Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Puerto Vallarta's property market is included in our pack
If you are thinking about buying an apartment in Puerto Vallarta, figuring out the real cost can feel overwhelming because prices vary so much depending on the neighborhood and building type.
We wrote this guide to give you clear, up-to-date numbers you can actually use when planning your budget in January 2026.
We constantly update this blog post to reflect the latest market conditions in Puerto Vallarta.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Puerto Vallarta.
Insights
- A foreigner buying the median Puerto Vallarta apartment at $350,000 USD should budget around $373,000 to $386,000 all-in once closing costs and fideicomiso setup are included.
- Property taxes in Puerto Vallarta are remarkably low at just 0.08% of cadastral value, meaning a typical condo owner pays only $230 to $1,000 USD per year in predial.
- The price gap between Conchas Chinas (the priciest area) and El Pitillal (the most affordable) can reach 3 to 4 times per square meter for similar apartment sizes.
- New-build condos in Puerto Vallarta carry a 15% to 25% premium over resale units, driven by modern amenities and turnkey appeal for foreign buyers.
- HOA fees in Puerto Vallarta typically run MXN 35 to 80 per square meter monthly, so an 80 m² condo may cost $155 to $355 USD per month in maintenance alone.
- Foreigners must set up a fideicomiso (bank trust) to buy in Puerto Vallarta because the city sits within Mexico's restricted coastal zone, adding $2,000 to $4,000 upfront plus $500 to $1,000 yearly.
- Air conditioning can push monthly electricity bills in Puerto Vallarta from under $50 to over $200 USD depending on usage and tariff classification.
- The 5 de Diciembre neighborhood is currently one of the fastest-appreciating areas in Puerto Vallarta, with some estimates showing 15% annual price growth due to limited land and urban regeneration.
- Paying your Puerto Vallarta property tax in January earns you a 15% discount, which is a simple way to save a few hundred pesos each year.
How much do apartments really cost in Puerto Vallarta in 2026?
What's the average and median apartment price in Puerto Vallarta in 2026?
As of January 2026, the median apartment price in Puerto Vallarta is approximately MXN 6.3 million, which works out to around $350,000 USD or €330,000 EUR, while the average sits higher at roughly MXN 7.7 million ($430,000 USD or €405,000 EUR) because luxury units pull the figure up.
When you look at price per square meter, the median in Puerto Vallarta hovers around MXN 80,000 per m² (approximately $4,400 USD or €4,150 EUR per m²), which translates to about $410 USD or €385 EUR per square foot.
Most standard apartments in Puerto Vallarta fall within a range of MXN 55,000 to MXN 120,000 per m² (roughly $3,100 to $6,700 USD or €2,900 to €6,300 EUR per m²), with the lower end found inland and the higher end near the beach or in premium buildings.
How much is a studio apartment in Puerto Vallarta in 2026?
As of January 2026, a typical studio apartment in Puerto Vallarta costs between MXN 2.6 million and MXN 4.2 million, which translates to roughly $145,000 to $235,000 USD or €137,000 to €220,000 EUR.
Entry-level to mid-range studios in Puerto Vallarta generally start around MXN 2.6 million ($145,000 USD or €137,000 EUR), while high-end or beachfront studios in areas like Zona Romantica can reach MXN 4.2 million or more ($235,000 USD or €220,000 EUR).
Studios in Puerto Vallarta typically measure between 35 and 50 square meters, so applying the citywide median of MXN 80,000 per m² gives you a practical benchmark of around MXN 3.2 million ($178,000 USD or €168,000 EUR) for a 40 m² unit.
How much is a one-bedroom apartment in Puerto Vallarta in 2026?
As of January 2026, a typical one-bedroom apartment in Puerto Vallarta costs between MXN 3.8 million and MXN 6.5 million, which equals approximately $210,000 to $360,000 USD or €198,000 to €340,000 EUR.
Entry-level to mid-range one-bedroom apartments in Puerto Vallarta start around MXN 3.8 million ($210,000 USD or €198,000 EUR), while luxury one-bedroom units in walkable coastal neighborhoods like Marina Vallarta can reach MXN 6.5 million or higher ($360,000 USD or €340,000 EUR).
