Puerto Vallarta & Riviera Nayarit Real Estate Market

Key takeaways

1. 1

   Buyers don't pay the sticker: across 1000 closed sales, homes sold at a median $3,692/m² and closed at about 97% of asking — while active listings ask a median $3,845/m². HOMIA reports the price actually paid, not just the list price.

2. 2

   Financing the bay's median $454K home at today's 6.66% U.S. rate runs about $2,919/month and roughly $597K in interest over 30 years — a cash purchase in Mexico skips it entirely.

3. 3

   At Jalisco's official 7.5% real annual appreciation (SHF index, inflation-adjusted), that same $454K median home would add about $34K in real value in a year — well above the 3.8% national average.

4. 4

   The bay spans a 1.7× price gap: Lower Conchas Chinas leads at $7,066/m², while Bucerías — the most active market with 495 active listings — offers value at $4,102/m².

5. 5

   Oceanfront commands a premium: among active beachfront developments, Harbor 171 leads at $6,950/m², while Bay View Grand offers the best-value beachfront at $4,742/m².

6. 6

   Rental demand is highly seasonal: across 16,449 short-term rentals, occupancy swings from 90% in February to 36% in September at about $165/night — investors should model a calendar, not a flat number.