Market Report · Puerto Vallarta & Riviera Nayarit
October 2025 Real Estate Market Update (Condos)
Puerto Vallarta and Riviera Nayarit enter the 2025–2026 high season with confidence. Headline pricing is steady, the pipeline of new contracts is materially stronger, and time-to-sell continues to compress. In short: a balanced market with selective, well-capitalized buyers and listings that reward quality, location, and presentation.
Average Sold Price (-1.13% YoY)
Median Sold Price (+9.18% YoY)
Pending Listings YoY
Avg. Days on Market (-20.35% YoY)
Absorption Rate (+9.23% YoY)
Avg. List Price (Actives) YoY
Source: FlexMLS Market Summary — Condos, October 2025.
Executive Summary
October 2025 confirms an orderly, investable market: the average sold price held near $479,016, median pricing advanced to $415,960, pending listings increased +78.8% YoY, and average DOM improved to 270 days. Absorption strengthened to 33.83, while sellers recalibrated active-listing asks (-7.03% YoY) to align with current demand.
Steady Prices, Stronger Mid-Market
Headline pricing remained stable: the average sold price tracked just below $480K (-1.13% YoY), while the median rose 9.18% year over year. This mix points to resilient activity in mid-market segments, where buyers prioritize location quality, amenity blends, and rental viability over speculative premiums.
Faster Turnaround, Healthier Pipeline
Marketing time compressed ~20% versus last year, with Average DOM at 270 and Median DOM at 239. Pending listings accelerated to 118 (from 66), underscoring firmer near-term closing momentum as the season advances.
Absorption & Supply Dynamics
The absorption rate increased to 33.83, reflecting stronger inventory turnover. New condominium listings expanded decisively year over year, with the most meaningful growth concentrated across the $150K–$400K ranges — central in-fill zones that broaden buyer choice without oversupplying prime beachfront corridors.
Segment Notes & Investment Lens
- $300K–$500K remains the core transaction engine, supported by lifestyle buyers and yield-oriented investors.
- Luxury coastal assets (view/waterfront) retain pricing power under constrained supply and selective, global demand.
- Developer product-market fit: amenity-rich, design-forward projects with rental flexibility continue to attract absorption at disciplined price points.
Outlook: Q4 2025 → Early 2026
Fundamentals remain constructive. Expect depth in mid-market transactions, continued stability among constrained premium segments, and competitive conditions for well-located assets offering walkability, quality finishes, and credible rental profiles.
Advisory
For a property-specific valuation, acquisition brief, or rental-yield assessment, Team Ross provides tailored analysis based on current comps and absorption dynamics across Puerto Vallarta & Riviera Nayarit.
This report is designed for investors, owners, and developers seeking a concise, data-driven view of the Bay’s condominium market. For deeper underwriting, sub-market screens, or pre-construction advisory, connect with our team.