One-bedroom apartments in Puerto Vallarta typically range from 55 to 75 square meters, so a 65 m² unit at the median price per m² would cost around MXN 5.2 million ($290,000 USD or €273,000 EUR).
How much is a two-bedroom apartment in Puerto Vallarta in 2026?
As of January 2026, a typical two-bedroom apartment in Puerto Vallarta costs between MXN 6.0 million and MXN 10.0 million, which translates to approximately $335,000 to $555,000 USD or €315,000 to €525,000 EUR.
Entry-level to mid-range two-bedroom apartments in Puerto Vallarta start around MXN 6.0 million ($335,000 USD or €315,000 EUR) in neighborhoods like Versalles or Fluvial Vallarta, while high-end two-bedroom units in Zona Romantica or Marina Vallarta with ocean views can exceed MXN 10.0 million ($555,000 USD or €525,000 EUR).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Puerto Vallarta.
How much is a three-bedroom apartment in Puerto Vallarta in 2026?
As of January 2026, a typical three-bedroom apartment in Puerto Vallarta costs between MXN 9.5 million and MXN 16.5 million, which equals approximately $530,000 to $915,000 USD or €500,000 to €865,000 EUR.
Entry-level to mid-range three-bedroom apartments in Puerto Vallarta start around MXN 9.5 million ($530,000 USD or €500,000 EUR), while luxury three-bedroom units in premium areas like Conchas Chinas or Amapas can reach MXN 16.5 million or more ($915,000 USD or €865,000 EUR).
Three-bedroom apartments in Puerto Vallarta typically measure between 120 and 160 square meters, so a 140 m² unit at the median price per m² would cost around MXN 11.2 million ($623,000 USD or €588,000 EUR).
What's the price gap between new and resale apartments in Puerto Vallarta in 2026?
As of January 2026, new-build apartments in Puerto Vallarta carry a premium of approximately 15% to 25% over comparable resale units, though this gap can be even larger for trophy beachfront developments.
New-build apartments in Puerto Vallarta typically price at MXN 92,000 to MXN 100,000 per m² (around $5,100 to $5,550 USD or €4,800 to €5,250 EUR per m²), reflecting modern finishes, elevators, pools, rooftop decks, and turnkey appeal.
Resale apartments in Puerto Vallarta generally sit closer to MXN 70,000 to MXN 80,000 per m² (approximately $3,900 to $4,400 USD or €3,700 to €4,150 EUR per m²), offering better value but often requiring some updating or lacking the latest amenities.
Can I afford to buy in Puerto Vallarta in 2026?
What's the typical total budget (all-in) to buy an apartment in Puerto Vallarta in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Puerto Vallarta is approximately MXN 6.7 million to MXN 6.9 million (roughly $373,000 to $386,000 USD or €352,000 to €364,000 EUR) for a median-priced condo including closing costs and fideicomiso setup.
Beyond the purchase price, buyers in Puerto Vallarta should budget for closing costs (6% to 9% of the price), fideicomiso setup ($2,000 to $4,000 USD), notary fees, transfer taxes, appraisal charges, and a small move-in buffer for immediate expenses.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Puerto Vallarta property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Puerto Vallarta.
What down payment is typical to buy in Puerto Vallarta in 2026?
As of January 2026, the typical down payment to buy an apartment in Puerto Vallarta ranges from 20% to 40% of the purchase price (MXN 1.26 million to MXN 2.52 million, or $70,000 to $140,000 USD or €66,000 to €132,000 EUR for a median condo), depending on whether you pay cash or finance.
Most Mexican banks require a minimum down payment of 20% to 30% for qualified borrowers, though foreigners often need 30% to 50% down and must hold temporary or permanent residency to qualify.
To secure the most favorable mortgage terms in Puerto Vallarta, a recommended down payment of 30% to 40% helps reduce interest costs and improves approval odds, especially given Mexico's current interest rate environment near 11% to 14%.
You can also read our latest update about mortgage and interest rates in Mexico.
Which neighborhoods are cheapest or priciest in Puerto Vallarta in 2026?
How much does the price per m² for apartments vary by neighborhood in Puerto Vallarta in 2026?
