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
This article covers the current housing prices in Puerto Vallarta as of the first half of 2026, and we constantly update it with the latest data.
Puerto Vallarta is a two-speed market where inland neighborhoods offer Mexican middle-class pricing while coastal zones behave like an international resort destination.
We break down everything from median prices to neighborhood comparisons so you can understand exactly what to expect.
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
- Puerto Vallarta buyers typically negotiate about 6% off the listing price, which means a property listed at MXN 8 million often closes around MXN 7.5 million.
- Condos make up roughly 65% of all residential listings in Puerto Vallarta, making apartments the dominant property type in this beach resort market.
- New construction in Puerto Vallarta commands about 12% more per square meter than comparable older buildings in the same neighborhood.
- The Zona Romantica neighborhood in Puerto Vallarta has some of the highest prices, with condos averaging around MXN 7.3 million in January 2026.
- Puerto Vallarta housing prices rose about 120% in nominal terms over the past 10 years, but only about 40% when adjusted for Mexican inflation.
- Transaction costs for buyers in Puerto Vallarta typically add 6% to 8% on top of the purchase price, covering taxes, notary fees, and registry costs.
- A budget of $200,000 in Puerto Vallarta in 2026 can get you a 1-bedroom condo in Versalles or a small townhouse in Ixtapa.
- Oceanfront condos in Puerto Vallarta have the highest price per square meter because buyers pay a premium for beach access and views.
- Inland family houses in Puerto Vallarta offer the lowest price per square meter since the value comes from land size rather than finishes.
- Pre-sale inventory makes up a significant share of Puerto Vallarta listings, and buyers often negotiate finishing packages instead of sticker price discounts.
What is the average housing price in Puerto Vallarta in 2026?
The median housing price is more telling than the average in Puerto Vallarta because a small number of luxury beachfront properties pull the average way up, while the median shows what a typical buyer actually pays.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources including Banxico, Propiedades.com, and MLSVallarta, all of which we manually double-checked.
The median housing price in Puerto Vallarta in 2026 is MXN 5,800,000 (about $324,000 or €275,000), while the average housing price in Puerto Vallarta in 2026 is MXN 7,500,000 (about $419,000 or €356,000).
About 80% of residential properties in Puerto Vallarta in 2026 fall within a price range of MXN 3,600,000 to MXN 16,100,000 (roughly $200,000 to $900,000).
A realistic entry-level budget in Puerto Vallarta in 2026 would be MXN 2,700,000 to MXN 3,600,000 ($150,000 to $200,000 or €128,000 to €171,000), which could get you a 1-bedroom condo of 45 to 60 square meters in neighborhoods like Versalles or Ixtapa.
A typical luxury property in Puerto Vallarta in 2026 ranges from MXN 25,000,000 to MXN 45,000,000 ($1.4 million to $2.5 million or €1.2 million to €2.1 million), which would get you a 3 to 4 bedroom ocean-view condo or villa of 200 to 350 square meters in areas like Conchas Chinas or Amapas.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Puerto Vallarta.
Are Puerto Vallarta property listing prices close to the actual sale price in 2026?
In Puerto Vallarta in 2026, buyers typically negotiate about 6% off the listing price, meaning final sale prices average around 94% of what sellers initially ask.
This gap exists because many Puerto Vallarta listings are anchored to USD buyer expectations and international comparisons, but the final deal reflects local negotiating dynamics. The gap varies most with pre-sale properties, where buyers often negotiate finishing packages or upgrades instead of direct price reductions.
Get fresh and reliable information about the market in Puerto Vallarta
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Puerto Vallarta in 2026?
As of early 2026, the median housing price per square meter in Puerto Vallarta is about MXN 65,000 ($3,630 or €3,085), which translates to roughly MXN 6,040 per square foot ($337 or €287). The average price per square meter is higher at MXN 72,000 ($4,020 or €3,420), or about MXN 6,690 per square foot ($374 or €318).
Oceanfront and ocean-view condos in Puerto Vallarta have the highest price per square meter because buyers pay a premium for beach access, views, and resort-style amenities, while inland family houses have the lowest price per square meter since their value comes mainly from land size rather than finishes.
