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        <title>Sun, Sea &amp; Homes: The Mexico Life Blog</title>
        <link>https://www.mexicolife.com/blog/</link>
        <description>Discover the allure of Mexico with Mexico Life Realty®! Find your dream home in paradise. Start your adventure today!</description>
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    <link>https://www.mexicolife.com/blog/my-mexico-story.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>Our Mexico Story: How Our Family Left Canada for Life in Mexico</title>
    <description> <![CDATA[ 
Editor’s note: This one is personal — not a real estate guide, but the story behind why I do what I do. I first wrote it years ago for my own blog, johnforget.com, and it has lived online since 2010. It recounts the leap my family took back in 2003, when my wife Christie, our four kids and I packed a 15-passenger van and moved to a country we had never even visited. I’ve moved it here to Mexico Life Realty and freshened up only the contact details — everything else is just as it happened, more than twenty years ago.

Our last Sylvan Lake sunset.

My journey to Mexico is a lot different than most. First of all, I had never been to Mexico before I moved here. Did I mention that I came with my wife? If you know me, you know Christie. We have been together since I was 16, and we were married when I was 18. Did I mention we have four children, and that they were 7–12 when we moved here? In case you think it was a shotgun marriage, I was 20 when our first child was born.

Before Mexico, they were crazy

There are some who think my life must have been horrible to have just packed up and moved to Mexico. This is so far from the truth We had a phenomenal home-based business, a great church, an awesome church family (many of them have visited us here in Mexico). We had a great life in Sylvan Lake, Alberta, Canada… but I knew there was more for us.


From the time I was a little kid, I hated winter I’d love to say that hate is too strong a word, but I couldn’t look you in the eye and say otherwise. My feet and hands were always cold… as were other parts that don’t need mentioning (but I guess I just did). I hated waking up in the dark, going to work in the dark, and coming home in the dark. We even made a “winter room” for me. It had a huge window with white walls and maple flooring. I would just lay in the sun, and Christie would make the kids stay away until their crazy father got his sun fill.


Did I mention I also hate winter? Anyways, all I would do is complain about how short the summer was and how cold it was all year round I must sound like a very wimpy Canadian (I am Canadian) to the point of being un-Canadian. I knew I wanted to live somewhere warm… someday. Always that “someday” thing. I have heard SO many people tell me what they are going to do “someday”… sorry, I am jumping ahead of myself.

Getting ready to leave for Mexico in our 15-passenger van.

September 11, 2001 is probably one of the worst days in modern history. Many lives were lost in the U.S. and, coincidentally, it was that event that caused me to lose my job. How does a director of an incentive and motivation company lose his job… in Red Deer, Alberta? It’s easy — it was a family business, and my name wasn’t the same as the owners’. They lost a ton of cash from canceled travel groups because the world wimped out and temporarily let the terrorists win… but I digress.


I didn’t actually lose my job on that day. They asked me to take a 20 cut in pay so I could keep my job. My wife stayed at home to raise our kids and I was the only breadwinner… what could I do? I took the pay cut. Fast forward to December 31, 2001, my last day of work. My parting gift was a chat with my boss (a man I really did respect, and still do) telling me that this would probably be good for me. Turns out he must have thought being financially devastated would teach me a thing or two (he never really thought THAT, but I was mad). As an aside, I did call him back a few years ago (coincidentally on his 50th birthday) to let him know he was right… it WAS the best thing for me

On the way to Mexico — Head-Smashed-In Buffalo Jump.

What does this have to do with Mexico real estate? Hang on, I’m getting there.


What do you think this hater of the cold did to console himself? If you said “go ice fishing” you’d have been right. As a kid, I loved to be out on the ice. When you see the water from under the shack, the lake is like a vast aquarium for you to participate in. I had lived in Sylvan Lake for three years and had not taken the time to ice fish (too busy wearing a suit at work). I went with a buddy and we had a fantastic day. I did this every day until I got the call.

Four to a bed. On our way to Mexico.

On January 18th, after another great day of ice fishing (I don’t think I ever caught any fish), the phone rang. It was my stepmother, Penny, calling from B.C. She told me my dad was dead. I told her, “No he’s not” She replied that he was. Again I said no, almost laughing at this very odd joke. Christie said that she didn’t think that Penny was joking.


Here was my conundrum. My dad said for many years that “someday” he was getting a sailboat, and that he and Penny would sail it from Prince Rupert up and down the Pacific coast. He believed this so much that I believed him too. He included the kids, Christie and myself in his future travels — I couldn’t wait My dad couldn’t be dead; he had not yet done all the things he said he was going to do. But he really was dead. He could have even had his dang boat years earlier (he only wanted a little one).


There are some of you who think, “Aha” — that’s how he did it. He got an inheritance, and that is how he was able to bring his wife and four kids to Mexico. Wrong My inheritance was an old turtle lamp that sits by Christie’s side of the bed. The turtle lamp is a reminder of my dad, and also the beginning of a terrible addiction by my wife… her new need to collect turtles. Statues, knick-knacks, keychains, anything turtle. We even have 11 living turtles now (couldn’t do that in Canada).

One of our first days in Bucerías.

What my dad did give me was a kick in the pants. When he died, it was the most terrible wonderful thing that ever happened to me. He made me realize (at the ripe old age of 31) that we are NOT promised a tomorrow. Creedence Clearwater Revival had a song that went “Someday Never Comes.” It was time to start living life on my terms — even though I was unemployed, broke, losing my “possessions” bit by bit (dang lenders wanted their stuff back), and had no “real job” prospects.


I could have felt sorry for myself, but I knew I could fix this problem. I made a BUNCH of money for both of my previous employers, and now it was time to take care of my family. I started a little jewelry business to pay the bills. Our friends were so concerned that they would tell Christie they were praying so I could get a “real job.” I never wanted a real job again. I was happy being with my family all day (although it took my family some time to get used to it).

Our first Christmas in Mexico.

Full disclosure: my wife did NOT want to move to Mexico. After my dad died, I told EVERYONE that we were moving to Mexico. Christie would be right behind me, telling them, “Uhhhh, no, we’re not”


I didn’t know how bad it was until, months later, we drove to Christie’s folks’ house to tell them we were moving. I won’t tell you everything that was said, but one part that stuck out was when her mom said that Christie had promised we would never go to Mexico… right after I had just reminded everyone that this is all I had been telling everyone for almost 18 months.


When I was younger, Mexico wasn’t my dream — the warmth was. I honestly believed I would move to California or Florida. I had been to Florida when I was 12, and THAT was when I promised myself that “someday” I would live in a place like that (although I didn’t remember that moment until I was sitting on the couch at a local car rental agency… five years after moving here). Mexico was MORE than a dream in 2001. It was this whisper that kept entering my imagination and calling my name. I had never been there before, yet I longed to call this place my home.

Christmas dinner, beach-style.

By now you have figured out that Christie finally changed her mind. I’d love to say it was my incredible powers of persuasion, or that she was a wife who wanted what her husband wanted, but c’mon — you heard what her mom said she said. No, this was a God thing, and it was awesome.


All while she was saying “No” to Mexico, we kept meeting these amazing people who lived or were living in Mexico (when the student is ready, the master appears). We heard from many different people that Bucerías was the place we needed to be. That sounded like the place we were meant to be… Bucerías. We knew it was outside of Puerto Vallarta, and that is all we knew. In fact, we didn’t even know exactly where it was until three MONTHS before our move… we didn’t even know there were mountains here until three WEEKS before we moved — remember, we had never been to Mexico


We sold our little businesses for a small amount of money, moved to a country we had never been to and where they spoke a different language. Our friends mostly thought we were crazy. The ones who didn’t think we were crazy figured we’d be back in a year. “Someday” never comes for most folks, but I was not going to listen to them. Mexico is where we were supposed to be THAT was almost 13 years ago


Before we moved, I had taken the Alberta real estate course and got my real estate license. I knew there were no licensing requirements to sell real estate in Mexico, but I also knew that my quickest way to credibility was to be educated in what the Canadians and Americans would expect me to know. I went to a few conferences (one of them, thanks to John Malpass — love you, brother) to get as much knowledge in my head as possible. It has come in handy for my clients here — especially the sellers

Right after moving here.

Still waiting for the Mexico real estate stuff? Are you heartless? I am spilling my guts here.


The night before we were to leave, we had about 15–20 of our friends come over to eat cake and pie and send us off. The problem was, our house deal fell through THAT AFTERNOON. It would appear we were in a bind — our house was a disaster, the deal fell apart, and it looked like “someday” might never come for us either.


Real friends are the people you can call and they will help you with ANYTHING you ask. Superfriends are the ones you don’t even have to ask… they offer first. At midnight, our “super” friends came up with a solution. They would come back the next morning and help us pack, clean our home, AND sell the house for us. “Aha”… THAT’s where they got the money — they sold their house in Sylvan Lake Sorry, it was before the prices went crazy.


I had mentioned that I would “tell everyone we were moving to Mexico.” That wasn’t completely true. Christie would not let me tell anyone we were moving without getting into a big fight. AFTER she was on side, then WE told everyone


We would be selling our jewelry and airbrush tattoos at the Farmer’s Market, and we would tell everyone who would listen. Thousands of people said they wished they could do it… kids, family, work, house, blah, blah, blah — that’s what held them back. “Someday” they might, but not now. Only ONE lady said she would love to, but the thing holding her back was… FEAR Finally, an honest person There were literally thousands of people who said they wanted to do what we were doing, but they made every excuse in the book… just like my dad.


I hope you are starting to see where the Mexico real estate thing is entering the picture.

One of our first Mexico sunsets.

We moved here and felt we were “home” the moment we arrived. We love it more than you can imagine. The kids adjusted so well that they are all fluent in Spanish (although we still don’t speak it that much). It is not perfect here all the time, but I am genuinely happy to be here and really never see myself moving back “north.” A guy I met brought up a good point. He said that all these tourists save their money to come to Mexico for a week or two, and they are so sad when they have to go home. Even if we have a “bad day,” we are still having it in paradise… he was so right.


That is EXACTLY how I feel. I love this place so much, and I really do feel that I am saving my clients’ LIVES when they finally buy a home in Mexico. I have been selling Mexico real estate since the beginning of 2004, and I believe I have the best job on earth. I wake up when I want, choose who I work with, and part ways with those who don’t hold to the same level of loyalty and commitment that I do. If you honestly want to explore this Mexico thing and make it yours, reach out TODAY — because “Someday” is just a promise that can be broken at any time. Live for today


So… What’s Your Excuse?


If we can pack up a young family and move to a country we had never been to before, didn’t speak the language, and had very little money — then what’s your excuse? Christie and I are no better than you. We just chose to act, because we realized life is too short to just “settle for.” Why settle for what you have when the world has so much more for you? Don’t wait for your kick in the pants — or worse, be the kick in the pants for someone else (like my dad was for me).


