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San Pancho Real Estate — Homes for Sale
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San Pancho Homes Market
San Pancho market snapshot
The median asking price in San Pancho is $24.9M MXN (≈ US$1,420,000), about $0/m². Homes sit ~185 days on market.
Price distribution (MXN)
About San Pancho
San Pancho, Riviera Nayarit, is one of the most sought-after areas to buy real estate in the Puerto Vallarta & Riviera Nayarit market. Right now there are 36 homes for sale, from $4.5M to $149.4M MXN (median $24.9M), 1–8 bedrooms and 50–1900 m². Many enjoy ocean views. Prices and inventory update daily from the Vallarta-Nayarit MLS.
Homes in San Pancho
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Buying homes in San Pancho
San Pancho prices by bedroom count
| Bedrooms | For sale | Median price | Median size |
|---|---|---|---|
| 1 | 2 | US$459K | 141 m² |
| 2 | 3 | US$621K | 186 m² |
| 3 | 9 | US$780K | 340 m² |
| 4+ | 22 | US$1.99M | 500 m² |
Homes in San Pancho: FAQ
How much do homes in San Pancho cost?
There are 36 homes for sale in San Pancho right now, priced from US$250K to US$8.75M. The median asking price is US$1.42M ($24.9M MXN). Figures come from the Vallarta-Nayarit MLS and update daily.
What does each bedroom count cost in San Pancho?
1 bedroom: 2 listed, median US$459K (~141 m²); 2 bedrooms: 3 listed, median US$621K (~186 m²); 3 bedrooms: 9 listed, median US$780K (~340 m²); 4+ bedrooms: 22 listed, median US$1.99M (~500 m²).
Are there beachfront or ocean-view homes in San Pancho?
Yes. 0 of the 36 listings are beachfront and 16 (44%) list an ocean or bay view.
Which developments have the most homes for sale in San Pancho?
By current inventory: Other. Each one has its own page on HOMIA with every available unit and its price per m².
Can I buy pre-construction or with financing in San Pancho?
0 of the 36 listings are pre-construction and 0 offer developer or owner financing. 1 hit the market in the last 30 days, and the median listing has been on the market 185 days.
What's the difference between a house and a condo in Puerto Vallarta for investment?
Houses in Puerto Vallarta offer more privacy, outdoor space, and renovation flexibility, but have higher maintenance costs and greater capital requirements. Condos offer shared amenities, lower maintenance, and generally better resale liquidity. For vacation rental, both perform well depending on the zone.
How much does it cost to maintain a house in Puerto Vallarta?
Annual maintenance for a house in Puerto Vallarta typically equals 1–2% of the property value, plus property tax (very low vs. US/Canada, generally $300–1,500 USD/year) and homeowner insurance ($800–3,000 USD/year depending on value and zone).
Can a foreigner remodel or renovate a house in Puerto Vallarta?
Yes. The Fideicomiso bank trust grants the foreign buyer full property rights, including the right to modify, build, or renovate within municipal building codes. Major renovations require a municipal construction permit.