A Quick take: Inventory remains abundant, marketing times are long, and discounts are narrower than a year ago—especially for well-presented listings. Condos posted strong closed prices in September; houses continue to improve from last winter but remain a buyer-leaning market.
Prepared by: Team Ross-Coldwell Banker La Costa
Source: MLS Data (FlexMLS) — Aggregated Oct ’24 through Sep ’25
📊 CONDOS — Snapshot (Oct ’24 → Sep ’25)
| Metric | Value | Change |
|---|---|---|
| Active Listings | 3,206 | ↑ 43% YoY; flat MoM |
| New Listings | 77 | ↓ 27% MoM; ↓ 78% YoY |
| Sold Listings | 63 | ↓ 5% MoM; ↓ 23% YoY |
| Active Avg List Price | $535k | ↑ 1.1% MoM; ↓ 7.8% YoY |
| Sold Avg Sale Price | $552k | ↑ 9.6% MoM; ↑ 13.9% YoY |
| New Median List Price | $399k | ↓ 2.4% MoM; ↓ 0.9% YoY |
| Absorption (Months of Inventory) | 34.1 | ≈ flat MoM; ↑ 13% YoY |
| Sale-to-List Ratio | 96.7% | –0.1 pp MoM; +1.2 pp YoY |
| Days on Market (Avg) | 258 | ↑ 5 days MoM; ↓ 24% YoY |
| Active List Volume | $1.72B | ↑ 32% YoY |
| Sold Sale Volume | $34.8M | ↑ 4.7% MoM; ↓ 12.5% YoY |
What it means (Condos): Buyers still have choice (34 months of inventory), but high-quality, turnkey units are commanding firmer prices and smaller discounts than last year. Sharp pricing + presentation are paying off.
🏠 HOUSES — Snapshot (Oct ’24 → Sep ’25)
| Metric | Value | Comment |
|---|---|---|
| Active Listings | ~590–610 (Sep) | Easing from winter peak (~670) |
| New Listings | ~35–45 | Muted seller intake |
| Sold Listings | ~25–35 | Sep mid-range; flat–slightly ↑ vs Aug |
| Active Avg List Price | $930k–$990k | Sep sits mid-band |
| Sold Avg Sale Price | ~$700k | Choppy month to month (small sample) |
| New Median List Price | ~$540k | Recovered from spring dip |
| Absorption (MOI) | ~23–24 mo | Improved from ~30–31 last winter |
| Sale-to-List Ratio | ~95% | Range ~94–96% |
| Days on Market (Avg) | ~295 | Longer than condos |
| Active List Volume | ~$580–600M | Down from ~$640M mid-year |
| Sold Sale Volume | ~$40–60M / mo | Sep mid-pack |
What it means (Houses): Conditions are better than last winter (lower MOI, firmer medians), but timelines remain long and typical negotiation bands are ~4–5%. Renovated, move-in-ready homes continue to outperform.
🧭 Strategy Notes
For sellers
- Price against recent, renovated comps and target the current sale-to-list bands (Condos 96–97%; Houses 94–96%).
- Pre-market prep (repairs, light staging, pro media) shortens time-to-sale—especially in buildings/areas with competing inventory.
- Plan for longer timelines on houses; use phased marketing (launch → refresh → incentive).
For buyers & investors
- Leverage ample supply—especially listings active > 60–90 days.
- Recent condo closings show buyers paying up for views/amenities; be disciplined in prime, turnkey product.
- Underwrite with medium-term rental demand and building rules in mind.
🔎 Methodology & Sources
Data reflects MLS-based activity across Puerto Vallarta & Riviera Nayarit, aggregated Oct ’24 through Sep ’25. Metrics include active/new/sold counts, list/sale pricing, months of inventory, DOM, sale-to-list, and volumes.
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