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
Puerto Vallarta's house market in 2026 is shaped by two distinct worlds: local neighborhoods with MXN pricing and expat-focused areas where homes often list in USD.
This guide breaks down real prices, taxes, and hidden costs so you can plan your budget with confidence.
We constantly update this blog post to reflect the latest market data and official sources.
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.
How much do houses cost in Puerto Vallarta as of 2026?
What's the median and average house price in Puerto Vallarta as of 2026?
As of early 2026, the median house price in Puerto Vallarta sits around 7 million MXN (roughly 400,000 USD or 370,000 EUR), while the average house price reaches approximately 9.5 million MXN (about 545,000 USD or 505,000 EUR).
The typical price range covering about 80% of house sales in Puerto Vallarta spans from 2.5 million MXN to 18 million MXN (around 145,000 to 1,030,000 USD, or 135,000 to 955,000 EUR).
The gap between median and average prices in Puerto Vallarta reveals a market pulled upward by luxury hillside and beachfront properties, meaning the "typical" buyer experience is actually below what the average suggests.
At the median price of 7 million MXN in Puerto Vallarta, buyers can expect a 2 to 3 bedroom house of around 120 to 160 square meters, often in neighborhoods like Versalles or Fluvial Vallarta with good access but not directly on the beach.
What's the cheapest livable house budget in Puerto Vallarta as of 2026?
As of early 2026, the minimum budget for a livable house in Puerto Vallarta is around 2.2 to 2.8 million MXN (approximately 125,000 to 160,000 USD, or 115,000 to 150,000 EUR).
At this entry-level price point in Puerto Vallarta, "livable" typically means a smaller home (under 100 square meters) that is move-in ready but may have older finishes, no pool, and limited outdoor space.
The cheapest livable houses in Puerto Vallarta are usually found in neighborhoods like Ixtapa, Las Juntas, El Pitillal, Las Mojoneras, and Coapinole, which have a more local Mexican feel and are farther from the beach.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Puerto Vallarta here.
How much do 2 and 3-bedroom houses cost in Puerto Vallarta as of 2026?
As of early 2026, a typical 2-bedroom house in Puerto Vallarta costs around 5 million MXN (roughly 285,000 USD or 265,000 EUR), while a 3-bedroom house averages about 7 million MXN (around 400,000 USD or 370,000 EUR).
The realistic price range for a 2-bedroom house in Puerto Vallarta spans from 4 million to 6.5 million MXN (approximately 230,000 to 370,000 USD, or 215,000 to 345,000 EUR), depending on location and finishes.
For a 3-bedroom house in Puerto Vallarta, buyers should expect a price range of 5.5 million to 9 million MXN (around 315,000 to 515,000 USD, or 290,000 to 475,000 EUR).
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Puerto Vallarta is about 35% to 45%, driven by the extra space, parking, and often better outdoor areas that come with larger homes.
How much do 4-bedroom houses cost in Puerto Vallarta as of 2026?
As of early 2026, a typical 4-bedroom house in Puerto Vallarta costs around 12 million MXN (approximately 685,000 USD or 635,000 EUR).
For a 5-bedroom house in Puerto Vallarta, the realistic price range is 14 million to 25 million MXN (around 800,000 to 1.4 million USD, or 740,000 to 1.3 million EUR), as these homes often target the vacation rental or multi-family market.
A 6-bedroom house in Puerto Vallarta typically falls in the range of 18 million to 35 million MXN or more (roughly 1 to 2 million USD, or 950,000 to 1.85 million EUR), with most listings concentrated in prime areas like Marina Vallarta or Conchas Chinas.
Please note that we give much more detailed data in our pack about the property market in Puerto Vallarta.
How much do new-build houses cost in Puerto Vallarta as of 2026?
As of early 2026, a typical new-build house in Puerto Vallarta costs between 6 million and 12 million MXN (around 345,000 to 685,000 USD, or 320,000 to 635,000 EUR), with branded or prime developments reaching much higher.
