KALI TOVAR · MLS MARKET SNAPSHOT
How the Puerto Vallarta and Riviera Nayarit market is really moving.
A plain-language reading of the MLS record, written for buyers who are new to this coast. Every figure comes from a published report. Nothing here is a forecast.
- Condominiums · closed sales January 1 to August 28, 2026
- Houses · closed sales September 4, 2025 to September 1, 2026
- What is this?
- A snapshot of the listings and closed sales recorded in the regional MLS, the shared database local brokerages use to list and sell property.
- Which markets?
- Puerto Vallarta, in Jalisco, and Riviera Nayarit, in Nayarit: the two sides of Banderas Bay. Condominiums and houses, resale and presale.
- Which periods?
- Two separate datasets. Condominiums cover eight months of 2026; houses cover a trailing twelve months. They are never combined.
- Why should a buyer care?
- Before you look at a single property, it shows how much is for sale, how fast it is selling, and how close to the asking price sellers are actually closing.
CondominiumsJanuary 1 to August 28, 2026
- For sale
- 2,518
- Under contract
- 183
- Closed sales
- 667
Housesfrom September 4, 2025 to September 1, 2026
- For sale
- 689
- Under contract
- 41
- Closed sales
- 314
START HERE
Five terms, and this page reads itself.
The story below separates two very different products and uses three measures over and over. Here is what each one means in plain words.
Resale
An existing property being sold by its owner. It is built, it can be visited, and its price is negotiated between the owner and the buyer.
Presale
A unit sold by a developer before or during construction. You buy from plans or a partly built project, and the price is set by the developer.
- Months of inventory
How long the properties for sale today would last if they kept selling at the recent MLS closing pace.
12 months means that, at the recent pace, today's supply equals about a year of sales. It is not a promise that any one property takes a year to sell.
- Days on market
The median time a closed sale spent listed before it sold. Half the sales took less, half took more.
174 days means the typical sale closed in a little under six months.
- Sold to list
How the final price compared with that same property's latest asking price.
96% means that, on average, a property last listed at $100 closed at about $96.
CHAPTER 1 · RESALE CONDOMINIUMS
Resale: the market you can visit today.
Existing condominiums sold by their owners. This is the clearest part of the record, because every resale closing runs through the MLS.
Which resale market is moving faster right now?
Puerto Vallarta. Its resale condominiums carry 14.4 months of inventory and a median 174 days to close, against 22.4 months and 226 days in Riviera Nayarit, on 311 and 162 closed sales.
| Region | For sale | Under contract | Closed sales | Months of inventory | Median days on market, closed sales | Sold to list |
|---|---|---|---|---|---|---|
| Puerto Vallarta | 559 | 58 | 311 | 14.4 mo | 174 days | 96.4% |
| Riviera Nayarit | 454 | 45 | 162 | 22.4 mo | 226 days | 95.7% |
- How to read this
- Each panel has its own scale. Compare the two bars inside a panel, never a bar in one panel against a bar in another.
- Observation period
- Condominium closed sales, January 1 to August 28, 2026.
- Sample
- Puerto Vallarta: 559 for sale · 311 closed. Riviera Nayarit: 454 for sale · 162 closed.
- Keep in mind
- Properties under contract are a volume, not a rate. They cannot be turned into a share of listings that go on to sell.
Where does resale inventory clear fastest?
Centro North (10.7 months) and Centro South (11.7) clear fastest; Ixtapa (37.3) sits longest. Nuevo Nayarit, at 13.1 months on 57 closings, is the only Riviera Nayarit zone that moves at a Puerto Vallarta pace.