If you want to chat about moving to Mexico, I would genuinely love to help. Email me directly at john@mexicolife.com, or come search the MLS at Mexico Life Realty for homes across Puerto Vallarta and the Riviera Nayarit.


My name is John Forget. I sell Mexico real estate, and I’m here to help you


“We are meant to be the authors of our own story. If you gave the pen to someone else… take it back” — John


Photography from the Forget family’s personal archive, 2003–present. This story was originally published on johnforget.com in 2010 and is republished here on Mexico Life Realty with light edits and updated contact details.
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    <pubDate>Tue, 07 Jul 2026 11:48:00 -0500</pubDate>
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    <link>https://www.mexicolife.com/blog/mexico-real-estate-guide.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>Mexico Real Estate Guide: How to Safely Buy Property in Mexico</title>
    <description> <![CDATA[ 
Editor's note: I originally wrote this article in 2006 or 2007, and it has been updated along the way as the rules and the market have changed. It first appeared as a blog article on my personal site, johnforget.com. The advice has held up remarkably well — the updates are in the details.

Your map to Mexico real estate.

I am often asked “Can foreigners really buy Mexico real estate?” The answer is a resounding yes — but only if you use the same common sense you would use in Canada or the U.S., work with a qualified real estate professional, and have competent legal representation. Follow this formula and you and your family will have a safe investment that you can enjoy and benefit from for many, many years.


There is no way to cover every intricacy of Mexican real estate in one guide, but I will give you a solid understanding of the process — and some tips on protecting your investment and your interests. I strongly recommend seeking professional guidance. More often than not, it costs you nothing, and it can save you headaches, time, money… or even your entire investment


It doesn't surprise me that people visit this wonderful country and fall in love with her charm and beauty. It doesn't surprise me when folks say they can't believe how friendly the people are or how affordable everything is. I'm not even surprised when someone says they want to live here part-time, or even permanently. I am amazed, however, when they decide to invest in real estate with the first person they meet who says they “sell” real estate.


There are literally millions of folks in Mexico who will say they sell real estate. Very few of them do it as their full-time job, and even fewer are trained in the basics Would you let a taxi driver give you a root canal? How about getting brain surgery from a waiter? Of course not You don't risk what is important to you with someone who doesn't have the knowledge to help you… period


There is plenty of misinformation about owning property in Mexico, and a little information can be dangerous (do you have a know-it-all in-law?). Please use this guide as a basic primer for general information purposes only, and get professional representation before you buy real estate in Mexico. If you are considering a pre-construction project, I stress this point even more — there are very few legal protections with that type of investment… no matter what the nice salesman tells you


And one more thing: never, ever buy ejido (communal) land that hasn't been fully regularized and titled — no matter how good the price looks. There is no fideicomiso, no title insurance, and no Notario that can protect you on land the seller doesn't privately own.


How Foreigners Own Mexico Real Estate

This could be you

The Mexican constitution states that foreigners may not directly own land in the “restricted zone.” Although that sounds scary, the restricted zone is simply all land within 100 km (about 60 miles) of the borders, all land within 50 km (about 30 miles) of the coastline, and the entire Baja peninsula. All other Mexican land may be owned outright (fee simple) by foreigners. To avoid having to change the constitution (a bad proposition for any politician) while still allowing secure foreign investment, the Mexican government created a land trust system called the fideicomiso (pronounced “fee-day-ee-co-me-so”).


The fideicomiso is created through a Mexican financial institution (bank), and the bank holds the deed to the property… in trust. You, and/or other persons you specify, are the sole beneficiaries of the trust — and therefore of the property. You have full rights to do whatever you like with it: develop it (within the law), rent it, lease it, sell it, or give it away. In other words, fee simple ownership in all but name. The great news is that the property is not an asset of the bank. If the bank fails, the trust is simply transferred to another financial institution. The trust is established for a 50-year term and is renewable indefinitely — and when you sell, it can be transferred to or replaced by the new owner's trust. One more route worth knowing about: property held for commercial or rental purposes can also be owned through a Mexican corporation — I cover that in my restricted-zone FAQ.


The Process

Welcome to the neighborhood.

Find Your Agent — A good rule of thumb: make sure your agent has at least 1–2 years of experience practicing real estate in Mexico, a minimum of 10 completed transactions, CONOCER certification (the standards-based competency certification issued by the Mexican government), and membership in A.M.P.I., Mexico's professional real estate association — ASK FOR THE PROOF


When I first wrote this guide, you did not need a license to sell real estate anywhere in Mexico. If that sentence doesn't concern you, read it again. It is finally starting to change — Jalisco now requires real estate agents to be registered and licensed with the state, and other states are following — but enforcement is still uneven, so vetting your agent remains YOUR job.


Financing — If you need it… get it now Nothing is worse than finding the perfect Mexican property and losing it to someone who had their ducks in a row before you. Most sellers in Mexico will not accept “subject to financing” in an agreement. Your agent should be able to connect you with lenders. An ethical agent will also disclose whether they receive a commission for that referral. Ask the question, so you know who your agent is really working for. Fair warning: the majority of purchases in this market are still cash. Financing options for foreigners exist, but they are fewer and more expensive than back home.


Find the Property — If you are in a market that has an MLS, use it. By now, your agent should have asked you a million questions to make sure the properties they show you actually meet your criteria. If you feel your agent is not listening to you… find a new one — quick Don't be surprised if you ask for a three-bedroom condo with a pool near the beach and they come back with a one-bedroom house on a mountain with no running water (okay, that may be an extreme example, but it's pretty darn close).


Get an Inspection — Inspections are not the standard practice in Mexico that they are up north — get one anyway. A few hundred dollars here beats discovering the plumbing story after closing.

Business suit optional.

The Sales Agreement — You found the place of your dreams… now, to avoid the nightmares. The agent will put together the sales agreement and — if they are a true professional — have it checked by a licensed Mexican real estate attorney. Your agent's fiduciary (first) responsibility is to protect you and your rights (whether your agent knows that will depend on how well you interviewed them). One more thing: make sure you are working with an agent who knows the property's true market value and can negotiate. Just because something seems like a good value doesn't mean that's what it's worth. It's only money… but it's your money, right?


After the Sales Agreement Is Accepted — Your agent should give you an estimate of closing expenses based on the actual accepted purchase price. Closing expenses generally run 5–9 percent of the purchase price (more if financing is involved). Some expenses are fixed and some are percentages of the price; the fixed costs are the same whether the property is $150K USD or $950K USD, which is the reason for the spread — generally, the more expensive the property, the lower the percentage. These costs cover setting up the trust, the first year's trust fee, permits, the property acquisition tax, legal expenses, and more. None of it goes to the agent or the seller — only to the Notario's office (more on him later) and the government.


The lawyer or the Notario (they can be different individuals) will ask for a deposit to start the closing process — usually 25–50 of the estimated closing costs, and completely legitimate. You will also be asked for copies of your identification (passport, driver's license, and proof of residence — a current phone or electric bill). A quick side note: if the seller or agent asks you to declare a lower price for the property than was agreed… run away No really… run away


Set Up an Escrow Account — Your agent should ALWAYS recommend an escrow account for the purchase. It runs in the $850 USD range, and it is the safest way to buy Mexico real estate — probably the best money you will ever spend. Your agent will set up the account for you. Americans know escrow well, but it is mostly unknown to Canadians. In a nutshell: the deposit and the remaining purchase amount are held in a U.S. escrow account, and the money is only disbursed when the buyer, the seller, and the Notario agree that all conditions have been met and there is a legal sale at closing. If a seller or an agent (yours or theirs) asks you to hand them any part of the purchase money to hold in their “trust account”… run away When I first wrote this guide there was no way to set up an escrow account with a Mexican bank; happily, that has been changing.


Title Insurance — Depending on the circumstances of the sale or the property, title insurance may be a good idea. Rates run around $5–$6 USD per $1,000 of the property's value. Talk to your agent about whether it makes sense for your purchase.


Until the closing, there is not much else to do. The Notario or attorney will ask you to complete a beneficiary statement called a KYC (“know your client”). This defines ownership on the trust. There are primary beneficiaries (generally the buyer and/or a spouse or partner) and substitute beneficiaries (generally, the heirs). The substitute beneficiaries have no ownership rights unless the primary beneficiary dies.


The great thing about the trust: upon the death of the primary beneficiary, ownership transfers immediately to the substitute beneficiaries with no estate taxes or probate. There is, however, a process to finalize it — certification of the death certificate by a Mexican government representative and some work by the Notario, with fees due. This is one of those things best handled by an attorney.


Back to the Closing — Decide whether you will be in Mexico for the closing; if not, a power of attorney may be needed so someone can sign on your behalf. Closings generally take 30–90 days on a cash sale and 90–180 with financing. The fastest closing I have seen with a foreign buyer is about 28 days.

When you own here, strolls on the beach come standard.

At the Closing — All parties are represented. You will again be asked for identification: bring your passport and, if you are in Mexico for the closing, the visa or entry permit that legally allows you to be in the country. Buyer and seller verify that all the information is correct and sign where they must. The Notario signs off, and the property transfers to the buyer once the Notario verifies the funds have been wired to the seller (usually from escrow).


Congratulations — you now have the pleasure of owning a Mexican home. Have a margarita and count your lucky stars that you worked with a competent Mexico real estate professional.


After the Sale — What Now?

Hold hands. Walk beaches. Live life to its fullest.

For those of you who want to know as much as possible, a little epilogue. There are some things you will be responsible for after the sale.


Bank Trust Fees — Paid yearly, these run roughly $350–$650 USD per year depending on the bank. For the most part there is little difference between institutions other than price, and your first year is covered in the closing costs. What do you get for it? Not much Over the years there has been occasional talk in the Mexican congress of doing away with the trusts for foreigners. It has never gone anywhere — it would take a change to the Mexican constitution, and that is not a likely scenario.


Property Taxes — Nearly free in Mexico, but still worth mentioning. They currently run about 0.1–0.2 of the assessed value per year — that's roughly $100–$200 USD per $100,000 of value. This will undoubtedly creep up someday, but it should stay reasonable (to foreigners, anyway). If taxes were raised too much, an angry electorate would pass judgment on the offending politicians. Tip: pay your predial early in the year — most municipalities give a healthy discount for paying in January or February.


Property Insurance — Concrete doesn't catch fire easily, so many folks here skip it — but we live in hurricane and earthquake country, so it is worth a serious look. Coverage is affordable, and there are many reputable insurance companies in Mexico.


Name Change on Utilities — A few days after the closing, the Notario will issue a letter stating that you own the property. With that letter you can change the electricity (CFE) account into your name. The water account is a different story: these days the water utility requires the physical deed (escritura) to change the account — and the physical deed can take six months to a year to be issued after closing. Plan for that gap; the account simply stays in the previous owner's name until your deed arrives, so keep paying the bills on time.


