MARKET & INVESTMENT
What Is the Puerto Vallarta Real Estate Market Doing Right Now?
The Puerto Vallarta market is slower on closings but has not seen a collapse in values. According to Flexmls data for October 2026, condo sales fell sharply from a year earlier, while the median condo sale price slipped only 2.7% to US$397,000. Fewer closings, smaller price changes: that is the headline for Puerto Vallarta and Riviera Nayarit this month.
Key takeaway: October brought 47 condo sales, down 44% year over year, but the median condo price declined just 2.7%. Lower sales volume does not equal collapsing values.
Data source: October 2026 Flexmls condo and house reports for Puerto Vallarta and Riviera Nayarit, plus a sales benchmark from Brock Squire. All dollar figures are in U.S. dollars.
Watch: Brock Squire Explains the November 2026 Puerto Vallarta Market Pulse
In this 3 minute 49 second video, Brock Squire, founder and Broker of Coldwell Banker La Costa, explains why gross sales of condos and homes in Puerto Vallarta fell to US$20.8 million in October 2026, against a typical US$60 to US$80 million a month, and what that means for buyers and sellers heading into high season.
Watch the November 2026 Market Pulse video on YouTube
What Brock Squire Covers in the Video
- Monthly gross sales of condos and homes in Puerto Vallarta, which Brock tracks closely and which typically run US$60 to US$80 million a month.
- October 2026 gross sales of US$20.8 million, after roughly US$57 to US$59 million in September.
- Why many buyers, especially from the United States, held off until after the November 3, 2026 U.S. elections.
- Why vacation rentals are up this year, led by Canadians arriving from November through April and May.
- A Romantic Zone property listed at US$625,000 that drew three bidders and sold for US$633,000, a sign that business is still getting done.
- What to expect from November through January: cautious buyers who look harder and decide more carefully.
- Advice for sellers: price your property correctly, or the market will pass it by.
The gross sales figures in the video are Brock Squire's monthly sales benchmark. The condo and house figures in the rest of this report come from October 2026 Flexmls data.
How Many Condos Sold in Puerto Vallarta in October 2026?
October recorded 47 condo sales, a 44% decline from the same month a year earlier. Brock Squire's sales benchmark shows the same pressure in dollar terms: roughly US$22 million, compared with a US$60 million monthly average, which is a 63% shortfall.
A slowdown of that size is worth taking seriously. It also needs context. A month with fewer closings tells you how many buyers and sellers agreed on terms, not what each property is worth.
Are Puerto Vallarta Condo Prices Falling?
Condo prices are easing slightly, not falling sharply. The median condo sale price declined 2.7% to US$397,000 in October 2026. Compare that with the 44% drop in the number of sales: volume moved far more than price.
The median is a single midpoint across every condo that closed, so it shifts with the mix of buildings and unit sizes sold in a given month. It is a useful signal. It is not a valuation for any one unit, which is why a current comparative market analysis matters before you buy or list.
| Measure (October 2026) | Result | How to read it |
|---|---|---|
| Condo sales | 47, down 44% year over year | Fewer closings, so a slower month for volume. |
| Median condo sale price | US$397,000, down 2.7% | Prices eased slightly. Volume moved more than value. |
| Active condo listings | 2,841 | Buyers have a wide field to compare. |
| Condos in pending status | 76 (17 between US$1 million and US$1.5 million) | Contracts continue to form, including at higher price points. |
| House sales | 11, down from 28 | The house segment softened. |
| House inventory | Up 25.7% | More houses are available for buyers to consider. |
| Airport passengers (September) | Down 10.4% | Quieter travel adds context to a quieter market. |
Sources: October 2026 Flexmls condo and house reports; Grupo Aeroportuario del Pacifico (GAP) September 2026 airport traffic release, October 6.
How Much Choice Do Condo Buyers Have?
Buyers have plenty of options. There were 2,841 active condo listings in the October data, so anyone shopping the Puerto Vallarta and Riviera Nayarit condo market can compare buildings, views, and price points side by side.
