Coldwell Banker La Costa · Market Intelligence
The direct answer
The Puerto Vallarta and Riviera Nayarit real estate market continues to normalize after the extraordinary post-pandemic years. Buyers have more choices than they did during the most competitive period, but demand remains healthy for well-positioned, well-priced, and professionally marketed properties.
MLS/Flex statistics through May 2026 show two different market stories: condominium inventory has tightened year-over-year, while single-family home inventory has expanded, creating more negotiating flexibility for buyers in that segment.
Key market numbers
Coldwell Banker La Costa’s review of MLS/Flex statistics through May 2026 shows a market that rewards precision. Inventory, pricing, and sales activity are moving differently across condominiums and single-family homes.
Inventory trends: two markets, two stories
Condominium inventory declined nearly 10% year-over-year, while available single-family home inventory increased almost 28%. This creates very different conditions across the two major residential market segments.
Active inventory comparison
| Property Type | May 2025 | May 2026 | Change |
|---|---|---|---|
| Condominiums | 3,294 | 2,988 | -9.3% |
| Single-Family Homes | 628 | 802 | +27.7% |
This divergence matters. Condominium buyers are still facing a more competitive supply environment in many desirable locations, while detached-home buyers have gained additional options compared to one year ago.
Condominium market remains resilient
The condominium market continues to serve as the foundation of our regional real estate market. Active inventory declined from 3,294 listings in May 2025 to 2,988 listings in May 2026, indicating a gradual tightening of supply.
Despite elevated inventory compared with the most competitive post-pandemic period, condominium pricing has remained remarkably stable. The median sold price moved only slightly from $415,000 USD in May 2025 to $412,500 USD in May 2026.
This pricing stability demonstrates the continued desirability of Puerto Vallarta and Riviera Nayarit condominiums among both lifestyle buyers and investors.
Sales activity has moderated compared to the previous year. Through the first five months of 2026, 399 condominium sales were recorded compared to 590 during the same period in 2025, a decline of 32.4%.
Market activity and pricing
Median condominium values remained virtually unchanged year-over-year, while detached homes experienced greater pricing pressure as inventory expanded. Transaction activity slowed in both segments compared to 2025.
| Property Type | Median Sale Price May 2025 | Median Sale Price May 2026 | Change |
|---|---|---|---|
| Condominiums | $415,000 USD | $412,500 USD | -0.6% |
| Single-Family Homes | $444,500 USD | $330,000 USD | -25.8% |
Every property and neighborhood performs differently, so these market-wide numbers should be interpreted with local expertise. However, the broader trend indicates that buyers have gained additional negotiating leverage in the single-family home category.
Year-to-date sales comparison
| Property Type | Jan-May 2025 Sales | Jan-May 2026 Sales | Change |
|---|---|---|---|
| Condominiums | 590 | 399 | -32.4% |
| Single-Family Homes | 146 | 129 | -11.6% |
Single-family homes present new opportunities
The detached home market tells a different story from condominiums. Active inventory increased from 628 homes in May 2025 to 802 homes in May 2026, giving buyers substantially more options than they have had in recent years.
As expected, inventory expanded and pricing softened. The median home sale price declined from $444,500 USD to $330,000 USD year-over-year.
Year-to-date sales activity has remained relatively stable compared to the condominium market, with 129 homes sold through May 2026 compared to 146 during the same period in 2025.
What our team is seeing
Beyond the numbers, our agents continue to see strong interest from North American buyers seeking vacation homes, retirement properties, and investment opportunities.
Premium oceanfront condominiums, walkable urban locations, and turnkey properties continue to generate the highest levels of activity.
Buyers today are more selective and better informed than in previous years. Pricing accuracy, presentation, property condition, and marketing exposure have become increasingly important factors influencing successful sales.
The Coldwell Banker La Costa perspective
From our perspective, the market is transitioning toward a healthier and more sustainable balance. The extraordinary pace experienced during the pandemic years has moderated, but the long-term fundamentals that attract buyers to Puerto Vallarta and Riviera Nayarit remain firmly intact.
For sellers, success increasingly demands strategic pricing and professional marketing that utilizes the latest digital and AI tools available.
For buyers, increased inventory provides opportunities and negotiating flexibility that were difficult to find just a few years ago. This, combined with the fact that Puerto Vallarta is now entering its traditional low season, creates an ideal moment for prepared buyers to evaluate opportunities carefully.
Key market questions
Is the Puerto Vallarta real estate market slowing down in 2026?
The market is normalizing rather than collapsing. Sales activity has moderated compared to 2025, but pricing remains stable in the condominium segment and demand continues for well-located, well-presented properties.
Are condos or single-family homes performing better?
Condominiums are showing stronger pricing resilience, with median sale prices nearly unchanged year-over-year. Single-family homes have seen more inventory growth and greater pricing pressure, creating more buyer opportunity in that segment.
What does increased inventory mean for buyers?
Increased inventory gives buyers more choice and, in some cases, more negotiating leverage. This is especially relevant for single-family homes, where available inventory rose significantly year-over-year.
What should sellers focus on in this market?
Sellers should focus on accurate pricing, strong presentation, property condition, and professional marketing. Buyers are more selective, so properties must be positioned clearly and competitively from the start.
Is low season a good time to buy in Puerto Vallarta?
Low season can create opportunities for serious buyers because there may be less competition, more room for negotiation, and more time to evaluate inventory carefully. The best opportunities still require preparation and timely decision-making.
Next steps with CBLC
At Coldwell Banker La Costa, we remain committed to providing our clients with the market intelligence, local expertise, and international marketing power necessary to navigate changing market conditions successfully.
Whether you are buying, selling, investing, or evaluating your property’s position in the current market, the right strategy begins with accurate data and experienced local guidance.
Request a personalized market consultation
For a personalized market consultation or an updated valuation of your property, contact your Coldwell Banker La Costa advisor today.
Disclaimer: This article is for informational purposes only and does not constitute legal, tax, financial, or investment advice. Market statistics are based on MLS/Flex data reviewed through May 2026 and should be interpreted with professional guidance. Property availability, pricing, seller motivation, and transaction terms can change quickly and should always be verified during due diligence.
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