As we close November 2025, the Puerto Vallarta condo market reflects a dynamic balance of rising inventory, steady buyer demand, and strengthening sale prices. Despite increased competition among listings, the market continues to demonstrate resilience and long-term confidence across nearly all price segments.
For buyers, sellers, and investors in the Global Luxury space, understanding not only where the market stands today, but where it is heading over the next 30, 60, and 90 days, is essential for making informed, strategic decisions.
Current Snapshot: End of November 2025
Active inventory has expanded significantly year-over-year — up 24% — with 3,255 active condo listings compared to 2,623 last November. Along with this supply surge, the absorption rate climbed to 34.88, indicating additional resistance relative to recent history.
Importantly, both average and median sale prices show continued upward movement (+10.21% and +6.23%, respectively), underscoring the strength of motivated buyers and the appeal of the region’s lifestyle, investment potential, and tourism-driven rental market.
At the same time, Days on Market (DOM) have increased meaningfully — nearly 5% for the month and 16–25% year-to-date. This signals that while demand is present, buyers are more selective and price-conscious due to expanded options. Listings without competitive pricing or compelling presentation are taking longer to convert.
Below is the projected market trajectory over the next 30, 60, and 90 days:
30-Day Outlook (December – Early January)
High season increases activity, but buyers remain selective.
Historically, December marks a surge in inquiries and showings. The strong growth in pending sales year-to-date (+36%) suggests this trend will continue, though conversions may be concentrated among properties offering clear value and desirable amenities.
Expect:
- Strong activity in the $250K–$500K band, which continues to lead in volume.
- Increased investor interest in units with established rental performance.
- Competitive pressure on overpriced units, leading to early price adjustments.
- Well-positioned listings will benefit immediately; aspirational pricing will face headwinds.
60-Day Outlook (January – February 2026)
Temporary tightening of supply improves absorption and buyer urgency.
With new listings down a dramatic 56% in November — and December typically low as well — inventory growth will pause in the short term. Combined with peak tourism season, this should strengthen buyer urgency and drive a short-term rise in conversions.
Expect:
- Faster sales velocity for competitively priced units, especially in the $400K–$700K range.
- More confident buyer behavior as rental income potential becomes a central motivator.
- A narrowing performance gap between resale and pre-construction opportunities.
- The most favorable period for sellers in the next quarter, especially those prepared with strong pricing and presentation.
90-Day Outlook (February – March 2026)
Market transitions toward balance as post-season inventory rebuilds.
By late Q1, the seasonal surge will cool and new inventory will re-enter the market. Combined with elevated DOM, this will place pressure on sellers who have not aligned pricing with market realities.
Expect:
- An increase in price reductions for stagnant listings, particularly above $700K, where inventory is deepest.
- Continued strength in absorption, though month-to-month momentum will normalize.
- A clear separation between value-driven listings and those requiring price repositioning.
Key Takeaways for Global Luxury Buyers & Sellers
Overall, the Puerto Vallarta market remains structurally strong, with pricing stability supported by continued tourism demand, international migration patterns, and investor confidence. The coming months will reward those who:
- Price strategically based on live market data, not outdated assumptions.
- Invest in professional presentation — photography, staging, and compelling listing copy.
- Work closely with experienced Global Luxury advisors who understand both local nuances and cross-border buyer expectations.
Whether you’re preparing to sell in the next few months or positioning yourself to acquire a high-performing asset, aligning your strategy with this 30 / 60 / 90-day outlook will help you stay ahead of the curve.
Need a Strategy for the Next 90 Days?
Our Coldwell Banker Global Luxury team in Puerto Vallarta can help you interpret the numbers, evaluate timing, and design a plan tailored to your goals — whether you’re buying, selling, or repositioning an existing property.