Demand has not disappeared either. Seventy-six condos entered pending status, including 17 priced between US$1 million and US$1.5 million. Those contracts suggest continued interest, even though completed sales have slowed. Pending contracts are an early signal, since they show where buyers are committing before the closings appear in the monthly totals.
What Happened to House Sales and Inventory?
House sales fell from 28 to 11, while house inventory increased 25.7%. Fewer houses sold and more were available, which gives house buyers more room to compare and gives house sellers more competition.
House sales are a small sample in any single month, so one result should not be read as a trend by itself. Watching the next few reports will show whether the segment is settling or continuing to soften.
What Does the Airport Traffic Signal Mean?
Puerto Vallarta airport passenger traffic declined 10.4% in September 2026, according to the GAP airport traffic release published October 6. Visitor volume matters here because tourism feeds demand for vacation rentals and second homes, so a softer travel month adds context to a quieter real estate month.
Read it as background, not as a forecast. You can review the release yourself in GAP's filing for September 2026 traffic.
What Does This Market Mean for Buyers?
Buyers can compare opportunities carefully. With 2,841 active condo listings and a higher number of houses on the market, there is room to take time, tour several properties, and weigh price against location, building quality, and ownership costs.
- Compare recent closed sales in the specific building or neighborhood, not only citywide medians.
- Ask for the listing history of any property you like, since time on the market tells you how the seller has been priced.
- Work with a Mexican notario público and a qualified attorney on title and closing steps. This is general information, not legal or tax advice.
Our guide to buying in Mexico explains the process step by step, and you can browse Puerto Vallarta homes and condos for sale to see current inventory.
What Does This Market Mean for Sellers?
Sellers should prioritize competitive pricing and strong presentation. When buyers have thousands of listings to compare, the properties that are priced to the current market and shown well are the ones that draw offers.
- Price from recent closed and pending activity, not from last year's headline numbers.
- Invest in presentation: clean, well lit, well photographed, and ready to show.
- Review your pricing early rather than waiting through several quiet months.
If you are thinking about listing, our selling page outlines how we price and market properties in Puerto Vallarta and Riviera Nayarit.
Key Takeaways: Your November Game Plan
November calls for realism. Watch pending contracts and completed sales for evidence of improvement as winter approaches.
- Volume slowed, value held. Condo sales fell 44% year over year, while the median price eased only 2.7%.
- Buyers have options. There were 2,841 active condo listings and 76 pending condos.
- Houses face more competition. Sales fell from 28 to 11 and inventory rose 25.7%.
- Sellers: price competitively and present the property well.
- Buyers: compare carefully and track pending and closed sales.
Frequently Asked Questions
What is the Puerto Vallarta real estate market doing this month?
October 2026 was slower for closings but not a collapse in values. Condo sales fell 44% year over year to 47, while the median condo sale price declined only 2.7% to US$397,000. House sales fell from 28 to 11 as house inventory rose 25.7%.
Are Puerto Vallarta condo prices falling?
Condo prices eased slightly in October 2026. The median sale price declined 2.7% to US$397,000, a much smaller move than the 44% drop in the number of sales. Lower sales volume does not equal collapsing values.
How many condos sold in Puerto Vallarta in October 2026?
There were 47 condo sales in October 2026, down 44% from a year earlier, according to Flexmls data. Another 76 condos entered pending status, including 17 priced between US$1 million and US$1.5 million.
Is it a good time to buy in Puerto Vallarta right now?
Buyers have more choice than usual, with 2,841 active condo listings and more houses available. That makes careful comparison possible. Review recent sales in your target building or neighborhood and speak with a local agent before deciding.
How should sellers price a property in a slower market?
Price competitively, using recent closed and pending sales as the guide, and present the property well. With many listings competing for attention, strong pricing and presentation matter more than waiting for conditions to change.
This report is for general information only and is not legal, tax, or investment advice. Confirm legal and tax matters with a Mexican notario público and a qualified attorney or tax advisor. Market data comes from the sources named above and may change as reports are revised. Coldwell Banker La Costa supports the Fair Housing Act and equal opportunity. Each office is independently owned and operated.