Intro – Market Context
The first half of 2025 in Puerto Vallarta real estate painted a complex yet revealing picture:
- Listings surged.
- Buyer urgency softened.
- Prices—especially for single-family homes and entry-level condos—remained more resilient than expected.
The result: bearish buyer behavior, but no market crash.
Inventory vs Average Prices
Market Trends (2022-2025)
What is a Bearish Buyer’s Market?
Buyers have more power—but aren't rushing in. Homes sit longer on the market. Sellers cut prices, but buyers hesitate.
It’s not about affordability—it’s uncertainty:
- → U.S. economic & political tensions
- → Currency shifts
- → Property rights & immigration
We're seeing “migratory buyers” planning their exits from the U.S. but waiting for the right moment.
H1 2025 by the Numbers
A quick look at the metrics defining the current market.
DOM (Condos)
(up by 1–2 months)
DOM (Houses)
(up by 1–2 months)
Sold-to-List Ratio
(was 97%)
Inventory Growth
(+2,657 listings)
Median Condo Price
(YoY)
Median House Price
(YoY)
Forecast Check-In
How accurate were our predictions for 2025?
Prices did not rise steadily.
Condo resale prices dropped ~9%.
Resale delivered mixed equity gains.
Strong in some areas, weak in others.
Pre-con prices held in some areas.
Due to developer strategies.
Canadian buyers are surging.
The trend is confirmed and strengthening.
LGBTQ buyers trend.
Too early to measure but trend aligns with long-term demand.
Market Heat Map by Area
Not all areas behave the same. Discover the hot zones and those cooling down.
Oversaturated
Zona Hotelera (+127% listings), Centro North, Marina Vallarta.
Watchlist
Versalles (stable under $350K), Bucerías East.
Opportunity
Aramara, Universidad, Agua Azul, Boca de Tomatlán.
Between the Swells – Market Summary
The market isn’t crashing—it’s evolving. H2 2025 is the moment of repositioning.
The best deals won’t be in 2026—they’re happening now, quietly, in H2 2025.
For Smart Buyers
Act now before pricing firms up again. Uncertainty creates unique opportunities.
For Strategic Sellers
List now while snowbird planning begins. Get ahead of the winter rush.