New-build houses in Puerto Vallarta typically carry a premium of 10% to 20% compared to similar older resale houses in the same zone, reflecting modern finishes, updated kitchens, and better "turn-key" appeal for foreign buyers.
How much do houses with land cost in Puerto Vallarta as of 2026?
As of early 2026, a house with a noticeably larger lot in Puerto Vallarta typically costs 6 million to 12 million MXN for mid-market inland options (around 345,000 to 685,000 USD, or 320,000 to 635,000 EUR), and 12 million to 35 million MXN or more for prime locations near the beach or hills (roughly 685,000 to 2 million USD, or 635,000 to 1.85 million EUR).
In Puerto Vallarta, a "house with land" usually means a plot of at least 300 to 500 square meters, which is significantly larger than the typical compact urban lot of 100 to 150 square meters.
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Where are houses cheapest and most expensive in Puerto Vallarta as of 2026?
Which neighborhoods have the lowest house prices in Puerto Vallarta as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Puerto Vallarta include Ixtapa, Las Juntas, El Pitillal, Las Mojoneras, and Coapinole.
In these affordable Puerto Vallarta neighborhoods, typical house prices range from 2 million to 4.5 million MXN (around 115,000 to 260,000 USD, or 105,000 to 240,000 EUR).
The main reason these Puerto Vallarta neighborhoods have the lowest prices is their distance from the beach and tourist infrastructure, combined with pricing that reflects local Mexican wage realities rather than international buyer demand.
Which neighborhoods have the highest house prices in Puerto Vallarta as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Puerto Vallarta are Marina Vallarta, Conchas Chinas, and Amapas.
In these premium Puerto Vallarta neighborhoods, typical house prices range from 15 million to 35 million MXN or more (approximately 860,000 to 2 million USD, or 795,000 to 1.85 million EUR).
The main reason these Puerto Vallarta neighborhoods command the highest prices is the combination of ocean views, walkability to beaches and restaurants, and extremely limited supply of buildable land in these established zones.
The typical buyer in these premium Puerto Vallarta neighborhoods is either a foreign retiree seeking a lifestyle property, an investor targeting high-end vacation rentals, or a Mexican family from Guadalajara or Mexico City looking for a second home.
How much do houses cost near the city center in Puerto Vallarta as of 2026?
As of early 2026, houses near Puerto Vallarta's city center (including Centro, 5 de Diciembre, and Emiliano Zapata/Zona Romantica) typically cost 8 million to 18 million MXN (around 460,000 to 1,030,000 USD, or 425,000 to 955,000 EUR).
Houses near major transit corridors in Puerto Vallarta, such as Avenida Francisco Medina Ascencio and Avenida Francisco Villa, typically range from 4 million to 9 million MXN (approximately 230,000 to 515,000 USD, or 215,000 to 475,000 EUR).
Houses near top-rated schools in Puerto Vallarta, like The American School of Puerto Vallarta (ASPV) and Instituto Vallarta, carry a convenience premium of about 5% to 15% compared to similar homes farther away.
In expat-popular areas of Puerto Vallarta like Marina Vallarta, Versalles, Fluvial Vallarta, 5 de Diciembre, and Zona Romantica, a typical livable house costs 7 million to 16 million MXN (around 400,000 to 915,000 USD, or 370,000 to 850,000 EUR).
We actually have an updated expat guide for Puerto Vallarta here.
How much do houses cost in the suburbs in Puerto Vallarta as of 2026?
As of early 2026, houses in the suburbs of Puerto Vallarta (farther from the beach and city center) typically cost 2.5 million to 6.5 million MXN (around 145,000 to 370,000 USD, or 135,000 to 345,000 EUR).
The typical price difference between suburban houses and city-center houses in Puerto Vallarta is about 40% to 60% less, meaning buyers can save 3 million to 8 million MXN by choosing a more inland location.
The most popular suburbs for house buyers in Puerto Vallarta include Ixtapa (for its balance of access and affordability), Las Juntas (more local feel with improving services), and parts of Pitillal (where some streets are gentrifying).
