dropped to 11, a 71.8% YoY decline, with activity primarily under $150,000. YTD, new listings are up 9.3% YoY to 234, showing earlier activity that has since slowed. The concentration of active and pending listings in lower price ranges suggests demand for affordable land, while the lack of high-end sales indicates weaker performance in luxury segments. Sellers in competitive lower price ranges may face challenges, while mid-range pending activity could signal future sales growth.
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.
Market Implications
For Buyers:
Buyers in the Puerto Vallarta land market are in a strong position in June 2025. With 546 active listings and an absorption rate of 64.87 months, the market offers abundant choices and significant negotiating power. The 45.04% YoY decline in median sale price to $180,000, coupled with a sale to list price ratio of 96.7%, suggests buyers can secure deals below asking prices, especially in the competitive $0–$150,000 range.
The high inventory and slow sales pace provide opportunities to explore various price segments, particularly in affordable ranges where activity is concentrated. However, buyers should act strategically, as the 33.66% YoY decrease in average DOM to 205 days indicates that desirable properties still sell relatively quickly. Conducting thorough due diligence on zoning and development potential remains critical, especially for land purchases.
For Sellers:
Sellers face a challenging market with high competition and a slow sales pace. The 73.9% YoY increase in active listings to 546, combined with only 3 sold listings, means properties must stand out to attract buyers. Pricing strategy is crucial, as the 55.3% YoY drop in average sale price and a 96.7% sale to list price ratio indicate buyers expect discounts.
Sellers in the $0–$150,000 range face the most competition, with 275 listings in this segment. Highlighting unique features, such as proximity to amenities or development potential, can help differentiate properties. While the 33.66% YoY decrease in average DOM suggests faster sales for well-priced listings, sellers should prepare for extended marketing periods and consider professional staging or virtual tours to boost appeal.
For Investors:
Investors will find opportunities in the Puerto Vallarta land market, particularly in the affordable $0–$150,000 range, where inventory is plentiful and prices are down. The 45.04% YoY decline in median sale price and high absorption rate of 64.87 months create a buyer’s market, ideal for securing deals. The 23.5% YoY increase in pended listings YTD suggests steady demand, particularly for mid-range properties, which could indicate future price stabilization.
Long-term potential remains strong, given Puerto Vallarta’s appeal as a tourist and retirement destination. Investors should focus on parcels with development potential, such as those suitable for residential or commercial projects, while carefully assessing infrastructure and regulatory factors. The slower sales pace allows for thorough market research, but investors must balance this with the risk of missing out on high-demand properties that sell faster, as indicated by the reduced average DOM.
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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