As of January 2026, the price per square meter for apartments in Puerto Vallarta varies dramatically, ranging from around MXN 35,000 per m² ($1,950 USD or €1,840 EUR per m²) in local neighborhoods to over MXN 160,000 per m² ($8,900 USD or €8,400 EUR per m²) in premium hillside locations.
The most affordable neighborhoods in Puerto Vallarta for apartment buyers are El Pitillal and Ixtapa, where prices typically run MXN 35,000 to MXN 55,000 per m² (approximately $1,950 to $3,050 USD or €1,840 to €2,880 EUR per m²).
The most expensive neighborhoods in Puerto Vallarta are Conchas Chinas and Amapas, where prices often reach MXN 110,000 to MXN 160,000 per m² (around $6,100 to $8,900 USD or €5,750 to €8,400 EUR per m²) thanks to hillside views and proximity to the beach.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Puerto Vallarta.
What neighborhoods are best for first-time buyers on a budget in Puerto Vallarta in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Puerto Vallarta are Versalles, Fluvial Vallarta, and El Pitillal, all offering more affordable entry points while still providing good access to the city.
In these budget-friendly Puerto Vallarta neighborhoods, typical apartment prices range from MXN 3.0 million to MXN 6.0 million (approximately $165,000 to $335,000 USD or €156,000 to €316,000 EUR), depending on unit size and building amenities.
These neighborhoods offer first-time buyers in Puerto Vallarta a growing food and cafe scene (especially Versalles), modern mid-rise buildings, family-friendly environments (Fluvial Vallarta), and easier parking compared to the crowded coastal core.
The main trade-off of buying in these budget-friendly Puerto Vallarta neighborhoods is that you will not be within walking distance of the beach or the Malecon, so you will need transportation if beachside living is important to you.
Which neighborhoods have the fastest-rising apartment prices in Puerto Vallarta in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Puerto Vallarta are 5 de Diciembre, Versalles, and Zona Romantica, all benefiting from limited land, new development, and strong buyer demand.
The estimated year-over-year price increase for these fast-appreciating Puerto Vallarta neighborhoods ranges from approximately 8% to 15%, with 5 de Diciembre seeing some of the strongest growth due to urban regeneration projects.
The main driver behind the rapid price growth in these Puerto Vallarta neighborhoods is a combination of limited buildable land, proximity to the Malecon and beaches, new mid-rise condo supply attracting both local and international buyers, and the city's growing reputation as a lifestyle destination.
You can also read our latest update about property price forecasts in Puerto Vallarta.
What extra costs will I pay on top of the apartment price in Puerto Vallarta in 2026?
What are all the buyer closing costs when you buy an apartment in Puerto Vallarta?
The estimated total buyer closing cost for a typical apartment purchase in Puerto Vallarta ranges from MXN 380,000 to MXN 570,000 (approximately $21,000 to $31,500 USD or €19,800 to €29,700 EUR) on a median-priced condo, plus fideicomiso setup if you are a foreigner.
The main categories of closing costs buyers must pay in Puerto Vallarta include acquisition tax (ISAI), notary fees, public registry fees, appraisal charges, certificates, legal review, and for foreigners, the fideicomiso setup and SRE permit fees.
The largest closing cost expense for buyers in Puerto Vallarta is typically the acquisition tax (Impuesto Sobre Adquisicion de Inmuebles), which runs approximately 2% to 3% of the property value in Jalisco.
Some closing costs in Puerto Vallarta are negotiable or can vary between transactions, including notary fees (different notarios charge different rates), legal review costs, and certain administrative charges, so it pays to compare quotes.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Puerto Vallarta?
The estimated typical percentage of the purchase price that buyers should budget for closing costs in Puerto Vallarta is 6% to 9%, with foreigners buying in the restricted coastal zone typically landing toward the higher end once fideicomiso costs are included.
The realistic low-to-high percentage range that covers most standard transactions in Puerto Vallarta is 5% to 10%, with the lower end applying to straightforward resale deals and the higher end applying to new-builds or transactions requiring extra permits.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Puerto Vallarta.
What are the ongoing monthly and yearly costs of an apartment in Puerto Vallarta in 2026?
What are typical HOA fees in Puerto Vallarta right now?