| Zone | For sale | Closed sales | Months of inventory |
|---|---|---|---|
| Centro North, Puerto Vallarta | 47 | 35 | 10.7 mo |
| Centro South, Puerto Vallarta | 123 | 84 | 11.7 mo |
| South Shore, Puerto Vallarta | 102 | 63 | 13.0 mo |
| Nuevo Nayarit, Riviera Nayarit | 93 | 57 | 13.1 mo |
| Hotel Zone, Puerto Vallarta | 74 | 45 | 13.2 mo |
| Francisco Villa West, Puerto Vallarta | 53 | 28 | 15.1 mo |
| Marina, Puerto Vallarta | 60 | 29 | 16.6 mo |
| Sayulita, Riviera Nayarit | 16 | 6 | 21.3 mo |
| La Cruz de Huanacaxtle, Riviera Nayarit | 64 | 22 | 23.3 mo |
| Flamingos, Riviera Nayarit | 53 | 17 | 24.9 mo |
| Bucerias, Riviera Nayarit | 140 | 43 | 26.0 mo |
| Aramara, Puerto Vallarta | 29 | 8 | 29.0 mo |
| Mezcales, Riviera Nayarit | 37 | 8 | 37.0 mo |
| Ixtapa, Puerto Vallarta | 28 | 6 | 37.3 mo |
Zones with too few closings to measure
- Punta de Mita RN · 27 for sale, 3 closed
- Airport PV · 15 for sale, 1 closed
- Pitillal North PV · 15 for sale, 4 closed
- San Pancho RN · 9 for sale, 1 closed
- Jarretaderas RN · 8 for sale, 2 closed
- Mojoneras PV · 4 for sale, 1 closed
- Guayabitos RN · 3 for sale, 2 closed
- Francisco Villa East PV · 3 for sale, 3 closed
- Libramiento NE PV · 2 for sale, 4 closed
- Litibu RN · 2 for sale, 0 closed
- Pitillal South PV · 2 for sale, 0 closed
- Universidad PV · 2 for sale, 0 closed
- Destiladeras RN · 1 for sale, 0 closed
- Nuevo Vallarta East RN · 1 for sale, 1 closed
- How to read this
- A shorter bar means today's active supply in that zone equals fewer months of sales at the recent closing pace. The closed count under each name tells you how much evidence sits behind the bar.
- Observation period
- Condominium closed sales, January 1 to August 28, 2026.
- Sample
- 14 zones, each with at least five closed resale sales. The closed count is printed under every zone name.
- Keep in mind
- This does not mean a listing in a short-bar zone sells within that time. Zones with few closings, like Sayulita or Ixtapa, are thinner evidence than zones with dozens.
How long do resale sales take, and how many actually close?
Centro South has the most closings, 84, at a median 170 days. Marina has the quickest median at 144 days on 29 closings; La Cruz de Huanacaxtle the slowest at 254 days on 22.
- Centro South PV · 170 days · 84 closings
- South Shore PV · 175 days · 63 closings
- Nuevo Nayarit RN · 193 days · 57 closings
- Hotel Zone PV · 186 days · 45 closings
- Bucerias RN · 233 days · 43 closings
- Centro North PV · 180 days · 35 closings
- Marina PV · 144 days · 29 closings
- Francisco Villa West PV · 166 days · 28 closings
- La Cruz de Huanacaxtle RN · 254 days · 22 closings
- Flamingos RN · 193 days · 17 closings
- Mezcales RN · 198 days · 8 closings
- Aramara PV · 219 days · 8 closings
- Sayulita RN · 204 days · 6 closings
- Ixtapa PV · 211 days · 6 closings
- How to read this
- Left is faster, higher is more closings. Every point is numbered and named in the key, so nothing depends on hovering.
- Observation period
- Condominium closed sales, January 1 to August 28, 2026.
- Sample
- 14 zones, each with at least five closed resale sales. The closed count is printed under every zone name.
- Keep in mind
- More closings usually means a bigger zone, not a more desirable one. Centro South is large; Sayulita is small. Read the count as market size first.
What are resale sellers asking, and what did recent sales achieve per square meter?
In Puerto Vallarta the two medians are almost identical: $3,883 asking against $3,873 achieved. In Riviera Nayarit current asking runs $3,773 against $3,212 achieved.
| Region | Asking | Closed | For sale | Closed sales |
|---|---|---|---|---|
| Puerto Vallarta | $3,883 | $3,873 | 559 | 311 |
| Riviera Nayarit | $3,773 | $3,212 | 454 | 162 |
Two different sets of properties
- How to read this
- The hollow dot is the median asking price of listings for sale right now. The solid dot is the median price of sales that closed in the period. Both are per square meter of total constructed area.
