Coldwell Banker La Costa · Market Update
January 2026 condo market update for Puerto Vallarta & Riviera Nayarit.
January is high season across Banderas Bay—and the condo market is active, but increasingly selective. Based on the most recent completed MLS reporting period (December 2025), pricing is stable while inventory is higher year-over-year, giving buyers more choice and requiring sellers to lead with a smart strategy.
December 2025 condo snapshot (MLS)
Average sold price
$462,266
A steady mid-market signal.
Median sold price
$395,000
Useful anchor for “typical” sales.
Active inventory YoY
+18.3%
More listings = more buyer leverage.
Absorption rate
34.83 months
Inventory-heavy, buyer-favorable.
Average DOM
265 days
Market rewards correct positioning.
Sold units (Dec)
75
Healthy activity, selective buyer pool.
Sold-to-List Ratio (Jan 2026): A quick read on negotiation strength and pricing realism. Source- FlexMLS
Pricing is steady, but buyers are more disciplined
The condo market is holding firm at the headline level, while buyers are increasingly value-driven due to greater selection. In this environment, the listings that remove friction convert first: sharp pricing, great photos, clear details, and strong condition.
Market update - Marina Puerto Vallarta View.
Listing Prices (Jan 2026): Where current competition is clustering and how pricing is being positioned. Source- FlexMLS
Inventory is the leverage shift
With active condo inventory higher year-over-year, buyers have more options and more room to negotiate—especially on listings that have been on the market longer. Sellers can still succeed, but “testing the market” tends to cost time and momentum.
- Buyers: compare buildings, not just units—HOA strength and rental policy matter.
- Sellers: compete with today’s inventory, not last year’s expectations.
Days on market is the real-world tempo
Days on Market (DOM) is one of the most practical “truth metrics” in Banderas Bay. The best listings move, while the rest wait for the right buyer, the right season window, or a price improvement.
Days on Market (Jan 2026): A clear view of market tempo and buyer selectivity. Source- FlexMLS
The January 2026 takeaway
- Buyers: opportunity is strong—inventory supports negotiation and careful selection.
- Sellers: strategy wins—pricing + presentation drive results.
- Overall: stable market, more selective buyers, and a high season that continues to attract serious interest.
Related reading:
These articles help readers go deeper on lifestyle, demand signals, and investor readiness in Puerto Vallarta and Riviera Nayarit.
Want insight specific to your building, corridor, or goals?
Contact Coldwell Banker La Costa for a building-by-building view (HOA health, rental policy, fees), comparable sales, and a curated shortlist aligned with your priorities.
CBLC Offices
Marina Vallarta Office
Address: Calle Ancla Local #24, Marina Vallarta, Puerto Vallarta, Jalisco, CP 38454
Phone: +52 322-223-0055
Zona Romántica Office
Address: Olas Altas #361, Col. Emiliano Zapata, Puerto Vallarta, Jalisco, CP 48380
Phone: +52 322-222-2604
Sayulita Office
Address: Calle Jose Mariscal #45, Sayulita, Nayarit, CP 63734
Phone: +52 329-291-6200
Disclaimer: This article is for general informational purposes and does not constitute legal, tax, or financial advice. Data is deemed reliable but not guaranteed.