Puerto Vallarta & Riviera Nayarit Real Estate Market
Live pricing, price-per-m² by zone, development benchmarks and inventory — drawn directly from 3,918 active MLS listings across the bay.
$3,830
Median USD / m²
$449K
Median price (USD)
3,918
Active listings
Q3 2026 edition · the finding · published October 17, 2026
In Vallarta, fairly priced homes sell. What's left on the market is the overpriced inventory.
Homes that sold closed at 95.5–97.6% of their asking price: buyers barely negotiate on what is priced right. The gap is in what has not sold. In the Conchas Chinas & South Shore area, sellers ask $4,561/m² and buyers paid $4,496/m², almost the same, and it has the leanest inventory among the major zones (~20 months). In the Hotel Zone, listings ask 46% more than what buyers actually paid ($6,395 vs $4,367/m²), and inventory runs to ~51 months.
| Zone | Asking /m² | Paid /m² | Asking above paid | Months of inventory |
|---|---|---|---|---|
| Hotel Zone (70+ sales) | $6,395 | $4,367 | +46% | ~51 |
| Downtown & 5 de Diciembre (140+ sales) | $4,651 | $3,756 | +24% | ~17 |
| Marina Vallarta (70+ sales) | $5,440 | $4,483 | +21% | ~35 |
| Romantic Zone & Amapas (160+ sales) | $5,843 | $4,831 | +21% | ~24 |
| Bucerías (100+ sales) | $4,083 | $3,378 | +21% | ~32 |
| Conchas Chinas & South Shore (90+ sales) | $4,561 | $4,496 | +1% | ~20 |
How it was measured: "paid" is the median price per m² of closed MLS sales in each area; "asking" is the median of active condo listings in the same area on the publication date. Months of inventory = active listings ÷ monthly sales; not every closing is reported to the MLS, so these run high and are meant to compare zones, not to stand alone. The Hotel Zone includes new towers in pre-construction. Figures for this edition are fixed; the rest of the report updates daily. Based on MLS information for the period from Aug 13, 2025 to Aug 31, 2026. MLS data is deemed reliable, but its accuracy is not guaranteed by the MLS.
Cite as: HOMIA, Puerto Vallarta & Riviera Nayarit Real Estate Market Report, Q3 2026 edition. homia.mx
What "live data" means here
The price, inventory and $/m² figures are recomputed from the MLS feed several times a day from the listings active right now (last updated October 28, 2026). They are asking prices, not closed sales.
So from one day to the next, the active-listing count, the median price and the median $/m² can move as properties come on, get repriced, or sell and drop off. Don't be surprised if tomorrow's number differs slightly — that's the market, not an error.
Two exceptions are fixed, not live: the short-term-rental section is a 2025 snapshot, and the SHF appreciation figure is an official quarterly index.
Key takeaways
- 1
Fairly priced homes sell; what's left is overpriced (Q3 2026 edition). What sold closed at 95–98% of asking, but in the Hotel Zone listings ask 46% above what buyers actually paid per m², with ~51 months of inventory, while in Conchas Chinas & South Shore asking and paid are within 1% and inventory is the leanest of the major zones (~20 months).
- 2
Buyers don't pay the sticker: across 1074 closed sales, homes sold at a median $3,695/m² and closed at about 97% of asking — while active listings ask a median $3,830/m². HOMIA reports the price actually paid, not just the list price.
- 3
Financing the bay's median $449K home at today's 7.32% U.S. rate runs about $3,084/month and roughly $661K in interest over 30 years — a cash purchase in Mexico skips it entirely.
- 4
At Jalisco's official 7.5% real annual appreciation (SHF index, inflation-adjusted), that same $449K median home would add about $34K in real value in a year — well above the 3.8% national average.
- 5
The bay spans a 1.8× price gap: Lower Conchas Chinas leads at $7,110/m², while Bucerías — the most active market with 401 active listings — offers value at $4,036/m².
- 6
Oceanfront commands a premium: among active beachfront developments, Harbor 171 leads at $7,000/m², while Acqua offers the best-value beachfront at $3,845/m².
- 7
Rental demand is highly seasonal: across 16,449 short-term rentals, occupancy swings from 90% in February to 36% in September at about $154/night — investors should model a calendar, not a flat number.
Median price
$8.2M
≈ $449K USD
Median $/m²
$3,830
USD / m²
Active listings
3,918
condos · houses · land
Price range
$738K – $720M
MXN
As of this report, there are 3918 active for-sale listings in Puerto Vallarta & Riviera Nayarit across condos, houses and land. The median asking price is $8,151,000 MXN (≈ $449K USD), with the market ranging from $738,000 MXN on the entry end up to $720,000,000 MXN at the top. The median price per square meter is about $3,830 USD/m², a useful yardstick when comparing value between buildings.