- Observation period
- Condominium closed sales, January 1 to August 28, 2026.
- Sample
- Puerto Vallarta: 559 for sale · 311 closed. Riviera Nayarit: 454 for sale · 162 closed.
How close to the asking price do resale condominiums actually close?
Very close. Puerto Vallarta resale closed at 96.4% of its latest list price and 95.0% of its original list price; Riviera Nayarit at 95.7% and 93.9%.
| Region | Closed sales | Sold to list | Sold to original list |
|---|---|---|---|
| Puerto Vallarta | 311 | 96.4% | 95.0% |
| Riviera Nayarit | 162 | 95.7% | 93.9% |
Does that change from zone to zone?
Not much. Every measured resale zone closed between about 95% and 100% of its latest list price. The zones closest to 100% are among those with the fewest closings, so treat them as thin evidence.
Same reading as above, one row per zone, with the closed count under each name.
| Zone | Closed sales | Sold to list | Sold to original list |
|---|---|---|---|
| Centro North, Puerto Vallarta | 35 | 95.3% | 94.3% |
| Centro South, Puerto Vallarta | 84 | 96.4% | 94.4% |
| South Shore, Puerto Vallarta | 63 | 95.1% | 94.0% |
| Nuevo Nayarit, Riviera Nayarit | 57 | 94.9% | 93.8% |
| Hotel Zone, Puerto Vallarta | 45 | 97.0% | 95.7% |
| Francisco Villa West, Puerto Vallarta | 28 | 98.7% | 95.8% |
| Marina, Puerto Vallarta | 29 | 95.7% | 94.7% |
| Sayulita, Riviera Nayarit | 6 | 96.1% | 95.4% |
| La Cruz de Huanacaxtle, Riviera Nayarit | 22 | 95.4% | 92.6% |
| Flamingos, Riviera Nayarit | 17 | 97.0% | 95.2% |
| Bucerias, Riviera Nayarit | 43 | 95.5% | 92.8% |
| Aramara, Puerto Vallarta | 8 | 97.2% | 97.2% |
| Mezcales, Riviera Nayarit | 8 | 100.0% | 99.2% |
| Ixtapa, Puerto Vallarta | 6 | 99.6% | 98.5% |
- How to read this
- Each dot compares a closed sale with the price on that same property. Solid is the latest asking price; hollow is the first asking price. The distance between them is what was cut during marketing, before an offer.
- Observation period
- Condominium closed sales, January 1 to August 28, 2026.
- Sample
- Puerto Vallarta: 311 closings. Riviera Nayarit: 162 closings.
- Keep in mind
- A 96% sold-to-list ratio means that, in aggregate, a property last listed at $100 closed at about $96. It is a market-wide average, not a promise for any one negotiation.
CHAPTER 2 · PRESALE CONDOMINIUMS
Presale: a different product, measured differently.
A presale unit is sold by the developer, usually from a sales office, and many of those sales never enter the MLS. The charts below show only what the MLS recorded. Read them as a partial view, not as the whole presale market.
What does the MLS record for presale in each region?
Puerto Vallarta has 965 active presale listings and 113 MLS-recorded closings, which works out to 68.3 months of inventory. Riviera Nayarit has 540 and 81, or 53.3 months.
| Region | For sale | Under contract | MLS-recorded closed sales | Months of inventory, MLS closings only |
|---|---|---|---|---|
| Puerto Vallarta | 965 | 54 | 113 | 68.3 mo |
| Riviera Nayarit | 540 | 26 | 81 | 53.3 mo |
Why the closed count is incomplete
- How to read this
- Same panels as the resale chapter, each with its own scale. The closed count is only the presale sales that ran through the MLS.
- Observation period
- Condominium closed sales, January 1 to August 28, 2026.
- Sample
- Puerto Vallarta: 965 for sale · 113 closed. Riviera Nayarit: 540 for sale · 81 closed.