HOA fees (called cuotas de mantenimiento) are very common in Puerto Vallarta because most foreign buyers purchase condos, and the typical monthly fee ranges from MXN 2,800 to MXN 6,400 (approximately $155 to $355 USD or €146 to €335 EUR) for an 80 m² apartment.
The realistic range of HOA fees in Puerto Vallarta stretches from MXN 1,500 per month ($85 USD or €80 EUR) in basic buildings with minimal amenities to MXN 10,000 or more ($555 USD or €525 EUR) in luxury towers with pools, gyms, rooftop decks, 24-hour security, and staffed lobbies.
What utilities should I budget monthly in Puerto Vallarta right now?
The estimated total monthly utility cost for a typical apartment in Puerto Vallarta is approximately MXN 2,000 to MXN 6,000 (around $110 to $335 USD or €104 to €316 EUR), depending on air conditioning usage and unit size.
The realistic range of monthly utility costs in Puerto Vallarta stretches from MXN 1,500 ($85 USD or €80 EUR) for a small, fan-only unit to MXN 8,000 or more ($445 USD or €420 EUR) for larger apartments running air conditioning heavily during summer months.
The specific utilities included in the typical monthly budget in Puerto Vallarta are electricity (CFE), water and sewer (SEAPAL), gas for cooking and water heating, and internet service.
Electricity tends to be the most expensive utility for apartment owners in Puerto Vallarta, especially if you run air conditioning regularly, because Mexico's tiered tariff system penalizes high-consumption households with significantly higher per-kWh rates.
How much is property tax on apartments in Puerto Vallarta?
The estimated typical annual property tax (called predial) for an apartment in Puerto Vallarta ranges from MXN 4,000 to MXN 18,000 (approximately $220 to $1,000 USD or €208 to €945 EUR), depending on the property's cadastral value.
Property tax in Puerto Vallarta is calculated at approximately 0.08% of the property's cadastral (assessed) value, which is typically 60% to 80% lower than the actual market price, making effective tax rates very low by international standards.
The realistic range of annual property tax in Puerto Vallarta stretches from under MXN 3,000 ($165 USD or €156 EUR) for modest units in lower-value zones to over MXN 25,000 ($1,390 USD or €1,310 EUR) for high-end condos in premium areas like Marina Vallarta or Conchas Chinas.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Puerto Vallarta.
What's the yearly building maintenance cost in Puerto Vallarta?
The estimated typical yearly building maintenance cost for apartment owners in Puerto Vallarta is approximately MXN 3,500 to MXN 7,000 (around $195 to $390 USD or €184 to €368 EUR), representing a reserve of roughly 1% of the condo's value for repairs and replacements beyond regular HOA coverage.
The realistic range of yearly maintenance costs in Puerto Vallarta stretches from nearly zero in new buildings with well-funded reserves to MXN 15,000 or more ($835 USD or €788 EUR) in older or oceanfront buildings where salt air accelerates wear on facades, elevators, and plumbing.
Expenses typically included in building maintenance costs in Puerto Vallarta are special assessments (derramas) for major projects like elevator repairs or facade restoration, plus interior upkeep like A/C servicing, paint touch-ups, and appliance replacement.
In most Puerto Vallarta condos, regular building maintenance is already included in your monthly HOA fees, but special assessments for large capital projects are billed separately when the condo association votes to undertake them.
How much does home insurance cost in Puerto Vallarta?
The estimated typical annual home insurance cost for an apartment in Puerto Vallarta is approximately MXN 2,500 to MXN 10,000 (around $140 to $555 USD or €132 to €525 EUR), depending on coverage level, property value, and whether you add hurricane protection.
The realistic range of annual home insurance costs in Puerto Vallarta stretches from MXN 2,500 ($140 USD or €132 EUR) for basic contents-only coverage to MXN 15,000 or more ($835 USD or €788 EUR) for comprehensive policies including structural coverage, storm damage, and lower deductibles.