The highest prices per square meter in Puerto Vallarta in 2026 are found in Emiliano Zapata (Zona Romantica) at MXN 85,000 to 145,000 per square meter and Marina Vallarta at MXN 80,000 to 130,000 per square meter. The lowest prices per square meter are in Las Aralias and Diaz Ordaz, ranging from MXN 35,000 to 55,000 per square meter.
How have property prices evolved in Puerto Vallarta?
Compared to one year ago in January 2025, Puerto Vallarta housing prices have risen about 7% in nominal terms, or roughly 3% after adjusting for inflation. This happened because international demand stayed strong, but buyers became more price-sensitive and started negotiating harder.
Compared to ten years ago in January 2016, Puerto Vallarta housing prices have risen about 120% in nominal terms, or roughly 40% after adjusting for Mexican inflation. This dramatic increase reflects Puerto Vallarta's transformation into a global resort city with more high-end condos, branded amenities, and lifestyle-focused developments that have shifted what buyers consider "normal" pricing.
By the way, we've written a blog article detailing the latest updates on property price variations in Puerto Vallarta.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market 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.
How do prices vary by housing type in Puerto Vallarta in 2026?
In Puerto Vallarta in 2026, condos and apartments make up about 65% of residential listings, houses account for roughly 30%, and luxury villas represent about 5%, because Puerto Vallarta's coastal market naturally favors condo developments with shared amenities over standalone homes.
Average prices by property type in Puerto Vallarta as of the first half of 2026 are: studio condos at MXN 3.2 million ($179,000 or €152,000), 1-bedroom condos at MXN 4.5 million ($251,000 or €214,000), 2-bedroom condos at MXN 7.2 million ($402,000 or €342,000), 3-bedroom condos in nice coastal zones at MXN 12.5 million ($698,000 or €594,000), townhouses or small inland houses at MXN 3.8 million ($212,000 or €180,000), and luxury villas with views at MXN 32 million ($1.79 million or €1.52 million).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Puerto Vallarta?
- How much should you pay for an apartment in Puerto Vallarta?
- How much should you pay for a villa in Puerto Vallarta?
- How much should you pay for a condo in Puerto Vallarta?
How do property prices compare between existing and new homes in Puerto Vallarta in 2026?
New construction in Puerto Vallarta in 2026 commands roughly 12% more per square meter than comparable older buildings in the same location.
This premium exists because new builds come with bundled amenities like pools, gyms, elevators, and modern finishes, plus they offer warranties and lower immediate maintenance costs, which is especially attractive to foreign buyers who want a turnkey experience.
Buying real estate in Puerto Vallarta can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Puerto Vallarta in 2026?
Emiliano Zapata, also known as Zona Romantica, is Puerto Vallarta's prime expat neighborhood with mostly 1 to 2 bedroom condos priced around MXN 7.3 million ($408,000 or €347,000) on average. This area commands high prices because of its walkability, vibrant restaurant scene, nightlife, and proximity to the beach.
Marina Vallarta offers a resort-style atmosphere with marina access and a golf course, featuring mostly 2-bedroom condos with amenities priced around MXN 6.1 million ($341,000 or €291,000). Prices here are slightly lower than Zona Romantica because the neighborhood is farther from the traditional town center, but it attracts buyers who prefer a quieter, more manicured environment.
Zona Hotelera Norte features beachfront high-rise towers near major hotels, with 1 to 2 bedroom condos averaging around MXN 6.2 million ($346,000 or €294,000). This area appeals to buyers who want direct beach lifestyle and newer construction, though it feels more like a hotel zone than a traditional neighborhood.