Condos lead the Puerto Vallarta & Riviera Nayarit market with 2677 active listings at a median of $8,250,000 MXN (≈ $4,154 USD/m²). Roughly 23% of current inventory advertises an ocean, bay or water view. The typical property was built around 2024, so buyers see a mix of newer developments and established residences.
On a per-development basis, Flamingos Paradise is among the most active in Puerto Vallarta & Riviera Nayarit with 92 listings, a median of $7,329,535 MXN and entry pricing from $4,324,090 MXN (≈ $3,949 USD/m²).
“Comparing $/m² across developments is the fastest way to spot where your money buys more.
Official Appreciation (SHF)
Q2 2026 · Govt. indexMexico's official home-price index (Sociedad Hipotecaria Federal) tracks appreciation of mortgaged homes nationwide. SHF doesn't break out Puerto Vallarta or Bahía de Banderas as its own metro, so the two states that hold the bay — Nayarit and Jalisco — are the closest sanctioned benchmark. Figures shown are real (inflation-adjusted, deflated by 3.4% annual CPI), alongside the bay's live asking prices below.
+3.8%
National · real YoY
7.3% nominal
+7%
Nayarit · real YoY
Riviera Nayarit / Bahía de Banderas · 10.6% nominal
+7.5%
Jalisco · real YoY
Puerto Vallarta · 11.2% nominal
$2.0M
National avg. price
Source: Índice SHF de Precios de la Vivienda, Sociedad Hipotecaria Federal (2T 2026)
Financing & Exchange Rate
LiveWhy buyers move now: with U.S. mortgage rates elevated, cash purchases in Mexico stretch further — and every move in the peso changes a foreign buyer's entry price.
7.32%
U.S. 30-yr mortgage
$18.58
USD / MXN
$13.28
CAD / MXN
Sources: Freddie Mac / FRED · Banxico
Price Distribution
How many active listings fall in each price band (MXN).
$/m² by Development
Median price per square meter (USD) in the most active developments — where your money buys more.
Beachfront Developments · $/m²
Median price per square meter (USD) among active beachfront developments — where oceanfront commands a premium.
- Harbor 171$7,000/m²18 active
- Bahiban$6,877/m²13 active
- Vaya Vaya$6,447/m²10 active
- Zantamar$6,300/m²27 active
- Olaya$5,963/m²15 active
- Acqua$3,845/m²5 active
Price per m² by Zone
Median asking price per square meter (USD) across the bay's active zones — the fastest read on where value sits. Bars run priciest to best-value; the dashed line marks the bay-wide median. Tap any zone for its full market study.
Bay median$3,830
Lower Conchas ChinasMost premium$7,110/m²18 active
Romantic Zone$6,216/m²285 active
Marina Vallarta$5,460/m²244 active
5 de Diciembre$4,735/m²152 active
Amapas$4,536/m²111 active- Alta Vista$4,171/m²49 active
Versalles$4,104/m²240 active
Bucerías$4,036/m²401 active- Flamingos$3,909/m²186 active
La Cruz de Huanacaxtle$3,864/m²187 active
Nuevo Vallarta$3,355/m²318 active- Sayulita$3,332/m²140 active
Punta de Mita$2,776/m²68 active- Upper Conchas ChinasBest value$2,494/m²22 active
- BuceríasMost listings401active$4,036/m²
- Nuevo Vallarta318active$3,355/m²
- Romantic Zone285active$6,216/m²
- Marina Vallarta244active$5,460/m²
- Versalles240active$4,104/m²
- La Cruz de Huanacaxtle187active$3,864/m²
- Flamingos186active$3,909/m²
- 5 de Diciembre152active$4,735/m²
- Sayulita140active$3,332/m²
- Amapas111active$4,536/m²
- Punta de Mita68active$2,776/m²
- Alta Vista49active$4,171/m²
- Upper Conchas Chinas22active$2,494/m²
- Lower Conchas Chinas18active$7,110/m²
What Buyers Actually Paid, by Zone
Closed sales recorded on the MLS, by zone: median price paid per m² next to today's median asking price, how close to asking they closed, and how long they took to sell. Volume is a floor — not every closing is reported to the MLS.