- Keep in mind
- Do not read presale months of inventory as a measure of developer sales or as a sign that presale does not sell. It measures what the MLS can see.
When is today's presale supply expected to be delivered?
Most of Puerto Vallarta's active presale is scheduled for 2027 or later: 727 of 965 units, or 75%. In Riviera Nayarit it is 193 of 540, or 36%.
Active presale listings by expected delivery year
Delivering 2027 or later: Puerto Vallarta 727 of 965 (75%), Riviera Nayarit 193 of 540 (36%).
| Expected delivery | Puerto Vallarta | Riviera Nayarit | Both regions |
|---|---|---|---|
| 2025 and earlier | 48 | 49 | 97 |
| 2026 | 190 | 298 | 488 |
| 2027 | 418 | 129 | 547 |
| 2028 | 309 | 64 | 373 |
MLS-recorded presale closings by expected delivery year
Of the 194 presale closings the MLS recorded, 61.9% were units delivering in 2026. Buyers who closed through the MLS mostly chose units close to completion.
| Expected delivery | MLS-recorded closed sales | Share of MLS-recorded closings |
|---|---|---|
| 2025 and earlier | 30 | 15.5% |
| 2026 | 120 | 61.9% |
| 2027 | 41 | 21.1% |
| 2028 | 3 | 1.5% |
Why delivery year matters to a buyer
- It shows when today's supply is expected to arrive, and how much of it is still years away.
- A later delivery means more time exposed to construction, contract and developer execution risk before you hold keys.
- That is an observation about time, not a guaranteed outcome. Individual projects deliver early, on time and late.
- How to read this
- Bars are counts of active presale listings, by the delivery year the developer states. The two regions share one scale, so bars can be compared across the whole chart.
- Observation period
- Condominium closed sales, January 1 to August 28, 2026.
- Sample
- For sale: 1,505. MLS-recorded closed sales: 194.
- Keep in mind
- The closed distribution is a share of a partial sample. The MLS misses developer-direct sales in every delivery year, so the shape is more reliable than any single count.
What are developers asking, and what did MLS-recorded presale closings achieve?
Puerto Vallarta presale: $4,729 asking against $4,376 achieved per square meter. Riviera Nayarit: $3,797 against $3,424.
| Region | Asking | Closed | For sale | MLS-recorded closed sales |
|---|---|---|---|---|
| Puerto Vallarta | $4,729 | $4,376 | 965 | 113 |
| Riviera Nayarit | $3,797 | $3,424 | 540 | 81 |
Two different sets of properties
- How to read this
- Hollow is the median asking price of active presale listings. Solid is the median of MLS-recorded presale closings. Per square meter of total constructed area.
- Observation period
- Condominium closed sales, January 1 to August 28, 2026.
- Sample
- Puerto Vallarta: 965 for sale · 113 closed. Riviera Nayarit: 540 for sale · 81 closed.
- Keep in mind
- In the MLS record, presale closed at its list price: sold to list 100.0% in Puerto Vallarta and 100.0% in Riviera Nayarit.
What to check before buying a presale unit
The data above cannot tell you whether a specific project will deliver. These are the things to look at instead.
Developer delivery record
Completed projects you can visit, not renderings of planned ones. Ask how many were delivered, and whether on time.
Contract protections
Read the promise-of-sale contract before you sign it, in a language you understand. Comprehension before signature.
Escrow structure
Where your deposit is held. Funds held by a neutral third party, not in the developer's own account.
Delivery schedule
A construction schedule with dated milestones, so a delay is measurable rather than a feeling.
Payment schedule
When each payment is due and what it is tied to. Payments linked to milestones, not to the calendar alone.
Exit and remedy language
What happens if the project is not delivered within a defined period, written into the contract.
This is a checklist of questions, not legal advice. A notary and, where needed, a lawyer review the documents for a specific purchase.
CHAPTER 3 · HOUSES
Houses: a separate window, so a separate chapter.
Single-family houses come from their own MLS export and cover a trailing twelve months. A house figure and a condominium figure on this page are never comparable.
Twelve months of closings, not eight
How much house inventory is there, and how fast is it moving?