Home insurance is optional for apartment owners in Puerto Vallarta and remains underused in Mexico, but it is highly recommended given the coastal location and hurricane risk, and CONDUSEF (Mexico's financial consumer-protection authority) encourages all homeowners to consider it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Puerto Vallarta, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Banco de Mexico (Banxico) FIX Rate | Mexico's central bank publishes the official reference exchange rate used by institutions. | We used it to convert pesos to dollars using an official early-January 2026 benchmark. We also used its FIX definition so our conversions are not arbitrary. |
| Secretaria de Relaciones Exteriores (SRE) | The Mexican government page that explains the official fideicomiso permit process for foreigners. | We used it to explain why Puerto Vallarta triggers the restricted zone rule and what paperwork is involved. We used it to justify including fideicomiso costs in the all-in budget. |
| Camara de Diputados - Ley de Inversion Extranjera | The official published federal law governing foreign investment in Mexican property. | We used it to ground the foreign ownership explanation in actual legislation. We used it to keep the article precise about what foreigners can and cannot do. |
| Gobierno de Jalisco - Ley de Hacienda | An official state-government legal text that underpins how state taxes are administered. | We used it to anchor the fact that acquisition-related taxes exist and are regulated at state level. We used it to support our closing-cost discussion for Jalisco. |
| Gobierno de Jalisco - Treasury Guidance | The state treasury's practical guidance for taxpayers on payment timing. | We used it to confirm timing and practical handling of transaction-related taxes. We used it to keep the what-happens-when section simple and accurate. |
| Municipio de Guadalajara - Transfer Tax Calculator | A municipal catastro tool showing how Jalisco municipalities calculate transfer taxes. | We used it as a reality check that transfer taxes vary by declared or cadastral value. We used it to justify using ranges instead of a single flat tax rate. |
| Gobierno de Puerto Vallarta - Official Portal | The official municipality site for local services and tax payment information. | We used it to ground ongoing costs like predial payment flow in official local context. We used it as a credibility anchor when discussing municipal charges. |
| Transparencia Puerto Vallarta - 2026 Revenue Law | An official transparency publication showing the municipality's 2026 revenue-law process. | We used it to support that 2026 local tariffs and values are set via formal municipal acts. We used it to avoid relying only on secondary news write-ups. |
| Transparencia Puerto Vallarta - SEAPAL Tariffs 2026 | An official municipal document approving water and sewer tariffs for fiscal year 2026. | We used it to justify a 2026 water budget that is not guesswork. We used it to explain why water costs can change year to year in Puerto Vallarta. |
| CFE - Electricity Tariff Structure | Directly from Mexico's Federal Electricity Commission explaining how tariff schemes work. | We used it to explain why two homes can have very different bills depending on tariff classification. We used it to support practical electricity budgeting in a hot coastal city. |
| CONDUSEF - Home Insurance Evaluation | Mexico's financial consumer-protection authority that evaluates insurance products. | We used it to support why home insurance matters and to keep the guidance consumer-friendly. We used it to avoid random insurer advice with no oversight. |
| Reuters - Banxico Rate Context | A major wire service that reports directly from official central-bank releases. | We used it to explain the early-2026 financing backdrop since rates matter for affordability. We used it to avoid outdated Mexico mortgage rate assumptions. |
| Propiedades.com | One of Mexico's largest real estate listing portals with published median price data. | We used it to anchor price-per-m² estimates and validate neighborhood-level pricing. We used it as a primary source for rental and sale price benchmarks. |
| Inmuebles24 | A major Mexican real estate platform with extensive Puerto Vallarta listings. | We used it to cross-check asking prices against Propiedades.com data. We used it to validate neighborhood-specific price ranges. |
| Tropicasa Realty - 2026 Property Tax Guide | A long-established Puerto Vallarta real estate agency with practical homeowner guidance. | We used it to confirm property tax rates and early-payment discount schedules for 2026. We used it to validate practical payment procedures for predial. |
| TheLatinvestor - Puerto Vallarta Forecast | Our own research team's market forecast based on transaction data and local agent input. | We used it to validate price appreciation trends and neighborhood-level momentum. We used it to cross-reference our median price estimates. |
| Mexico News Daily - Puerto Vallarta 2026 Budget | An independent English-language news service covering Mexican local government developments. | We used it to confirm 2026 property tax collection targets and early-payment incentive programs. We used it to ensure our tax guidance reflects the latest municipal announcements. |