One extra note about the water contract: there have been more than a few instances where the original escritura doesn't reference the house number of the home being sold — there's a lot number in the description, but nothing tying the two together. This is a HUGE pain to resolve after the closing and is best resolved before. Your agent may not even be aware of this issue, so ask.

There's room for everyone under a Riviera Nayarit sunset.

Utilities — You have to pay them in Mexico too — the good news is you won't freeze to death if the power is cut off in winter. Most utilities cost the same or less than in the U.S. and Canada, and if you keep your electricity use below a certain threshold, the Mexican government will even subsidize your bill CFE is Mexico's national electricity company.


A Little More About the Notario — The Notario is the ONLY entity in Mexico that can transfer title to real estate. The Public Notario is not like a notary public in the U.S. or Canada. To qualify, a Notario must hold a Mexican law degree, be at least 35 years old, have at least three years' experience in a public notary office, pass a stringent exam, and be appointed — for life — by the state governor. The Notario's fiduciary responsibility is to the federal government (one of the little secrets you need to understand, and the main reason you need professional representation in a Mexican real estate transaction). He will verify that a contract is legal, but he is under no obligation to counsel you on the wisdom or terms of that contract.



Have a question about buying in Mexico? Email me directly at john@mexicolife.com — or start searching the MLS right now at Mexico Life Realty for properties across Puerto Vallarta and the Riviera Nayarit.


Photography of Puerto Vallarta &amp; the Riviera Nayarit via Wikimedia Commons, used under Creative Commons licenses: aerial coastline &amp; bay by Luisalvaz and Miguel Naranjo (CC BY-SA 4.0); infinity pool &amp; Río Cuale by Another Believer (CC BY-SA 4.0 / 3.0); Punta Mita beach by Lynx Burgos (CC BY-SA 3.0); beach stroll by Peon In Politics (CC BY-SA 4.0); Banderas Bay sunset by Another Believer (CC BY-SA 3.0); Nuevo Vallarta sunset by Netzaa (CC BY-SA 4.0).
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    <pubDate>Mon, 06 Jul 2026 14:50:00 -0500</pubDate>
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        <author>John@MexicoLife.com (John Forget)</author>
        <title>test</title>
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Executive Summary - Puerto Vallarta Housing Market October 2025


The Puerto Vallarta housing market in October 2025 demonstrates selective maturation with strong price appreciation despite extended sales cycles. Active listings: 640 (+9.2 YoY). Sold transactions: 21 (-19.2 YoY), yet YTD sales remain strong at 264 (+23.9). Average sale price: $775,026 (+18.35 YoY). Median sale price: $434,196 (+23.18 YoY). Absorption rate: 24.46 (buyer-favoring territory). DOM: 277 days (+33.82 YoY)—extended negotiation windows for international buyers. This institutional report presents all 20 market visuals with full data integration and strategic analysis for buyers, sellers, and investors.


Quick Key Metrics






Active Listings


640


↑ 9.2 YoY


+13.5 YTD






Average Sale Price


$775K


↑ 18.35 YoY


+17.01 YTD






Average DOM


277 days


↑ 33.82 YoY


+14.98 YTD







20 Market Visuals with Full Context





Visual 1: 12-Month Absorption Rate Trend





What This Shows: The absorption rate measures how quickly the current inventory would sell at the current sales pace. The trend line reveals market momentum: starting at 28.03 in November 2024, it climbed to a peak of 30.69 in December (strong seller's market), then declined steadily to August's low of 22.95 (vacation season exodus). October's recovery to 24.46 signals market re-engagement heading into high season. An absorption rate below 25 traditionally indicates a buyer's market with 4+ months of inventory at current sales velocity.


Why It Matters: For BUYERS: Rates below 25 give you negotiating leverage—extended decision timelines and price reduction potential. For SELLERS: The declining trend means inventory is accumulating faster than sales; pricing correctly and positioning quality become critical. For INVESTORS: The recovery trend (Aug low to Oct higher) signals returning buyer interest, a positive indicator for Q4 and 2026 entry.







Visual 2: Days on Market Evolution (YoY Comparison)





What This Shows: October 2025 homes averaged 277 days on market, compared to 207 days in October 2024—a stark 33.82 increase in sell time. January showed the highest DOM (329.6 days, winter inspection season), while March was fastest (213 days, spring momentum). The October comparison reveals a market where buyer deliberation dominates. This isn't necessarily negative; it reflects a market where quality and positioning matter more than speed.


Why It Matters: For BUYERS: Extended DOM means you have 8-9 months to inspect, negotiate, and finalize—ample time for due diligence. For SELLERS: Plan for a longer sales cycle; overpriced inventory won't benefit from extended exposure. For INVESTORS: Extended DOM favors strategic buyers who can wait for the right property at the right price.







Visual 3: Price Momentum - Median vs Average Sale Price





What This Shows: The dual-line chart compares average and median sale prices throughout the year. The median (more stable, represents the &quot;typical&quot; home) finished October at $434,196 (+23.18 YoY). The average (more volatile, affected by luxury sales) finished at $775,026 (+18.35 YoY). Critically, the median outpaced the average in YoY growth, meaning mid-range properties are appreciating FASTER than the overall market average—a sign of genuine market strength in the core buyer segment, not just luxury appreciation.


Why It Matters: For BUYERS: The median appreciation of 23.18 shows you're buying into a market with real value creation, not speculation. For SELLERS: Properties positioned in the $300-600K range are capturing the appreciation gains—this is where buyer capital is flowing. For INVESTORS: The median-outpacing-average dynamic is a healthy market signal; it suggests sustainable appreciation rather than luxury-bubble risks.







Visual 4: Monthly Sales Volume vs Absorption Rate





What This Shows: The black bars represent monthly closed transactions; the red line tracks absorption rate. Notice the dramatic trough in July-August when sales volume cratered to 29-30 homes (vacation season departure). The April-June peak shows 30-34 homes closing monthly. The January 2025 spike shows 18 homes closing despite highest-year DOM, indicating quality inventory moved despite seasonal friction. October's 21 sales and 24.46 absorption show recovery beginning but still below year-average velocity.


Why It Matters: For BUYERS: The seasonal patterns reveal optimal entry windows—April-June and October-December are high-activity periods where you have more choice. July-August sees reduced competition if you're a selective buyer. For SELLERS: List April-June or October-December when absorption is highest. For INVESTORS: The cyclical pattern is predictable—Q2 and Q4 typically show strongest closures, making these optimal windows for strategic entry.







Visual 5: Active Inventory Distribution by Price Tier





What This Shows: Of 640 active homes, the largest concentration (26.1) sits in the $1M+ luxury tier with 167 homes. The mid-market $200-449K represents 25.9 (166 homes)—nearly equal to luxury, an unusual market dynamic. The $100-199K budget tier comprises only 9.7 (62 homes), indicating serious undersupply in the entry-level segment. The $450-699K upper-middle represents 17.5, and $700-999K represents 12.8.


Why It Matters: For BUYERS: If shopping $100-199K (budget/restricted-zone-sensitive), expect quick absorption—minimal inventory creates seller advantage. Mid-market ($250-450K) has abundant choice. Luxury buyers face high competition with 167 listings. For SELLERS: Listing under $200K creates urgency; mid-market demands excellent positioning; luxury faces inventory glut. For INVESTORS: The undersupplied budget tier ($100-199K) offers opportunities for properties with clear title and value positioning.







Visual 6: Sold Transactions Distribution (YTD 264 Homes)





What This Shows: Year-to-date, 264 homes have sold. The largest concentration: $200-249K (28 homes, 10.6), $400-449K (23 homes, 8.7), and $1M-1.5M (18 homes, 6.8). Budget homes ($100-199K) represent 40 sales YTD (15.2), showing some movement despite inventory shortage. The $250-299K tier (16 homes, 6.1) underperforms relative to adjacent ranges, suggesting price resistance or inventory mismatch in that specific band.


Why It Matters: For BUYERS: The $200-249K range shows strongest buyer activity YTD—this tier has demonstrated highest transaction velocity. For SELLERS: Your optimal positioning is $200-249K ($400-449K secondary). For INVESTORS: The 40 YTD budget sales show demand exists despite inventory shortage—opportunity for value-add properties in this tier.







Visual 7: New Listings Entry by Price Tier (Market Entry)





What This Shows: October saw 85 new listings enter the market. The distribution: $1M+ luxury represents significant new supply (28 homes, 32.9), $200-399K mid-market represents 28 homes (32.9), and other tiers distribute the remaining 29 homes. Notably, luxury sellers are bringing fresh inventory in October—a Q4 strategy—while mid-market maintains steady flow. Budget tier ($100-199K) shows minimal new listings (3), confirming seller hesitation in that segment.


Why It Matters: For BUYERS: October's luxury influx signals renewed seller confidence in the high-end market; Q4 luxury opportunity window opening. For SELLERS: October shows strong new listing activity overall—good visibility window, but luxury-heavy competition. For INVESTORS: Luxury seller activity suggests late-year market re-engagement and potential opportunities for value-positioned luxury properties entering November.







Visual 8: Year-over-Year Price Tier Growth Comparison





What This Shows: The highest YoY growth concentrated in mid-market: $200-249K up 64.7, $400-449K up 130, $250-299K up 33.3. Luxury $1M-1.5M up 50. Budget $100-199K up only 18.8. The $650-699K tier shows explosive growth at 200 (though from small base). Mid-market growth outpaces both budget and luxury, indicating where foreign buyer capital is concentrating.


Why It Matters: For BUYERS: The growth pattern identifies where value exists—mid-market shows strongest transaction momentum and pricing growth. For SELLERS: Position your property in the $200-449K range for maximum market receptivity and transaction likelihood. For INVESTORS: The mid-market growth trend suggests this is where foreign capital is most active; best risk/reward for buy-and-hold strategy.







Visual 9: Pipeline Health - Pending vs Sold Comparison





What This Shows: October's pending listings (21 homes) matched sold listings (21 homes) exactly—a perfect pipeline replacement ratio indicating healthy market flow. Pending homes align with sold tiers, suggesting next month's sales should follow similar distribution. No backlog of stalled transactions; conversion is happening systematically.


Why It Matters: For BUYERS: Pipeline health means the market isn't frozen—homes are moving through the system. For SELLERS: The 1:1 pending-to-sold ratio shows no transaction blockage; if you close pending, expect similar November closures. For INVESTORS: Clean pipeline signals predictable market rhythm—you can forecast Q4 and Q1 activity with confidence.







Visual 10: Absorption Rate by Price Tier (Where Market Moves Fastest)





What This Shows: Absorption varies dramatically by tier. The $200-249K segment absorbs fastest at 58.3 (homes sell quickly relative to inventory). $250-299K at 52.6, $400-449K at 42.9. Luxury $1M+ absorbs slowest at 27.3 (homes sit longer relative to inventory). Mid-market tiers show strong absorption; luxury faces slower movement relative to available supply.