Puerto Vallarta has 249 houses for sale and 143 closed in twelve months, 20.9 months of inventory. Riviera Nayarit has 440 for sale and 171 closed, 30.9 months. Combined, 26.3 months.
| Region | For sale | Under contract | Closed sales | Months of inventory |
|---|---|---|---|---|
| Puerto Vallarta | 249 | 16 | 143 | 20.9 mo |
| Riviera Nayarit | 440 | 25 | 171 | 30.9 mo |
| Both regions | 689 | 41 | 314 | 26.3 mo |
- How to read this
- Each panel has its own scale. Months of inventory divides houses for sale by the average monthly closings over twelve months.
- Observation period
- House closed sales, from September 4, 2025 to September 1, 2026.
- Sample
- Puerto Vallarta: 249 for sale · 143 closed. Riviera Nayarit: 440 for sale · 171 closed.
- Keep in mind
- Twelve months of closings, not eight. The house months figure uses a different denominator from every condominium figure on this page.
What are house sellers asking, and what did recent sales achieve per square meter?
Puerto Vallarta houses: $2,318 asking against $2,021 achieved per square meter of construction. Riviera Nayarit: $2,634 against $2,002.
| Region | Asking | Closed | For sale | Closed sales |
|---|---|---|---|---|
| Puerto Vallarta | $2,318 | $2,021 | 249 | 143 |
| Riviera Nayarit | $2,634 | $2,002 | 440 | 171 |
| Both regions | $2,530 | $2,003 | 689 | 314 |
Two different sets of properties
- How to read this
- Hollow is the median asking price of houses for sale now. Solid is the median of house sales closed in the twelve months. Per square meter of construction.
- Observation period
- House closed sales, from September 4, 2025 to September 1, 2026.
- Sample
- Puerto Vallarta: 249 for sale · 143 closed. Riviera Nayarit: 440 for sale · 171 closed. Both regions: 689 for sale · 314 closed.
How close to asking price do houses close, and how often above it?
Houses closed at 96.4% of their latest list price in Puerto Vallarta and 96.7% in Riviera Nayarit. 20 (14.0%) of Puerto Vallarta closings and 23 (13.5%) of Riviera Nayarit closings came in above list; 43 (13.7%) combined.
House closings above their list price
| Region | Closed sales | Sold to list | House closings above their list price | Share of MLS-recorded closings |
|---|---|---|---|---|
| Puerto Vallarta | 143 | 96.4% | 20 | 14.0% |
| Riviera Nayarit | 171 | 96.7% | 23 | 13.5% |
| Both regions | 314 | 96.6% | 43 | 13.7% |
- How to read this
- Same-property measure: each closed sale against the latest asking price on that same house. The second chart counts the closings that finished above their list price.
- Observation period
- House closed sales, from September 4, 2025 to September 1, 2026.
- Sample
- Puerto Vallarta: 143 closings. Riviera Nayarit: 171 closings. Both regions: 314 closings.
- Keep in mind
- A 96% sold-to-list ratio means that, in aggregate, a property last listed at $100 closed at about $96. It is a market-wide average, not a promise for any one negotiation.
WHAT TO TAKE FROM THIS
Three things this data can do for you, and one it cannot.
1
Resale data helps you set expectations.
It tells you how long supply is lasting in a zone, how long recent sales took, and how close to asking they closed. That is the frame for an offer and for a listing strategy.
2
Presale data shows what is coming, not the sales.
It can show how much is scheduled for each delivery year and what the MLS recorded. It cannot show developer-direct sales, so it cannot tell you how fast a project is selling.
3
A specific property still needs its own comparables.
Every figure here is a median across a zone or a region. The unit you are considering has its own building, floor, view and history, and those move the number more than the zone average does.
Source: MLS exports for Puerto Vallarta and Riviera Nayarit, published report sets of August 31 and September 2, 2026. Cells with fewer than five closed sales are not reported.
Ready to put this data to work?
Every number above is context. What matters is how it applies to the specific property, zone and timeline you have in mind. Let's build the case together.
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