What areas in Puerto Vallarta are improving and still affordable as of 2026?
As of early 2026, the top areas in Puerto Vallarta that are improving yet still relatively affordable for house buyers include Versalles, Fluvial Vallarta, and selected pockets near Pitillal.
In these improving Puerto Vallarta areas, current typical house prices range from 4 million to 9 million MXN (approximately 230,000 to 515,000 USD, or 215,000 to 475,000 EUR).
The main sign of improvement driving buyer interest in these Puerto Vallarta areas is the arrival of new restaurants, cafes, and services that cater to both locals and expats, combined with better road access and infrastructure upgrades.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Puerto Vallarta.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What extra costs should I budget for a house in Puerto Vallarta right now?
What are typical buyer closing costs for houses in Puerto Vallarta right now?
Typical total closing costs for house buyers in Puerto Vallarta range from 5% to 9% of the purchase price.
The main closing cost categories in Puerto Vallarta include the acquisition tax (called "Impuesto sobre Transmisiones Patrimoniales"), notary fees for drafting and registering the deed, appraisal fees, and administrative charges.
The single largest closing cost category for house buyers in Puerto Vallarta is usually the acquisition tax, which alone can represent 2.8% to 3.1% of the purchase price depending on the home's value.
We cover all these costs and what are the strategies to minimize them in our property pack about Puerto Vallarta.
How much are property taxes on houses in Puerto Vallarta right now?
Typical annual property tax (called "predial") on houses in Puerto Vallarta ranges from about 5,000 MXN for a modest home to 20,000 MXN for a higher-value property (roughly 285 to 1,145 USD, or 265 to 1,060 EUR).
Property tax in Puerto Vallarta is calculated using a bracketed formula based on the home's fiscal (assessed) value, with a fixed base amount plus a marginal rate applied to the value above each bracket threshold, paid every two months.
If you want to go into more details, we also have a page with all the property taxes and fees in Puerto Vallarta.
How much is home insurance for a house in Puerto Vallarta right now?
Typical annual home insurance for a house in Puerto Vallarta costs between 3,000 and 15,000 MXN (around 170 to 860 USD, or 160 to 795 EUR), depending on coverage level and property characteristics.
The main factors that affect home insurance premiums for houses in Puerto Vallarta include the construction type, hurricane and flood risk exposure, contents coverage, deductible amounts, and whether the property is a primary residence or vacation home.
What are typical utility costs for a house in Puerto Vallarta right now?
Typical total monthly utility costs for a house in Puerto Vallarta range from 2,000 to 5,500 MXN (around 115 to 315 USD, or 105 to 290 EUR), depending heavily on air conditioning usage.
The breakdown of main utility categories for houses in Puerto Vallarta includes electricity at 1,200 to 3,500 MXN per month (higher with heavy A/C use), water (SEAPAL) at 300 to 900 MXN per month, and internet at 500 to 1,200 MXN per month.
What are common hidden costs when buying a house in Puerto Vallarta right now?
Common hidden costs that house buyers in Puerto Vallarta often overlook can total 50,000 to 200,000 MXN or more (around 2,860 to 11,450 USD, or 2,650 to 10,600 EUR), depending on property specifics.
Typical inspection fees for houses in Puerto Vallarta range from 6,000 to 18,000 MXN (about 345 to 1,030 USD, or 320 to 955 EUR), depending on whether you need a basic structural check or a full systems, pool, and roof evaluation.
Other common hidden costs beyond inspections when buying a house in Puerto Vallarta include fideicomiso (bank trust) setup and annual renewal fees for properties in the restricted coastal zone, HOA or maintenance fees even for houses in gated communities, and renovation costs for humidity or salt-air damage.
The hidden cost that tends to surprise first-time house buyers the most in Puerto Vallarta is the fideicomiso, which requires an initial setup fee of 15,000 to 30,000 MXN plus annual renewal fees of 8,000 to 15,000 MXN, since foreigners cannot hold direct title within 50 kilometers of the coast.