Why It Matters: For BUYERS: If seeking speed, $200-249K tier moves fastest; if willing to wait, luxury has extended negotiation timelines. For SELLERS: Price your home in the $200-449K range for fastest conversion; $1M+ requires patience and excellent positioning. For INVESTORS: Fast absorption ($200-249K) means quick capital turnover; slow absorption ($1M+) requires longer hold assumptions.







Visual 11: Price Premium Reality - Do Homes Sell for List Price?





What This Shows: 96.1 of list price is achieved on average (homes sell for 96.1 cents on every listed dollar). 92.6 of original list price ratio means homes listed in January sold in October at 92.6 of original asking. This indicates: (1) minimal current discounting, and (2) some price reductions negotiated over extended sales periods. Bottom line: homes that are priced correctly sell near asking without heavy negotiation pressure.


Why It Matters: For BUYERS: Expect to pay 94-96 of asking price; aggressive negotiation (10+ reductions) is unrealistic in this market. For SELLERS: Price right from day one—96.1 realization means overpricing won't sell faster through negotiation; it'll just sit longer. For INVESTORS: 96.1 realization is healthy pricing power; strong market fundamentals supporting current valuations.







Visual 12: Market Health Scorecard (Overall Confidence Index)





What This Shows: October 2025 scores 74/100 on the market confidence index—&quot;Strong Recovery&quot; territory. This composite includes absorption rate (below-25 weighting), price momentum (+18.35 YoY weighting), inventory health (+9.2 YoY weighting), and pipeline flow (21 pending = 21 sold weighting). The 74 score is recovery-phase territory (above 60 = confidence, below 40 = distress).


Why It Matters: For BUYERS: A 74/100 confidence index means the market is stable and investable—not overheated, not distressed. For SELLERS: 74/100 supports patient listing; market fundamentals are solid. For INVESTORS: 74/100 is the sweet spot for entry—market has room for appreciation but isn't speculative.







Visual 13: Days on Market by Price Tier (Bubble Chart - Size = Inventory)





What This Shows: Bubble position shows DOM for each tier; bubble size shows inventory count. Budget ($100-199K) has small bubble but fast DOM (~175 days). Mid-market ($200-449K) has large bubbles and moderate DOM (~205-270 days). Luxury ($1M+) has large bubbles and longest DOM (~300+ days). The pattern: more inventory = longer DOM in luxury tiers; less inventory = faster absorption in budget tiers.


Why It Matters: For BUYERS: Budget tiers move fastest despite low inventory; luxury has extended negotiation windows. For SELLERS: If you want fast close, price under $250K; if you want premium sales price, budget extra time in luxury tiers. For INVESTORS: The bubble-size-to-DOM relationship reveals where supply/demand imbalance creates opportunities or challenges.







Visual 14: Average vs Median List Price Trend (Inventory Composition)





What This Shows: The median list price (more stable line, ~$599K in October) vs average list price (more volatile, spiked to $4M in October from luxury listings). When the gap widens, luxury inventory is growing. When lines converge, inventory is more homogeneous. October's spike shows one or more ultra-luxury listings temporarily distorting the average.


Why It Matters: For BUYERS: The median ($599K) is more representative of your typical home; ignore average price spikes from luxury outliers. For SELLERS: Know your median—price near it if in mid-market; above it and you're in luxury territory with higher competition. For INVESTORS: Widening average-median gap signals luxury inventory growth—potential opportunity for luxury positioning.







Visual 15: 12-Month Market Cycle Heatmap (Seasonal Patterns)





What This Shows: The heatmap reveals seasonal strength: December-February show peak market activity (green = strong). March-April moderate (yellow). May-August show weakness (blue = weak August, red = very weak July). September-October show recovery (yellow = improving). The pattern is consistent: high season (Dec-Feb), shoulder season (Mar-May, Sep-Oct), low season (Jun-Aug).


Why It Matters: For BUYERS: List viewing strength occurs Dec-Feb; negotiate harder in Aug when fewer buyers are active. For SELLERS: List Oct-Nov for Dec-Feb buyer influx; avoid May-June listings when market softens. For INVESTORS: The predictable seasonal cycle means you can time entries/exits around known demand patterns.







Visual 16: October Year-over-Year Comparison (Current Month vs Prior Year)





What This Shows: Oct 2025 vs Oct 2024 across key metrics: Active listings up 9.2, New listings up 7.6, Sold listings DOWN -19.2, Pending listings UP (exact count shown). Average sale price UP 18.35, DOM UP 33.82. Net picture: more inventory, fewer sales this month, but those that sell command higher prices and take longer.


Why It Matters: For BUYERS: October 2025 is a buyer's market compared to 2024 (more inventory, lower transaction pressure), but prices remain firm (+18.35). For SELLERS: October-specific weakness (-19.2 sales YoY) requires quality positioning; full-year data shows 23.9 YTD growth offsetting seasonal dips. For INVESTORS: The mixed signals (inventory up, sales down, prices up, DOM up) suggest selective market—quality properties still sell at premium prices.







Visual 17: Price Appreciation by Tier (Which Segments Appreciate Fastest)





What This Shows: Ranked YoY appreciation by price tier. Winner: $400-449K segment with 130 YoY transaction growth. Second: $200-249K with 64.7. Third: $650-699K with 42.9. Fourth: $1M-1.5M with 50 (strong luxury re-engagement). Bottom: $150-199K with -32.3 (restricted zone headwind). The pattern shows appreciation concentrating in mid-market, with luxury re-awakening, and budget challenged.


Why It Matters: For BUYERS: Mid-market ($200-449K) shows strongest appreciation trends—your best entry point for wealth building. For SELLERS: Properties in the $200-449K range are appreciating fastest; positioning here captures market momentum. For INVESTORS: The $400-449K tier is your optimal zone: 130 YoY growth, strong buyer demand, clear price discovery.







Visual 18: Inventory Aging by Tier (Stale Inventory Detection)





What This Shows: Luxury homes ($1M+) average 300+ days on market (aging longest), while budget homes average 175 days (freshest, fastest-moving). Mid-market homes average 205-270 days depending on exact tier. The pattern is clear: as price increases, average age of active inventory increases, indicating either slower sales pace or larger inventory pool with longer hold times.


Why It Matters: For BUYERS: Luxury homes have been on market longest—maximum negotiation opportunity. Budget homes are freshest—you must move quickly. For SELLERS: If in luxury tier, expect 300-day average hold; budget properties should move much faster. For INVESTORS: Extended aging in luxury tiers creates distressed sale opportunities; budget tiers require quick execution.







Visual 19: Inventory Flow - New to Pending to Sold (Market Conversion Efficiency)





What This Shows: October's flow: 85 homes newly listed → 44 went pending (51.8 conversion to pending) → 21 closed (24.7 same-month conversion to sold) → 41 remained stuck in active. This waterfall reveals market efficiency: just over half of new listings move to pending within the month; roughly a quarter close the same month; a quarter remain active for future months.


Why It Matters: For BUYERS: 51.8 pending conversion rate shows healthy market flow—homes are moving, though not instantly. For SELLERS: Expect ~2 months from listing to pending, ~4 months to closed. For INVESTORS: The conversion rates are predictable—use them to forecast pipeline health and market rhythm.







Visual 20: Market Confidence Index - Composite Health Gauge





What This Shows: The final gauge: October 2025 scores 74/100 on composite market health. This integrates all 19 prior visuals into a single confidence measure. Scores above 70 = strong confidence, 50-70 = moderate confidence, below 50 = weak/distressed market. 74 represents a &quot;stable, investable market with good fundamentals and room for appreciation.&quot;


Why It Matters: For BUYERS: 74/100 means market fundamentals support purchasing with confidence—not overheated, not collapsing. For SELLERS: 74/100 supports patient listing strategies and quality positioning. For INVESTORS: 74/100 is the optimal entry zone—high enough to indicate genuine demand, low enough to indicate room for appreciation without bubble risk.





Strategic Recommendations by Stakeholder




For Buyers - How to Navigate This Market


Current Advantage: Absorption at 24.46 (below the 25 buyer-threshold) gives you negotiating leverage. DOM at 277 days provides extended review periods.


Best Price Range: $250-450K shows strongest buyer activity (64-130 YTD growth). This is where foreign capital concentrates.


Negotiation Strategy: Homes achieve 96.1 of list price on average. Focus on terms (inspection contingencies, closing timeline flexibility) rather than aggressive price reductions. Quality positioning matters more than price haggling.


Timeline Expectation: Budget 8-9 months from contract to close. This isn't necessarily negative—it provides time for thorough due diligence.


Risk Consideration: Budget homes ($100-199K) show restricted-zone headwinds (-32.3 YTD sales). Focus on clear-title properties or mid-market alternatives.






For Sellers - How to Succeed This Market


Current Challenge: October monthly sales down 19.2 YoY, but YTD up 23.9—this is seasonal, not permanent collapse.


Best Pricing: Position your home where appreciation is strongest. $200-449K range shows 64-130 YoY growth. Pricing matters more than negotiation—96.1 realization on correct pricing vs stalling on overpriced inventory.


Listing Timing: October shows recovery beginning; December-February historically strongest. Consider Q4 listing for Q4-Q1 buyer cycle.


Timeline Commitment: Expect 277-day average hold. Overpriced inventory won't accelerate through negotiation; it'll age. Price right from day one.


Positioning Focus: Quality and presentation matter in this market more than volume. Well-positioned mid-market homes command premium prices; luxury homes face inventory glut (167 active $1M+ homes).






For Investors - How to Deploy Capital


Current Opportunity: Market confidence at 74/100—optimal entry zone. Not overheated, not distressed. YTD sales 23.9 ahead of 2024 shows genuine foreign buyer influx.


Sweet Spot Zone: $300-600K range combines strong absorption (52-58), rapid appreciation (64-130 YoY growth), and predictable buyer demand. Best risk/reward for 3-5 year hold strategy.


Appreciation Trajectory: Median sale prices up 23.18 YoY. This suggests 15-20 annualized appreciation potential over 3-5 year hold, depending on property condition and market timing.


Exit Strategy Consideration: The predictable seasonal patterns (strong Dec-Feb, weak Jun-Aug) allow strategic exit timing. Plan sales for Dec-Feb high-season buyer influx.


Luxury Opportunity: 167 active $1M+ homes suggest selective luxury opportunities for 6-12 month negotiation windows. Extended DOM = price negotiation potential. Only pursue if you can hold for appreciation recovery.




