Executive Summary
The Romantic Zone condo market in Puerto Vallarta for July 2025 reflects a strengthening trend with reduced inventory and increased sales activity. Active listings decreased to 145, a -16.2% drop year-over-year, signaling tighter supply. New listings plummeted to 6, down -79.3% YoY, while sold listings reached 8, a -20% YoY decline but with a robust 32.8% YTD increase. Average sale prices fell to $502,804, down -21.81% YoY, and median sale prices dropped -14.73% to $438,717, making entry more affordable.
Absorption rate improved dramatically to 12.99 months, a -46.81% YoY reduction, indicating a shift toward balance though still favoring buyers. Average DOM rose to 211 days, up 74.38% YoY, suggesting some properties linger longer. YTD, pending listings are up 19.7%, pointing to sustained momentum. This market offers opportunities for buyers with lower prices and for sellers with higher closing volumes, amid a vibrant Romantic Zone locale.
Market at a Glance
Market Overview
In July 2025, the Romantic Zone condo market shows signs of tightening supply and robust year-to-date performance. Active listings fell to 145, down -3.97% MoM and -16.2% YoY, while new listings held steady at 6, flat MoM but down -79.3% YoY. Sold listings increased to 8, up 14.29% MoM though down -20% YoY. Pending listings rose to 5, a 66.67% MoM jump but -16.7% YoY.
Year-to-date, active listings are slightly down -2.3%, new listings down -29.1%, but sold and pending up 32.8% and 19.7% respectively. Absorption rate dipped to 12.99 months, down -0.38% MoM and -46.81% YoY, suggesting faster market pace. Average DOM climbed to 211 days, up 25.07% MoM and 74.38% YoY, indicating variability in sales speed.
Overall, reduced inventory and strong YTD sales point to a market gaining traction, beneficial for sellers in this popular area.
Key Market Indicators
- Absorption Rate: 12.99 months (-46.81% YoY, -34.86% YTD change). Lower rate signals improving market balance.
- Average List Price (Actives): $661,385 (8.92% YoY, -0.53% YTD). Slight uptick in active pricing.
- Median List Price (Actives): $491,669 (-1.47% YoY, -3.01% YTD). Midpoint list prices eased.
- Average Sale Price (Solds): $502,804 (-21.81% YoY, -3.46% YTD). Sales prices declined on average.
- Median Sale Price (Solds): $438,717 (-14.73% YoY, -1.52% YTD). Median closings lower.
- Average DOM: 211 days (74.38% YoY, 46.27% YTD). Longer time on market.
- Median DOM: 163 days (56.73% YoY, 42.37% YTD). Half of sales take more time.
Pricing Analysis
Condo prices in the Romantic Zone show mixed signals. Active average list prices rose to $661,385, up 8.92% YoY, but YTD nearly flat at -0.53%. Median list at $491,669 down -1.47% YoY. Sale prices averaged $502,804, down -21.81% YoY, with medians at $438,717 down -14.73%, reflecting buyer negotiations.
Sale-to-list ratio at 94.4% and sale-to-original at 91.8% indicate discounts. Active list volume at $95.9 million, sold sale volume $4.02 million in July. YTD trends suggest stabilizing with lower closings but higher list aspirations.
Buyers benefit from softer prices, while sellers may need patience given extended DOM.
Listings Activity by Price Range
Activity centers in mid-ranges. Active listings: 28 in $450k-$500k up 47.4% YoY, 24 in $400k-$450k down -4%. Lower ends sparse, higher like $750k-$800k up 100%. YTD active down -2.3% overall.
Sold: 3 in $350k-$400k (N/A from 0), 2 in $400k-$450k flat. YTD, $400k-$450k leads with 17 up 183.3%, total up 32.8%.
Pending: 2 in $500k-$550k (N/A), 1 each in $350k-$400k, $550k-$600k, $2M-$3M. YTD up 19.7%, gains in $450k-$500k 116.7%.
New: Scattered low volume, 1 each in $350k-$400k down -50%, $400k-$450k down -75%. YTD down -29.1%, notable drops in upper mid-ranges.
Market Trends (Visualized)
Sold listings peaked at 24 in April 2025, with average sale prices fluctuating, highest in June 2025 before dropping in July.
Active listings declined from a high of 239 in November 2024, with average list prices trending upward slightly toward July 2025.
Absorption rate decreased overall from 27.84 in November 2024 to 12.99 in July 2025, showing market improvement.
Average DOM varied, with spikes in May and July 2025, indicating inconsistent sales speeds.
Market Implications
For Buyers
Lower inventory -16.2% YoY and absorption -46.81% mean fewer options, but falling prices -21.81% and higher DOM 74.38% provide bargaining room.
For Sellers
Strong YTD sales 32.8% and lower absorption -46.81% favor sellers, but price drops -21.81% and longer DOM 74.38% suggest competitive pricing needed.
For Investors
YTD pending up 19.7% and sales growth 32.8% signal potential, with mid-range activity strong. Monitor DOM increases 46.27% for holding costs.
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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