Selling Your Puerto Vallarta Area Home

Real estate commissions in Puerto Vallarta and the Riviera Nayarit typically range from 6% to 8% of the sale price, plus 16% IVA (value-added tax) on the commission itself. The seller pays the full commission, which is then split between the listing brokerage and the cooperating (buyer's) brokerage. There is no separate buyer's agent commission paid by the buyer in Mexico — everything comes out of the seller's side. The commission covers MLS exposure, professional marketing, agent representation, transaction coordination, and closing support.

Average days on market vary significantly by price range, property type and neighborhood. Properly priced condos in active zones like Marina Vallarta, Zona Romántica and Nuevo Vallarta typically sell within 3 to 9 months. Luxury homes and unique properties may take 6 to 18 months. Once an offer is accepted, the closing process itself takes another 30 to 60 days. Pricing strategy at launch is the single biggest factor affecting time to sale — we'll provide a detailed CMA and recommend a competitive starting price.

Capital gains tax in Mexico is called Impuesto Sobre la Renta (ISR). The notario público calculates two methods and applies the lower:

• 25% of the gross sale price (no deductions) — default for foreign sellers without a Mexican RFC tax ID.
• Up to 35% of the net gain (sale price minus inflation-adjusted purchase price, minus documented improvements with valid facturas con IVA, minus deductible selling costs) on a progressive 1.92% to 35% scale.

The notario withholds the tax at closing and remits payment to SAT. All calculations are performed in Mexican pesos.

Yes, in some cases. Mexico offers a primary residence exemption on capital gains for sellers who can prove the property was their primary residence. Eligibility requires:

• Mexican tax residency — temporary or permanent resident card.
• RFC (Mexican tax ID) registered to the property address.
• Proof of residency at the property — typically utility bills (CFE electricity, water) in the seller's name showing consistent use over time.
• The exemption can be claimed only once every three years.

The maximum exempt amount is currently around 700,000 UDIs (approximately $5 million MXN). Above that threshold, the gain is taxable.

Seller closing costs in Mexico typically include:

• Real estate commission — 6-8% plus IVA.
• Capital gains tax (ISR) — calculated on the gain, withheld by the notario.
• Fideicomiso cancellation fee — typically $700 to $1,200 USD (only if you held the property through a trust).
• Certificates of no debt — predial (property tax), agua (water), HOA / condo — all must be current.
• Pro-rated property tax and HOA fees through the closing date.
• Notario fees — mostly paid by the buyer, but sellers sometimes share specific items.

No. Remote sales are common. You can grant a power of attorney (poder) to a trusted representative — often the notario, an attorney, or a designated agent — authorizing them to sign closing documents on your behalf. The power of attorney must be notarized and apostilled in your home country, then translated into Spanish in Mexico. We coordinate the entire process for absentee sellers, including remote signing of the listing agreement, video walkthroughs for buyers, and full transaction management.

Standard documents required to list and close include:

• Official deed (escritura) — original or certified copy.
• Fideicomiso contract (if applicable).
• Current property tax receipt (boleta de predial) showing all payments are up to date.
• Current water bill showing no outstanding balance.
• HOA / condo statement showing fees paid and no special assessments outstanding.
• Government-issued ID and passport for all owners.
• CFE electricity bills — especially if claiming primary residence exemption.
• Construction permits and improvement facturas — critical for reducing ISR capital gains.

In Puerto Vallarta and the Riviera Nayarit, the vast majority of properties marketed to international buyers are listed in U.S. dollars, which is also the currency most commonly used at closing for cross-border transactions. Properties intended primarily for the Mexican domestic market may be listed in pesos. Mexican law requires that the official deed reflect the price in pesos at the exchange rate on closing day — the notario handles the conversion. We help sellers choose the listing currency that best matches their target buyer.

A full-service brokerage like Coldwell Banker La Costa provides MLS Vallarta and Flex MLS syndication, the global Coldwell Banker network exposure, professional photography and video, social media and digital marketing, multilingual staff, an in-house transaction coordinator, in-house legal support, escrow coordination, and consistent communication through closing and beyond.

A discount broker may simply list the property and wait for inquiries — with limited exposure, no marketing investment, and minimal support during closing. The commission savings rarely make up for the longer time on market and lower sale price that typically result.

Yes. Properties with an outstanding mortgage, developer financing, or other lien can be sold — the lien is paid off at closing from the sale proceeds before the seller receives the balance. The notario handles the payoff and obtains the formal lien release (cancelación de hipoteca) to register a clean transfer with the public registry. We coordinate directly with your lender or developer to ensure payoff amounts are confirmed and timely.