Report Generated: October 2025 | Data Period: November 2024 - October 2025 | Market Scope: Puerto Vallarta Housing Market (All MLS Data)


   



 

 ]]> </description>
    <pubDate>Thu, 06 Nov 2025 09:55:00 -0600</pubDate>
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<item>
    <guid>https://www.mexicolife.com/blog/buying-property-in-mexicos-restricted-zone-complete-faq-for-foreign-buyers.html</guid>
    <link>https://www.mexicolife.com/blog/buying-property-in-mexicos-restricted-zone-complete-faq-for-foreign-buyers.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>Buying Property in Mexico's Restricted Zone: 2026 Fideicomiso Guide for Foreign Buyers</title>
    <description> <![CDATA[ 
Buying Property in Mexico’s Restricted Zone – Complete FAQ


Last updated: August 11, 2025


Thinking about buying a home or investment property in Mexico’s breathtaking coastal or border regions? The rules for foreigners are different here, and it’s easy to get lost in half-truths and internet myths. We’ve been in Mexican real estate since 2004 and started Mexico Life Realty (originally Elements Realty Group) in 2007 to give buyers like you a full-service, start-to-finish experience. This guide is our no-nonsense, plain-English FAQ, designed to answer what you’re really asking and make you feel confident before you buy.


1. What exactly is the “restricted zone,” and is it still a thing?


Yes — the “restricted zone” is alive and well in 2025. It’s defined in the Mexican Constitution as all land within 50 kilometers (about 31 miles) of any coastline and 100 kilometers (about 62 miles) of any international border. Foreigners can’t hold direct title in these areas, whether you’re talking about beachfront condos in Cancun, ocean-view villas in Cabo, or desert property near the U.S. border. This rule has been in place for decades and is not a temporary measure. If you buy outside the restricted zone, you can take title directly in your name. Inside, you must use a bank trust (fideicomiso) or, for certain non-residential properties, a Mexican corporation. At Mexico Life Realty, we’ve been guiding buyers through these rules for over 20 years, ensuring every purchase is both legal and future-proof.


2. How can a foreigner legally buy inside the restricted zone?


The only legal way for a foreigner to buy residential property in Mexico’s restricted zone is through a bank trust called a fideicomiso. In this setup, a Mexican bank holds the legal title, but you — the trust beneficiary — have all the rights of an owner: you can live there, rent it, remodel it, sell it, or pass it to your heirs. The trust runs for 50 years and can be renewed indefinitely. You’ll need a permit from the Secretaría de Relaciones Exteriores (SRE) to establish it. We’ve created and managed hundreds of fideicomisos since 2004, handling every detail except paying and signing. That means you get the paperwork, bank coordination, and legal protections sorted without drowning in bureaucracy, so you can focus on the excitement of owning in Mexico.


3. Do I need Mexican residency or a visa to buy?


No — property ownership is considered a foreign investment matter, not an immigration issue. You don’t need residency, a visa, or even to set foot in Mexico to buy here legally. That said, if you plan to live in the property year-round or rent it long-term, having the right residency visa can simplify things like utility setup, local banking, and tax compliance. We’ve worked with clients who purchased while still living abroad, as well as those who moved here full-time later. Our job is to handle the property side, but we can also connect you with trusted immigration attorneys if you want to explore residency as part of your move.


4. Can I avoid the trust by using a company or LLC?


Yes — but only if the property is for non-residential use. A Mexican corporation (even 100 foreign-owned) can hold title in the restricted zone for commercial purposes, such as a rental business, hotel, or retail space. Residential use by the owners still requires a fideicomiso. If you buy through a Mexican company, it must include the “cláusula de admisión de extranjeros” in its bylaws and notify the SRE within 60 business days. A foreign entity, like a U.S. LLC, can also be a trust beneficiary, but the property would still be in a fideicomiso. We’ve set up both corporate structures and trusts for clients, helping them choose the right path so they avoid costly legal headaches down the line.


5. What rights do I actually have under a fideicomiso?


When you hold property in a fideicomiso, you have almost identical rights to someone holding direct title. You can use it as your home, rent it, renovate, take out a mortgage against it, sell it, or transfer it to your beneficiaries. The bank acts as trustee and is the legal titleholder on record, but they operate only under your written instructions. The trust document is the key — it spells out your rights and ensures the bank can’t act without your approval. We’ve been drafting and reviewing these agreements since before Mexico Life Realty even had its name, and we make sure the terms protect you today and in the future.


6. How long does a closing take?


Once your SRE trust permit is approved (often within five business days), the rest of the process — due diligence, bank trust setup, and notary work — typically takes 45 to 60 days. That’s the average, but we’ve seen some close in 30 days when everything clicks and others stretch to 90 days or more if title work, municipal approvals, or bank timelines lag. In busy coastal markets, government and bank offices can get backed up, which is why having a team that stays on top of every step matters. We coordinate directly with the notary, trustee bank, and seller so you’re never left guessing where your deal stands.


7. What should I budget for closing costs in the restricted zone?


Closing costs typically run between 5 and 9 of the purchase price. That range covers the state transfer tax (ISAI), notary fees, bank trust setup charges, the federal permit fee, appraisal costs, and public registry fees. Costs vary by state, municipality, and property value. For example, Quintana Roo’s ISAI rate differs from Baja California Sur’s. At Mexico Life Realty, we prepare a detailed estimate early in the process so you know exactly what to expect — no nasty surprises on signing day. We’ve been on enough closings to know that financial clarity upfront makes for a smoother experience all around.


8. Do I own “the beach” in front of my lot?


No — in Mexico, all beaches are public property. The first 20 meters from the high-tide line (known as the ZOFEMAT zone) is federal land. You can’t own it, but you can apply for a federal concession to use it privately for things like palapas, beach decks, or a dock. Without a concession, you can’t block public access. Since 2020, obstructing beach access can lead to fines and enforcement actions. When we list or sell beachfront property, we make sure buyers understand exactly where private ownership ends and federal property begins, so there are no false promises about “private beaches.”


9. Is there a size or “one-property-only” limit for trusts?


There’s no national law that limits fideicomisos to one property or sets a hard size cap, like 2,000 m². However, if you expand the property, combine lots, or change the property’s use, your trustee will need to request SRE approval to amend the trust. Some banks also set internal limits on how much property they’ll hold under a single trust. If you’re planning multiple purchases or a larger parcel, it’s best to discuss that at the start so the trust is structured to handle it. We’ve set up single-property trusts, multi-lot trusts, and complex configurations — the key is matching the setup to your plans from day one.


10. How do I avoid ejido (agrarian) land problems?


Ejido land is communal agricultural land, and buying it without proper regularization is one of the fastest ways to end up with a worthless property. Only land that has been converted to private property (dominio pleno) and recorded at the Public Registry can be sold to foreigners. Before you buy, always verify the status with both the Registro Agrario Nacional and the local Public Registry. We’ve seen too many buyers get burned by skipping this step, which is why every Mexico Life Realty deal starts with a thorough title and land status check. If the land you love is still ejido, we can walk you through the regularization process — but we’ll never let you sign for something you can’t legally own.


11. Do I have to close with a Notario? What do they do?


Yes — in Mexico, a Notario Público is not just a witness but a highly trained, government-appointed legal authority who oversees property transactions. They verify that the title is clear, check for any liens or unpaid taxes, calculate and collect the appropriate taxes, prepare the deed, and register the transfer with the Public Registry. In short, they are the official gatekeeper who ensures your deal is legal and binding. At Mexico Life Realty, we’ve worked with many of the same Notarios for years. That long-standing trust speeds up communication and helps resolve potential issues before they become closing delays. When we say we’re full-service, we mean it — we coordinate directly with the Notario, so you never have to worry about translating legal terms or chasing documents across town.


12. What taxes hit me when I sell as a non-resident?


When you sell property in Mexico as a non-resident, you’re generally subject to a capital gains tax known as ISR. The standard withholding is 25 of the gross sale price. In some cases, you may opt for a roughly 35 tax on the net gain, but you must meet certain requirements and appoint a registered fiscal representative in Mexico. The Notario handling your sale will calculate the tax and withhold it at closing. Factors such as documented improvements, currency fluctuations, and deductions allowed under Mexican law can all impact the final amount. We advise sellers to start tax planning months before listing. Our team works with experienced CPAs who can maximize legal deductions and help you avoid overpaying, so more of your equity stays in your pocket.


13. What are my ongoing owner taxes?


In most parts of Mexico, annual property taxes — known as Predial — are remarkably low compared to many other countries. The amount is based on the assessed value of your property and varies by municipality. You’ll typically pay at your local municipal office or online. Paying early in the year often earns you a discount. If you own in a condo or planned community, you’ll also have HOA or maintenance dues, which are private obligations under your condo regime. These cover things like security, landscaping, and common area maintenance. At Mexico Life Realty, we provide buyers with an estimate of both Predial and HOA costs before closing, so you understand the full picture of ongoing expenses and can budget accordingly.


14. Can I rent short-term (Airbnb) legally?


In many areas, yes — but there are three things to check before counting on short-term rental income. First, review your condo or HOA rules to ensure rentals are allowed. Second, confirm your property is zoned for rental use with the municipality. Third, understand your tax obligations. In some states, short stays (usually under 30 days) require you to collect and remit a local lodging tax in addition to income tax. Platforms like Airbnb or Vrbo may withhold some taxes automatically, but you’re still legally responsible for compliance. Since 2004, we’ve helped countless investors find properties that align with their rental goals and avoid buying into buildings or neighborhoods with restrictive rules that kill income potential.


15. Can trust-held property be financed?


Yes — some Mexican and international lenders will finance property held in a fideicomiso. In these cases, the lender places a lien on the property, and the trustee bank signs loan documents on your instruction. The process involves more steps than domestic lending, and interest rates can be higher than in the U.S. or Canada. Your creditworthiness, the property type, and your income documentation all factor into loan approval. We maintain relationships with lenders familiar with trust-held property, which helps cut through red tape. Even if you plan to pay cash now, knowing your financing options for future purchases or renovations is always smart.


16. Do I need escrow and title insurance?


Escrow is not legally required in Mexico, but it’s widely used for secure transfer of funds, especially in transactions involving foreigners. An independent escrow company holds your deposit and final payment until all contract conditions are met. Title insurance is also optional but available through providers like Stewart Title’s licensed Mexican underwriter. It can be a good safeguard in areas with complex title histories. At Mexico Life Realty, we recommend escrow for every deal and title insurance when the property’s chain of ownership raises any red flags. These steps add small costs but can save enormous headaches later.


17. What permits do I need to build or subdivide, especially near the beach?


Before building or subdividing, you must first confirm the property’s zoning (uso de suelo) and obtain the necessary municipal construction permits. In coastal zones, additional permits may be required from federal authorities, especially if your plans involve the ZOFEMAT zone or environmental impact. For example, building a seawall, pier, or beachfront deck almost always requires a federal concession. Subdividing land may trigger further environmental reviews. Since 2004, we’ve guided clients through these bureaucratic layers — from the first zoning check to the final occupancy certificate — ensuring their dream project doesn’t stall due to missing paperwork. When we say full service, we mean it: we handle every step except paying and signing.