You will find here the list of classic mistakes people make when buying a property in Puerto Vallarta.
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What do locals and expats say about the market in Puerto Vallarta as of 2026?
Do people think houses are overpriced in Puerto Vallarta as of 2026?
As of early 2026, sentiment in Puerto Vallarta is split: buyers looking at Marina, beach-adjacent, or hillside view zones often feel prices are "rich" due to lifestyle scarcity, while those shopping in inland areas compare prices to local wage realities and tend to find anything USD-priced "overpriced."
Houses in Puerto Vallarta typically stay on the market anywhere from a few weeks for well-priced properties in prime locations to several months for overpriced USD listings that reflect "aspirational" rather than market-based pricing.
The main reason locals and expats give for feeling Puerto Vallarta house prices are high is the persistent gap between international buyer demand (driven by lifestyle and rental income expectations) and what Mexican families can actually afford, which creates two distinct price realities.
Compared to one or two years ago, sentiment in Puerto Vallarta has shifted slightly toward acceptance of higher prices, as buyers have seen national appreciation continue and recognize that prime inventory remains scarce.
You'll find our latest property market analysis about Puerto Vallarta here.
Are prices still rising or cooling in Puerto Vallarta as of 2026?
As of early 2026, house prices in Puerto Vallarta are still rising overall, though the market behaves in a "two-speed" manner where prime expat zones remain sticky and high, while inland local areas are more sensitive and negotiable.
The estimated year-over-year house price change in Puerto Vallarta is around 6% to 9%, in line with SHF's reported national growth of over 8% for 2025, with premium neighborhoods outpacing this average.
Experts and locals expect Puerto Vallarta house prices to continue rising modestly over the next 6 to 12 months, though some anticipate a slight cooling in the most overpriced USD segments if interest rates remain elevated.
Finally, please note that we have covered property price trends and forecasts for Puerto Vallarta here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 |
|---|---|---|
| SHF House Price Index | Mexico's government housing-finance institution and official price benchmark. | We used SHF's national growth rate as our macro reality check. We then projected Puerto Vallarta's early 2026 levels from 2025 snapshots. |
| Banco de Mexico (Banxico) | Mexico's central bank and source of the official FIX exchange rate. | We used Banxico's FIX methodology to convert MXN to USD consistently. We quoted prices in both currencies to help foreign buyers. |
| Puerto Vallarta Municipal Revenue Law | Official legislative document defining local taxes and fees. | We calculated property tax (predial) and acquisition tax using the published formulas. We built buyer budgets around these "hard law" numbers. |
| Jalisco Municipal Finance Law | Statewide legal framework that municipal taxes are built on. | We confirmed Puerto Vallarta's tax approach is grounded in state law. We only used private-sector summaries when they matched this legal base. |
| Propiedades.com | Major Mexican property portal with standardized local pricing data. | We anchored Puerto Vallarta asking prices by neighborhood. We cross-checked these patterns against MLS-style expat listings and SHF growth. |
| Inmuebles24 | One of Mexico's biggest listing platforms for current inventory. | We sanity-checked the shape of the market by price tier. We confirmed that premium areas list in the expected bands. |
| Properstar | International portal with price-per-square-meter snapshots and trends. | We used its MXN per square meter estimate as a second independent check. We triangulated it against local portals rather than treating it as the truth. |
| CONDUSEF | Federal consumer financial protection agency with official comparison tools. | We grounded our insurance advice on CONDUSEF's comparator. We provided realistic premium ranges while directing readers to the official how-to. |
| SEAPAL Vallarta | Local water utility's own transparency portal for tariff documents. | We confirmed the tariff structure and that water charges are tariff-driven. We gave a conservative monthly range based on consumption and classification. |
| Colegio de Notarios (Arancel 2026) | Formal notarial fee schedule used by notaries in Jalisco. | We anchored notary fee guidance to this published schedule. We then gave a practical range matching typical Jalisco closing cost experience. |
Get to know the market before buying a property in Puerto Vallarta
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