| Zone | Sales | Paid /m² | Asking /m² | % of asking | Time to sell |
|---|---|---|---|---|---|
| Romantic Zone & Amapas | 160+ | $4,831 | $5,942 | 96.1% | ~7 mo |
| Conchas Chinas & South Shore | 90+ | $4,496 | $4,572 | 95.5% | ~6 mo |
| Marina Vallarta | 70+ | $4,483 | $5,429 | 97.6% | ~8 mo |
| Hotel Zone | 70+ | $4,367 | $6,394 | 97% | ~7 mo |
| Sayulita | 20+ | $4,240 | $5,511 | 95.4% | ~8 mo |
| Downtown & 5 de Diciembre | 140+ | $3,756 | $4,735 | 96.7% | ~7 mo |
| Flamingos | 20+ | $3,527 | $3,909 | 98.6% | ~9 mo |
| Guayabitos | 10 | $3,431 | $3,377 | 100% | ~8 mo |
| La Cruz de Huanacaxtle | 50+ | $3,414 | $3,881 | 98.2% | ~14 mo |
| Bucerías | 100+ | $3,378 | $4,083 | 95.5% | ~10 mo |
| Versalles | 80+ | $3,219 | $4,109 | 99.7% | ~9 mo |
| Nuevo Vallarta | 100+ | $3,069 | $3,443 | 96.8% | ~9 mo |
| Aramara | 30+ | $2,972 | $3,070 | 100% | ~12 mo |
| Mezcales | 20+ | $1,906 | $1,650 | 100% | ~6 mo |
| Ixtapa (Puerto Vallarta) | 10 | $1,343 | $1,898 | 99.4% | ~7 mo |
Based on MLS information for the period from Aug 13, 2025 to Aug 31, 2026. MLS data is deemed reliable, but its accuracy is not guaranteed by the MLS.
Short-Term Rental & Yield · 2025
Airbnb performance across 16,449 active listings, crossed with MLS asking prices. Gross yield varies sharply by zone — rental-grade neighborhoods lead, so the per-zone table below is where the real number lives.
$259K
Median annual revenue
54%
Median occupancy
$3K
Median nightly rate
5.1%
Top-zone gross yield · Punta de Mita
Occupancy by month (%)
| Zone | Annual rev. | Occ. | Gross yield |
|---|---|---|---|
| Punta de Mita | $749K | 51% | 5.1% |
| Amapas | $577K | 63% | 4.3% |
| Romantic Zone | $379K | 62% | 3.7% |
| La Cruz de Huanacaxtle | $257K | 46% | 3.1% |
| Nuevo Vallarta | $322K | 53% | 3.1% |
| Upper Conchas Chinas | $670K | 62% | 3.1% |
| Lower Conchas Chinas | $670K | 62% | 2.9% |
| Flamingos | $227K | 46% | 2.8% |
| Bucerías | $212K | 49% | 2.5% |
| Sayulita | $322K | 56% | 2.5% |
| Alta Vista | $207K | 55% | 2.4% |
| Versalles | $149K | 54% | 2.1% |
| 5 de Diciembre | $147K | 53% | 1.6% |
| Marina Vallarta | $222K | 52% | 1.5% |
Rental figures: 2025 Airbnb performance (16,449 geolocated active listings, MXN, gross). Gross yield = median annual rental revenue ÷ MLS median asking price — before costs, fees and vacancy. A benchmark, not a guarantee.
By Property Type
| Type | # | Median | $/m² |
|---|---|---|---|
| Condos | 2677 | $8.3M | $4,154 |
| Houses | 731 | $11M | — |
| Land | 510 | $3.4M | $456 |
Median Price by Bedrooms
| Bedrooms | # | Median price |
|---|---|---|
| 1 bd | 593 | $6.5M |
| 2 bd | 1496 | $8.3M |
| 3 bd | 693 | $12M |
| 4+ bd | 444 | $20M |
Ocean / bay view
23%
of active inventory
Median year built
2024
Avg. price
$12M
MXN
Median days on market
227
days
Offer financing
10%
developer / owner
See live listings in Puerto Vallarta & Riviera Nayarit
Every number above comes from active MLS inventory. Browse the actual homes, or let HOMIA flag the best-value deals for you.
Methodology & Citation
Asking-price figures are computed directly from active MLS listings across Puerto Vallarta and Riviera Nayarit as of Q4 2026, covering condos, houses and land at or above the market entry threshold; price per m² is derived per listing then aggregated. We also report the median price actually paid, computed from 1074 closed MLS sales over the last ~12 months (real transactions, not list prices). Based on MLS information for the period from Aug 13, 2025 to Aug 31, 2026. MLS data is deemed reliable, but its accuracy is not guaranteed by the MLS. USD figures use the listing's native currency where available. Official appreciation figures come from Mexico's SHF House Price Index. HOMIA is an AMPI-member brokerage and updates this report quarterly.
Cite this report as
HOMIA Puerto Vallarta & Riviera Nayarit Real Estate Market Report, Q4 2026. homia.mx.
Journalists & researchers: for custom data pulls, zone-level breakdowns or an on-record quote, contact info@homia.mx.
Data reflects active MLS listings and is refreshed regularly. Figures are asking prices, not closed sales.