18. What happens to the trust if I die? Is there probate in Mexico?


One of the advantages of a fideicomiso is the ability to name substitute beneficiaries. If you pass away, the trustee can transfer the property to these beneficiaries without going through Mexican probate, which can be time-consuming and costly. The bank will still require formal documents such as death certificates and, in some cases, apostilles or notarized translations. By keeping your beneficiary designations updated and ensuring your heirs know where the trust documents are stored, you make the process much smoother for your family. We review these designations with clients periodically, especially after major life changes, so your estate plan always matches your current wishes.


19. How do I confirm if a property is actually inside the restricted zone?


If you’re unsure, the definitive method is to check the property’s coordinates with the Secretaría de Relaciones Exteriores (SRE). Providing the exact latitude and longitude, or UTM coordinates, removes any guesswork. In some cases, sellers misrepresent location, especially in inland areas near the coast. As part of our due diligence, we verify the property’s exact location against the official restricted zone maps. This not only confirms the need for a trust or corporation but also ensures you won’t face legal issues later if authorities discover a misclassification.


20. Can foreigners hold property outside the restricted zone without a trust?


Yes — foreigners can own property outright outside the restricted zone. The only formality is signing the Calvo Clause (a declaration that you won’t seek foreign government protection over the property) as part of the deed process. In these cases, you can hold direct title in your own name, just like a Mexican citizen. For many buyers, properties just beyond the restricted zone offer a way to avoid the trust entirely while still enjoying proximity to the coast. We’ve helped clients find beautiful inland homes and ranches that require no bank trust — just a clean title transfer with a Notario.


Extra 2025 Realities to Keep in Mind




Anti-Money Laundering (AML) compliance: Real estate transactions in Mexico are considered “vulnerable activities” under AML law. Expect to provide identification, proof of funds, and additional documentation. In mid-2025, reforms to the LFPIORPI law increased penalties for non-compliance. This applies to everyone — buyers, sellers, agents, and developers — and is part of doing business legally here.


Beach access laws: Since October 2020, obstructing public beach access is a sanctionable offense. You can market “controlled access” through private property, but not “private beaches.”





 ]]> </description>
    <pubDate>Mon, 11 Aug 2025 15:37:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.mexicolife.com/blog/marina-vallarta-condos-mls-market-report-july-2025.html</guid>
    <link>https://www.mexicolife.com/blog/marina-vallarta-condos-mls-market-report-july-2025.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>Marina Vallarta Condos MLS Market: Sales Up 30.3 YTD with Rising Prices (July 2025 Report)</title>
    <description> <![CDATA[ 

 



Executive Summary


The Marina Vallarta condo market as of July 2025 presents a nuanced landscape for real estate enthusiasts. Year-to-date, sold listings have surged 30.3 compared to 2024, indicating robust overall demand. However, July itself saw only 3 condos sold, marking a -25 decline year-over-year and a sharp -70 drop month-over-month from June's 10 sales. Active listings stand at 118, reflecting a 15.7 increase YoY but a modest -4.07 decrease MoM. Strikingly, no new listings entered the market in July, a complete -100 halt both MoM and YoY, which could signal seller hesitation amid current conditions.


Pricing trends show strength, with the average sale price reaching $695,473 in July, up 56.37 YoY and 30 MoM. The median sale price also rose to $450,000, a 11.11 YoY gain. Absorption rate sits at 21.45 months, up 13.91 YoY, pointing to a buyer's market with ample supply. Average days on market (DOM) climbed to 279 days, a significant 153.64 YoY increase, suggesting properties are lingering longer before closing.


Market at a Glance






Active Listings 118

MoM: -4.07 YoY: 15.7 YTD: -15.5




New Listings 0

MoM: -100 YoY: -100 YTD: -44.6




Sold Listings 3

MoM: -70 YoY: -25 YTD: 30.3








Average Sale Price $695,473

MoM: 30 YoY: 56.37 YTD: 47.27




Absorption Rate 21.45 months

MoM: -14.27 YoY: 13.91 YTD: 14.29




Average DOM 279 days

MoM: 71.52 YoY: 153.64 YTD: -16.22










Market Overview


Key Market Indicators


Pricing Analysis


Listings Activity by Price Range


Market Trends (Visualized)


Market Implications




Market Overview


The Marina Vallarta condo market continues to evolve, with year-to-date metrics painting a picture of growth in sales volume but challenges in monthly momentum. Sold listings YTD are up 30.3 to 43 units, while pending listings YTD rose 8.1 to 40, suggesting sustained interest. However, July's activity slowed, with sold units down -25 YoY and new listings at zero, a stark -100 YoY drop. Active inventory increased 15.7 YoY to 118, but YTD active listings are down -15.5, indicating fluctuating supply levels.


Pricing remains a bright spot, as average sale prices climbed 56.37 YoY in July and 47.27 YTD. Median sale prices followed suit, up 11.11 YoY and 40.22 YTD. This upward trajectory may reflect premium properties dominating transactions amid selective buyer behavior.


Market pace has slowed, with average DOM at 279 days (+153.64 YoY) and absorption rate at 21.45 months (+13.91 YoY). These figures point to a buyer's market, where supply outpaces demand, allowing more negotiation room but potentially frustrating sellers.


Overall, while short-term indicators show cooling, the YTD performance suggests resilience, possibly driven by Marina Vallarta's appeal as a waterfront destination.


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Key Market Indicators




Absorption Rate: 21.45 months (+13.91 YoY), YTD average 29.28 months (+14.29 from 2024 YTD).


Average List Price (Actives): $729,868 (-14.87 YoY), YTD $720,967 (+0.99).


Median List Price (Actives): $674,473 (-8.45 YoY), YTD $640,000 (-1.30).


Average Sale Price (Solds): $695,473 (+56.37 YoY), YTD $737,802 (+47.27).


Median Sale Price (Solds): $450,000 (+11.11 YoY), YTD $640,000 (+40.22).


Average DOM: 279 days (+153.64 YoY), YTD 217 days (-16.22).


Median DOM: 260 days (+185.71 YoY), YTD 203 days (-6.45).




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Pricing Analysis


Prices in the Marina Vallarta condo market are trending upward, defying the slower sales pace. The average sold list price in July was $715,140, with sales closing at 95.4 of list price, down slightly from prior months but still strong. YTD, sale to list price ratio averages around 95-97, indicating minimal discounting. Active list volume totaled $86 million in July, down from peak but stable.


Volume metrics show sold sale volume at $2.09 million in July, up MoM despite fewer units, thanks to higher per-unit prices. YTD sold volume reflects the sales growth, with premium condos contributing more. The sale to original list price ratio of 91.1 in July suggests some price adjustments occur over time, aligning with the extended DOM.


Overall, pricing resilience amid high inventory could attract value-seeking buyers, while sellers benefit from appreciation in mid-to-high ranges.


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Listings Activity by Price Range


Active listings are concentrated in the $300,000-$749,999 brackets, accounting for over 60 of inventory. Notable YoY increases include the $300k-$349k range (+450 to 11 units) and $650k-$699k (+75 to 14). Higher-end ($1M+) saw declines, like $1M-$1.5M down -50. YTD, mid-ranges show mixed changes, with lower prices gaining traction.


Sold listings YTD highlight growth in entry-level ($150k-$199k: 3 vs 0) and luxury segments ($800k+: several new categories with sales). July sales were sparse, with units in $350k-$399k, $450k-$499k, and $1M-$1.5M. YoY, some ranges like $250k-$299k dropped -100, but overall YTD uptick suggests broadening appeal.


Pending listings mirror sales, with YTD increases in $150k-$199k (4 vs 0) and upper tiers ($700k+: multiple gains). July pendings were in $500k-$549k and $750k-$799k, down -50 YoY total.


New listings YTD are down -44.6, with July at zero across all ranges. Strong performers YTD include $550k-$599k (+75 to 7), but many mid-ranges saw steep declines.


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Market Trends (Visualized)


The following chart illustrates the number of sold listings (black bars) alongside the average sale price (dark red line) over the past 12 months, highlighting fluctuations in sales volume and pricing dynamics.





This visualization combines active listings (black bars) with average list prices (dark red line), providing insight into inventory levels and pricing trends from August 2024 to July 2025.





The absorption rate line chart tracks months of supply, revealing market balance shifts over the year.





Average days on market are plotted here, showing how long properties typically take to sell and any seasonal or trend-based variations.





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Market Implications


For Buyers


With an absorption rate over 21 months and active listings up 15.7 YoY, buyers have ample choices and leverage for negotiations. Rising prices (+47.27 YTD average sale) mean acting sooner could secure better value, especially in emerging lower ranges. Lower DOM YTD (-16.22) suggests deals can close faster if motivated.


For Sellers


Sellers face longer DOM (+153.64 YoY) and no new competition in July, but higher prices (+56.37 YoY) reward patience. In a buyer's market, pricing competitively and highlighting Marina Vallarta's lifestyle perks is key to attracting offers.


For Investors


Investors may find opportunities in higher price bands where YTD sales grew significantly (e.g., $1M+ categories). With sales up 30.3 YTD and inventory shifts, focusing on undervalued mid-range condos could yield returns as the market stabilizes.


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 ]]> </description>
    <pubDate>Tue, 05 Aug 2025 18:47:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.mexicolife.com/blog/bucerias-condos-mls-market-report-july-2025.html</guid>
    <link>https://www.mexicolife.com/blog/bucerias-condos-mls-market-report-july-2025.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>Bucerias Condos MLS Market: Inventory Up 43.7 YoY Amid Slower Sales Pace (July 2025 Report)</title>
    <description> <![CDATA[ 

 



Executive Summary


The Bucerias condos market in July 2025 shows signs of a cooling trend compared to the previous year, with active listings climbing significantly while sales remain steady. Active listings reached 447, marking a 43.7 year-over-year increase, indicating growing inventory. Sold listings held flat at 6 units, showing no change from July 2024, but year-to-date sales are up 17.5. Median sale prices dropped sharply to $338,087.50, a -41.77 decline year-over-year, suggesting affordability improvements for buyers but potential challenges for sellers.


Absorption rate surged to 50.13 months, up 65.23 from last year, pointing to a strong buyer's market with ample supply. Average days on market (DOM) decreased to 341 days, a -15.59 improvement year-over-year, though still high. Year-to-date, the market reflects higher activity with absorption rate up 105.40 and median DOM down -10.11, but prices are softening overall.


Market at a Glance






Active Listings 447

MoM: -3.66 YoY: 43.7 YTD: 38.9




New Listings 5

MoM: -64.29 YoY: -86.5 YTD: 20.5




Sold Listings 6

MoM: 0 YoY: 0 YTD: 17.5








Average Sale Price $348,438

MoM: 3.76 YoY: -36.98 YTD: -3.11




Absorption Rate 50.13 months

MoM: -0.06 YoY: 65.23 YTD: 105.40




Average DOM 341 days

MoM: -13.31 YoY: -15.59 YTD: 8.63










Market Overview


Key Market Indicators


Pricing Analysis


Listings Activity by Price Range


Market Trends (Visualized)


Market Implications




Market Overview


The Bucerias condos market in July 2025 continues to favor buyers, with inventory building up and sales holding steady. Active listings decreased slightly month-over-month by -3.66 to 447, but are up substantially 43.7 year-over-year and 38.9 year-to-date compared to 2024. New listings plummeted -64.29 from June to just 5, a sharp -86.5 drop from July 2024, suggesting sellers are hesitant to enter the market.


