Executive Summary
The Puerto Vallarta land market in July 2025 shows a mixed picture with increased inventory and modest sales growth. Active listings rose to 452, a 38.2% increase year-over-year, indicating more options for buyers. However, new listings dropped sharply by -82.2% to just 21, suggesting sellers are holding back. Sold listings increased to 6, up 50% from last July, while the average sale price climbed 13.31% to $305,346, though the median sale price fell -50.13% to $99,000, pointing to more affordable deals closing.
The absorption rate remains high at 54.24 months, nearly flat with a -0.48% change YoY, signaling a strong buyer's market with plenty of supply. Average days on market (DOM) decreased significantly by -46.15% to 147 days, showing properties are selling faster than last year. Year-to-date, sales are up 8.3%, and pending listings have increased 22.5%, hinting at potential future activity. Overall, this market favors buyers with high inventory and lower median prices, but investors should note the uptick in average prices and faster sales times.
Market at a Glance
Market Overview
The land market in Puerto Vallarta and surrounding areas continues to exhibit characteristics of a buyer's market in July 2025. With active listings climbing to 452, a 2.03% MoM increase and 38.2% YoY surge, there's ample supply available. However, the sharp decline in new listings to 21, down -82.2% YoY, may indicate hesitation among potential sellers amid economic uncertainties. Sold listings ticked up to 6, a 20% MoM gain and 50% YoY increase, while pending listings fell to 3, a -57.14% MoM drop and -50% YoY decrease.
Year-to-date figures show moderate growth: active listings up 22.9%, sold listings up 8.3%, and pending listings up 22.5%, but new listings down -19.8%. The absorption rate edged up to 54.24 months, a 3.06% MoM increase but nearly flat YoY, reinforcing that supply far outpaces demand. Average DOM dropped to 147 days, down -35.23% MoM and -46.15% YoY, suggesting that when properties do sell, they move quicker.
Overall, the market is cooling in terms of new supply but heating up slightly in sales velocity. Buyers have leverage with high inventory, while sellers may need to price competitively to attract interest.
Key Market Indicators
- Absorption Rate: 54.24 months (-0.48% YoY, 36.14% YTD change). This high rate indicates a buyer's market with over 4 years of supply at current sales pace.
- Average List Price (Actives): $829,080 (-47.67% YoY, -23.85% YTD). Prices for active land parcels have decreased significantly.
- Median List Price (Actives): $190,000 (-32.86% YoY, -5.00% YTD). The midpoint price also trended lower.
- Average Sale Price (Solds): $305,346 (13.31% YoY, 14.53% YTD). Closing prices rose on average.
- Median Sale Price (Solds): $99,000 (-50.13% YoY, -4.35% YTD). Midpoint sales dropped, showing more budget deals.
- Average DOM: 147 days (-46.15% YoY, -24.90% YTD). Properties are selling faster overall.
- Median DOM: 101 days (-60.08% YoY, -38.81% YTD). Half of sales happen quicker now.
Pricing Analysis
Land prices in Puerto Vallarta show divergence between list and sale metrics. Active average list prices fell to $829,080, a sharp -47.67% YoY decline, with median at $190,000 down -32.86%. This suggests sellers are adjusting expectations downward. In contrast, average sale prices rose to $305,346, up 13.31% YoY, possibly due to premium parcels closing, while median sales plummeted to $99,000, down -50.13%, indicating a shift toward lower-end transactions.
YTD, average sale prices are up 14.53%, but medians down -4.35%, with sale-to-list ratio at 99.4% showing minimal negotiations. Sale-to-original list price ratio at 99.4% reflects properties selling close to asking. Volume-wise, active list volume reached $374.7 million, while sold sale volume was $1.83 million in July.
Trends point to affordability in lower segments driving sales, with higher-end land lingering longer unless priced right.
Listings Activity by Price Range
Activity concentrates in lower price bands. For active listings, 149 (33%) are under $100,000, up 88.6% YoY, with strong growth in $100k-$150k (50, 66.7% YoY). Mid-ranges like $250k-$300k saw 50% YoY increases. Higher ends ($1M+) total 76, with modest changes.
Sold listings: 4 under $100k in July (N/A % from 0 last year), 1 in $250k-$300k, 1 in $1M-$1.5M. YTD, under $100k leads with 12 sales, up 71.4%, while mid-ranges vary.
Pending: Focused low, with 1 each in $100k-$150k and $150k-$200k, 1 in $400k-$450k. YTD up 22.5% overall, with gains in under $100k (75%) and $250k-$300k (700%).
New listings: Mostly low-end, 4 under $100k down -94.9% YoY. YTD down -19.8%, with declines in higher ranges. This scarcity of new supply in upper bands may stabilize prices there.
Market Trends (Visualized)
The chart below illustrates sold listings alongside average sale prices over the past 12 months. Sold volumes fluctuated, peaking at 24 in October 2024, with prices varying widely, including a spike in December 2024.
Active listings and average list prices show inventory stabilizing around 450, with list prices dropping notably from November 2024 onward, reflecting market adjustments.
Absorption rate trends downward from August 2024's 80.52 months to around 54, indicating gradual improvement in market balance, though still favoring buyers.
Average DOM varies, with a general decrease over time, hitting lows in September 2024 and July 2025, suggesting accelerating sales pace.
Market Implications
For Buyers
With inventory up 38.2% YoY and absorption at 54 months, buyers have ample choices and negotiating power, especially in lower price ranges where medians fell -50.13%. Faster DOM (-46.15% YoY) means good deals move quick, but high supply keeps pressure off prices.
For Sellers
Sellers face challenges with new listings down -82.2%, but sales up 50% YoY and prices rising on average 13.31%. Pricing competitively is key, as high inventory means longer waits unless in demand segments.
For Investors
Modest YTD sales growth 8.3% and pending up 22.5% signal opportunity in undervalued land, particularly under $300k with strong activity. Watch for stabilizing absorption; lower DOM -24.90% YTD aids quicker 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 and Christie Forget on
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