Sales activity shows resilience year-to-date, with sold listings up 17.5 to 74, though July sales were flat at 6 units year-over-year. Pending listings jumped 33.33 month-over-month to 16, a 300 increase from last July, hinting at potential future sales growth. Absorption rate remains high at 50.13 months, up 65.23 YoY, indicating over four years of supply at current sales pace.


Days on market averaged 341, down -13.31 MoM and -15.59 YoY, but year-to-date it's up 8.63, reflecting mixed signals on market speed. Overall, the market is cooling with more options for buyers.


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Key Market Indicators




Absorption Rate: 50.13 months (65.23 YoY, 105.40 YTD change), signaling a deep buyer's market.


Average List Price (Actives): $593,236 (-10.56 YoY, -7.72 YTD).


Median List Price (Actives): $458,000 (-6.34 YoY, -6.32 YTD).


Average Sale Price (Solds): $348,438 (-36.98 YoY, -3.11 YTD).


Median Sale Price (Solds): $338,088 (-41.77 YoY, -24.82 YTD).


Average DOM: 341 days (-15.59 YoY, 8.63 YTD).


Median DOM: 336 days (-4.00 YoY, -10.11 YTD).




Back to Menu


Pricing Analysis


Pricing in the Bucerias condos market is trending downward, with average active list prices at $593,236, down -10.56 from July 2024. Median list prices also fell -6.34 to $458,000. Sold prices reflect even steeper declines, with average sale prices at $348,438, a -36.98 YoY drop, and medians down -41.77.


Year-to-date, average sale prices are slightly lower by -3.11, while medians dropped -24.82. Sale-to-list price ratio was 97.2, and sale-to-original list price was 89.3, indicating negotiations favoring buyers. Volume-wise, sold sale volume was $2,090,625 in July, up from June's $2,014,865.


These trends suggest softening demand or increased supply pressuring prices lower.


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Listings Activity by Price Range


Activity concentrates in mid-range segments. For active listings, the $300,000-$399,999 range dominates with 113 units (51 in $300k-$349k, 62 in $350k-$399k), up 59.4 and 121.4 YoY respectively. Lower ends like $150k-$299k saw strong growth, with $250k-$299k up 112.5 YoY.


Sold listings in July were spread: 2 in $200k-$249k (N/A YoY), 1 each in $250k-$299k, $350k-$399k, $400k-$449k, $550k-$599k. Year-to-date, $200k-$299k leads with 19 sales, up significantly. Higher ends like $1M+ had no July sales but YTD growth in some brackets.


Pending listings surged, with 4 in $300k-$349k (N/A YoY), 3 in $250k-$299k (50 YoY). YTD, mid-ranges like $450k-$549k show strong increases. New listings were minimal at 5, mostly in lower and higher ends, down sharply YoY.


Overall, mid-price ranges drive activity, with growth in affordable segments and slowdowns in luxury.


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Market Trends (Visualized)


The chart below illustrates sold listings (bars) alongside average sale prices (line) over the past 12 months. Sales peaked in March 2025 at 19 units with high prices, but recent months show stabilization around 6 units with prices hovering near $350,000.





Active listings (bars) and average list prices (line) trend upward in inventory from late 2024, peaking at 525 in March 2025, while list prices fluctuated but ended higher in July.





Absorption rate climbed steadily to over 66 months mid-year before easing slightly, reflecting growing supply relative to demand.





Average DOM varied widely, dropping sharply in January 2025 to 214 days before rising and then falling again to 341 in July.





Back to Menu


Market Implications


For Buyers


With inventory up 43.7 YoY and absorption at 50 months, buyers have ample choices and negotiating power. Declining prices (-41.77 median YoY) make entry more affordable, especially in mid-ranges. However, higher DOM means patience may be needed, but it's a good time to buy before potential rebounds.


For Sellers


Sellers face challenges with high inventory and flat sales, leading to longer DOM and price reductions. New listings down -86.5 YoY suggests caution, but pending up 300 offers hope. Pricing competitively is key in this buyer's market.


For Investors


Opportunities in affordable segments with YTD sales growth (17.5), but high absorption indicates slow flips. Softening prices could yield bargains for long-term holds, especially with pending activity signaling future demand.


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 ]]> </description>
    <pubDate>Tue, 05 Aug 2025 16:18:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.mexicolife.com/blog/la-cruz-de-huanacaxtle-condos-mls-market-report-july-2025.html</guid>
    <link>https://www.mexicolife.com/blog/la-cruz-de-huanacaxtle-condos-mls-market-report-july-2025.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>La Cruz de Huanacaxtle Condos MLS Market: Sales Surge 212.5 YTD Amid Tightening Inventory (July 2025 Report)</title>
    <description> <![CDATA[ 

 



Executive Summary


The condo market in La Cruz de Huanacaxtle is showing robust activity as of July 2025, with significant year-over-year improvements indicating a shift towards a stronger seller's market. Active listings have decreased by -14.3 compared to July 2024, now standing at 180 properties, while sold listings have surged 75.0 to 7 units. Year-to-date, sales have skyrocketed 212.5 to 50 condos, reflecting heightened buyer interest despite a -8.07 drop in the average sale price YTD to $618,320. The median sale price for July rose 23.98 to $455,000, though YTD it's down -22.46 to $527,277, suggesting some affordability adjustments in the mix.


Absorption rate, representing months of inventory, has dramatically improved, falling -72.45 to 25.71 months, pointing to a faster-paced market. Average days on market (DOM) increased 25.89 to 389 days in July, but YTD it's down -8.87 to 257 days, indicating overall quicker turnovers. New listings plummeted -89.6 YoY to just 5, contributing to tighter inventory. This data, downloaded on August 5, 2025, highlights a market with growing demand, reduced supply, and opportunities for both buyers and sellers in this charming Nayarit coastal town.


Market at a Glance






Active Listings 180

MoM: -12.20 YoY: -14.3 YTD: 16.9




New Listings 5

MoM: -28.57 YoY: -89.6 YTD: -54.7




Sold Listings 7

MoM: 0.00 YoY: 75.0 YTD: 212.5








Average Sale Price $712,747

MoM: 24.56 YoY: 99.72 YTD: -8.07




Absorption Rate 25.71 months

MoM: -15.34 YoY: -72.45 YTD: -7.17




Average DOM 389 days

MoM: 31.28 YoY: 25.89 YTD: -8.87










Market Overview


Key Market Indicators


Pricing Analysis


Listings Activity by Price Range


Market Trends (Visualized)


Market Implications




Market Overview


The La Cruz de Huanacaxtle condo market has experienced a notable transformation over the past year, moving from a slower-paced environment to one with increased velocity. From August 2024 to July 2025, active listings fluctuated between 180 and 223, ending the period down -12.20 MoM and -14.3 YoY. This reduction in inventory, coupled with a sharp -89.6 drop in new listings YoY, has tightened supply significantly. Sold listings, however, have been a bright spot, holding steady at 7 in July (flat MoM) but up 75.0 YoY, with YTD sales jumping 212.5.


Pending listings rose 100 MoM to 6, signaling continued buyer momentum, up 200.0 YoY and 147.6 YTD. Absorption rate improved markedly, declining -15.34 MoM and -72.45 YoY to 25.71 months, suggesting properties are moving faster off the market. Average DOM spiked 31.28 MoM to 389 days, yet it's down -8.87 YTD, indicating variability but overall progress.


Overall, the market shows resilience with higher transaction volumes despite some price softening YTD. This could be attributed to increased affordability drawing more buyers into the area, known for its serene beaches and proximity to Puerto Vallarta.


Back to Menu


Key Market Indicators




Absorption Rate: 25.71 months in July 2025, down -72.45 YoY from 93.33 and -7.17 YTD, indicating a quicker absorption of inventory.


Average List Price (Actives): $627,465, up 15.34 YoY and 6.70 YTD to $595,151 average.


Median List Price (Actives): $484,950, increased 15.11 YoY and 6.39 YTD to $469,000.


Average Sale Price (Solds): $712,747 in July, surged 99.72 YoY but down -8.07 YTD to $618,320.


Median Sale Price (Solds): $455,000, up 23.98 YoY yet decreased -22.46 YTD to $527,277.


Average DOM: 389 days, rose 25.89 YoY but improved -8.87 YTD to 257 days.


Median DOM: 396 days, up 98.99 YoY and 62.67 YTD to 244 days.




Back to Menu


Pricing Analysis


Pricing in the La Cruz de Huanacaxtle condo market presents a mixed picture, with July showing strength but YTD figures revealing some downward pressure. Active average list prices climbed 1.80 MoM to $627,465, marking a 15.34 YoY gain, while new list prices were $444,200, down from higher levels earlier in the year. Sold average prices jumped 24.56 MoM and 99.72 YoY, but YTD they're softer at a -8.07 decline, possibly due to a higher volume of mid-range sales.


The sale-to-list price ratio stood at 90.3 in July, with a sale-to-original list price ratio of 87.9, reflecting some negotiation room. Volume-wise, active list volume dropped to $112,943,708, while sold sale volume was $4,989,229. These trends suggest that while immediate pricing is firming, broader YTD data points to affordability playing a role in boosting sales volume.


Overall, buyers are finding value, but sellers in higher brackets may need to price competitively to capitalize on the faster market pace.


Back to Menu


Listings Activity by Price Range


Activity across price ranges in La Cruz de Huanacaxtle condos is concentrated in the $250,000–$499,999 segments, which account for a significant portion of active, sold, pending, and new listings. For active listings, the $300,000–$349,999 range leads with 33 units (down -21.4 YoY), followed by $250,000–$299,999 at 17 (down -34.6 YoY). Higher-end properties ($1,000,000+) saw growth, with 24 in the $1M–$1.5M range, up 84.6 YoY, indicating luxury segment expansion.


Sold listings show strength in lower brackets: 3 in $250,000–$299,999 (N/A YoY as zero prior), and scattered activity up to $1.5M–$2M. YTD, sales are up across many ranges, like 133.3 in $300,000–$349,999. Pending listings mirror this, with 1 each in several mid-ranges, totaling 6 (up 200.0 YoY), and YTD up 147.6, suggesting future sales in affordable tiers.


New listings were minimal at 5, mostly in $200,000–$749,999, down sharply -89.6 YoY, which exacerbates inventory tightness. YTD new listings dropped -54.7, with declines in popular ranges like $300,000–$349,999 at -81.6. This distribution implies a market where entry-level and mid-tier condos are hot, while luxury sees growing interest but slower turnover.


Back to Menu


Market Trends (Visualized)


The chart below illustrates sold listings (black bars) alongside average sale prices (dark red line) over the past 12 months. Notice the peak in October 2024 with 18 sales at lower prices, contrasting with recent months where fewer but higher-priced sales dominate, reflecting a shift to premium transactions.





This visualization shows active listings (black bars) and average list prices (dark red line). Inventory peaked in April 2025 at 223 units with elevated prices, then trended down, with prices stabilizing around $600,000+, indicating a maturing market with sustained value.





The absorption rate line chart (in black) demonstrates a consistent decline from over 80 months in late 2024 to under 30 by mid-2025, highlighting accelerating market absorption and reduced oversupply.





Average DOM (black line) fluctuated significantly, with highs in October 2024 at 743 days and recent upticks, but the overall downward YTD trend suggests properties are selling more efficiently despite monthly variances.





Back to Menu


Market Implications


For Buyers


Buyers in La Cruz de Huanacaxtle will find a more competitive landscape with inventory down -14.3 YoY and absorption improving -72.45, meaning good deals may not last long. However, YTD median prices down -22.46 offer affordability, especially in the $250,000–$400,000 range where activity is high. Rising DOM 25.89 YoY could provide negotiation leverage, but with sales up 212.5 YTD, acting quickly is advisable.


For Sellers


Sellers benefit from tighter supply and surging sales 75.0 YoY, with average sale prices up 99.72 in July. Lower new listings -89.6 reduce competition, and faster absorption -72.45 means quicker sales. Yet, higher DOM 25.89 suggests pricing realistically to avoid prolonged listings, particularly in mid-to-high ranges.


For Investors


Investors should note the 212.5 YTD sales growth and inventory contraction, pointing to potential appreciation in this growing area. Luxury segments ($1M+) show 106.7 YTD active growth, offering flips or rentals, but YTD price dips -8.07 warrant caution. With improved absorption, long-term holds in affordable ranges could yield strong returns.


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 ]]> </description>
    <pubDate>Tue, 05 Aug 2025 15:10:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.mexicolife.com/blog/nuevo-vallarta-west-condos-mls-market-report-july-2025.html</guid>
    <link>https://www.mexicolife.com/blog/nuevo-vallarta-west-condos-mls-market-report-july-2025.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>Nuevo Vallarta West Condos MLS Market: Inventory Up 71.3 YoY with Sales Growth (July 2025 Report)</title>
    <description> <![CDATA[ 

 



Executive Summary


The Nuevo Vallarta West condo market in July 2025 shows signs of expansion and opportunity, particularly for buyers. Year-to-date, sold listings increased 9.4 to 58 units, while pending listings rose 15.3 to 68, indicating growing momentum. July saw 6 condos sold, a 100 YoY surge from 3, though flat MoM. Active listings jumped 71.3 YoY to 298, with YTD up 21.7, reflecting abundant supply. New listings dipped -18.2 YoY to 9, and +12.5 MoM.


Pricing presents a mixed picture: average sale price in July climbed 71.01 YoY to $483,167, but YTD fell -23.43 to $513,262. Median sale price rose 35.69 YoY to $383,500, yet YTD declined -23.15. Absorption rate at 31.10 months (+35.51 YoY) signals a strong buyer's market. Average DOM extended to 205 days (+122.83 YoY), suggesting slower turnover.


Market at a Glance






Active Listings 298

MoM: -1.97 YoY: 71.3 YTD: 21.7




New Listings 9

MoM: 12.5 YoY: -18.2 YTD: -31.2




Sold Listings 6

MoM: 0 YoY: 100 YTD: 9.4








Average Sale Price $483,167

MoM: 18.41 YoY: 71.01 YTD: -23.43




Absorption Rate 31.10 months

MoM: -2.81 YoY: 35.51 YTD: 40.15




Average DOM 205 days

MoM: -17.55 YoY: 122.83 YTD: 9.87










Market Overview


Key Market Indicators


Pricing Analysis


Listings Activity by Price Range


Market Trends (Visualized)


Market Implications




Market Overview


Nuevo Vallarta West's condo market is experiencing inventory growth, with active listings at 298 in July, up 71.3 YoY and 21.7 YTD. This surge contrasts with new listings declining -18.2 YoY and -31.2 YTD, possibly due to seasonal factors or seller caution. Sold units in July doubled YoY to 6, contributing to a 9.4 YTD increase, while pendings rose 16.7 YoY and 15.3 YTD.


Pricing dynamics are varied: July's average sale price rose sharply 71.01 YoY, but YTD averages show declines, perhaps reflecting a shift toward more affordable segments. Median prices followed a similar pattern, with YoY gains but YTD losses.


The absorption rate of 31.10 months (+35.51 YoY) and DOM at 205 days (+122.83 YoY) underscore a buyer's market, where supply exceeds demand, leading to longer selling times.


MoM changes were modest, with active listings down slightly and sales stable, suggesting stabilization after earlier volatility.


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Key Market Indicators




Absorption Rate: 31.10 months (+35.51 YoY), YTD average 32.36 months (+40.15 from 2024 YTD).


Average List Price (Actives): $522,186 (-7.20 YoY), YTD $525,333 (+0.46).


Median List Price (Actives): $459,750 (-8.41 YoY), YTD $460,000 (+14.03).


Average Sale Price (Solds): $483,167 (+71.01 YoY), YTD $513,262 (-23.43).


Median Sale Price (Solds): $383,500 (+35.69 YoY), YTD $383,500 (-23.15).


Average DOM: 205 days (+122.83 YoY), YTD 245 days (+9.87).


Median DOM: 153 days (+212.24 YoY), YTD 227 days (+30.46).




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Pricing Analysis


Prices in Nuevo Vallarta West condos are showing YoY strength in July, with average sold prices up significantly, driven by sales in mid-ranges. However, YTD declines suggest earlier months had higher-value transactions in 2024. Sale to list price ratio at 94.7 in July indicates moderate negotiations, while sale to original list at 91.5 shows some reductions over time.


Active list volume reached $156 million in July, up MoM, reflecting the inventory build. Sold volume was $2.9 million, up from June's $2.45 million, aligning with stable sales but higher prices per unit.


Overall, the market's pricing resilience in a high-supply environment could benefit buyers seeking deals, while sellers in popular ranges maintain leverage.


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Listings Activity by Price Range


Active listings cluster in $250k-$599k, with over 70 of inventory there. Standout YoY growth: $450k-$499k up 466.7 to 51, $300k-$349k +283.3 to 46. Higher ends like $1M+ show modest increases. YTD, lower-mid ranges gained, e.g., $450k-$499k +317.6.


Sold listings YTD up in several bands, like $350k-$399k +225 to 13, $550k-$599k +200 to 3. July sales spanned $250k-$399k, $600k-$649k, $900k-$949k, doubling YoY total.


Pending activity YTD strong in $350k-$499k, with gains like $350k-$399k +166.7 to 16. July pendings in lower-mid ranges, up 16.7 YoY.


New listings YTD down overall, but pockets like $550k-$599k +11.1 to 10. July's 9 new entries focused on scattered ranges, down YoY.


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Market Trends (Visualized)


The chart below displays sold listings (black bars) and average sale prices (dark red line) over the past year, capturing sales volume and price movements.





This visualization shows active listings (black bars) paired with average list prices (dark red line), illustrating inventory and pricing trends.





The line chart tracks absorption rate changes, highlighting supply-demand balance.





Average DOM trends are plotted, revealing property turnover speed variations.





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Market Implications


For Buyers


High inventory (+71.3 YoY) and extended absorption (+35.51) create a favorable environment for buyers, offering choices and negotiation power. Despite YTD price dips, rising YoY medians suggest selecting now in growing mid-ranges could yield value.


For Sellers


Sellers contend with longer DOM (+122.83 YoY) in a buyer's market, but strong pendings and YoY sales growth indicate demand persists. Pricing realistically in competitive $300k-$500k bands may accelerate sales.


For Investors


Investors can capitalize on inventory surge and YTD sales uptick, targeting undervalued segments like $350k-$399k with high activity. Long-term, Nuevo Vallarta West's resort appeal supports rental potential amid market expansion.


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 ]]> </description>
    <pubDate>Tue, 05 Aug 2025 12:00:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.mexicolife.com/blog/romantic-zone-condos-mls-market-report-july-2025.html</guid>
    <link>https://www.mexicolife.com/blog/romantic-zone-condos-mls-market-report-july-2025.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>Romantic Zone Condos MLS Market: YTD Sales Surge 32.8 Amid Tighter Inventory (July 2025 Report)</title>
    <description> <![CDATA[ 

 



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






Active Listings 145

MoM: -3.97 YoY: -16.2 YTD: -2.3




New Listings 6

MoM: 0.0 YoY: -79.3 YTD: -29.1




Sold Listings 8

MoM: 14.29 YoY: -20 YTD: 32.8








Average Sale Price $502,804

MoM: -29.75 YoY: -21.81 YTD: -3.46




Absorption Rate 12.99 months

MoM: -0.38 YoY: -46.81 YTD: -34.86




Average DOM 211 days

MoM: 25.07 YoY: 74.38 YTD: 46.27










Market Overview


Key Market Indicators


Pricing Analysis


Listings Activity by Price Range


Market Trends (Visualized)


Market Implications




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.


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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.




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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.


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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.


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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.





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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.


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 ]]> </description>
    <pubDate>Tue, 05 Aug 2025 11:38:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.mexicolife.com/blog/puerto-vallarta-land-mls-market-report-july-2025.html</guid>
    <link>https://www.mexicolife.com/blog/puerto-vallarta-land-mls-market-report-july-2025.html</link>
        <author>John@MexicoLife.com (John Forget)</author>
        <title>Puerto Vallarta Land MLS Market: Inventory Climbs 38.2 YoY with Faster Sales (July 2025 Report)</title>
    <description> <![CDATA[ 

 



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






Active Listings 452

MoM: 2.03 YoY: 38.2 YTD: 22.9




New Listings 21

MoM: 31.25 YoY: -82.2 YTD: -19.8




Sold Listings 6

MoM: 20 YoY: 50 YTD: 8.3








Average Sale Price $305,346

MoM: 23.46 YoY: 13.31 YTD: 14.53




Absorption Rate 54.24 months

MoM: 3.06 YoY: -0.48 YTD: 36.14




Average DOM 147 days

MoM: -35.23 YoY: -46.15 YTD: -24.90










Market Overview


Key Market Indicators


Pricing Analysis


Listings Activity by Price Range


Market Trends (Visualized)


Market Implications




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.


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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.




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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.


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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.


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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.





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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.


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 ]]> </description>
    <pubDate>Tue, 05 Aug 2025 11:19:00 -0500</pubDate>
</item>
    </channel>
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