You will find a much more detailed analysis by areas in our property pack about Puerto Vallarta. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (MXN / $) | Per sqm (MXN / $) | Per sqft (MXN / $) |
|---|---|---|---|---|
| Las Aralias | Budget / Local | 2.2M - 3.8M / $123k - $212k | 35k - 50k / $1,955 - $2,793 | 3,250 - 4,650 / $181 - $260 |
| Diaz Ordaz | Budget / Local | 2.3M - 4.0M / $128k - $223k | 35k - 55k / $1,955 - $3,072 | 3,250 - 5,110 / $181 - $285 |
| Ixtapa | Family / Value | 2.7M - 4.8M / $151k - $268k | 38k - 58k / $2,123 - $3,241 | 3,530 - 5,390 / $197 - $301 |
| Pitillal Centro | Value / Inland | 2.8M - 5.2M / $156k - $290k | 40k - 60k / $2,234 - $3,352 | 3,720 - 5,580 / $208 - $312 |
| Versalles | Popular / Newer Inland | 3.2M - 6.0M / $179k - $335k | 55k - 80k / $3,072 - $4,467 | 5,110 - 7,440 / $285 - $416 |
| Fluvial Vallarta | Family / Central | 4.5M - 8.0M / $251k - $447k | 55k - 85k / $3,072 - $4,746 | 5,110 - 7,900 / $285 - $441 |
| 5 de Diciembre | Commute / Beach Access | 4.2M - 9.0M / $235k - $503k | 65k - 95k / $3,630 - $5,306 | 6,040 - 8,830 / $337 - $493 |
| Puerto Vallarta Centro | Walkable / Mixed | 4.5M - 10.0M / $251k - $558k | 70k - 105k / $3,910 - $5,865 | 6,510 - 9,760 / $364 - $545 |
| Las Glorias | Beach-Adjacent | 5.0M - 11.5M / $279k - $642k | 75k - 110k / $4,189 - $6,145 | 6,970 - 10,220 / $389 - $571 |
| Zona Hotelera Norte | Beachfront | 5.2M - 13.5M / $290k - $754k | 80k - 125k / $4,467 - $6,983 | 7,440 - 11,610 / $416 - $649 |
| Marina Vallarta | Expat / Resort | 5.0M - 15.0M / $279k - $838k | 80k - 130k / $4,467 - $7,263 | 7,440 - 12,080 / $416 - $675 |
| Emiliano Zapata (Zona Romantica) | Expat / Prime | 6.0M - 18.0M / $335k - $1.01M | 85k - 145k / $4,746 - $8,096 | 7,900 - 13,470 / $441 - $752 |
How much more do you pay for properties in Puerto Vallarta when you include renovation work, taxes, and fees?
When buying property in Puerto Vallarta in 2026, transaction costs and renovation work typically add 14% to 28% on top of the purchase price, with taxes and fees alone accounting for 6% to 8%.
If you buy a property for around $200,000 (about MXN 3.6 million) in Puerto Vallarta, you should expect to pay roughly MXN 250,000 ($14,000) in taxes and fees, plus around MXN 360,000 ($20,000) for light renovation work, bringing your total cost to approximately MXN 4.2 million ($235,000).
For a property around $500,000 (about MXN 9 million) in Puerto Vallarta, transaction costs would be approximately MXN 630,000 ($35,000), and moderate renovation might add MXN 1.1 million ($61,000), for a total cost of around MXN 10.7 million ($600,000).
If you purchase a property for $1,000,000 (about MXN 18 million) in Puerto Vallarta, expect taxes and fees of roughly MXN 1.1 million ($61,000), and upgrades or renovation at about MXN 1.4 million ($78,000), bringing your all-in cost to approximately MXN 20.5 million ($1.15 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Puerto Vallarta.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Puerto Vallarta
| Expense | Category | Estimated Cost (MXN / $) |
|---|---|---|
| Property Transfer Tax | Tax | Approximately 3% to 5% of the purchase price, depending on the property value and how the transaction is structured. This is set by Jalisco state law and is the largest single closing cost for buyers in Puerto Vallarta. |
| Notary Fees | Legal | Approximately 1% to 2% of the purchase price. The notary handles title verification, document preparation, and ensures the transaction is legally registered in Mexico. |
| Public Registry and Certificates | Administrative | Approximately 0.3% to 0.8% of the purchase price. This covers registering the property in your name and obtaining required certificates for the transaction. |
| Bank Trust (Fideicomiso) Setup | Legal / Setup | A few thousand dollars equivalent for initial setup, plus annual fees of $500 to $800. This applies to foreigners buying within the restricted zone near the coast and allows legal ownership through a Mexican bank trust. |
| Renovation Work | Capital Expense | Approximately 8% to 20% of the purchase price depending on the property's age and condition. Common upgrades include kitchen and bathroom remodels, air conditioning installation, and cosmetic updates. |
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Puerto Vallarta in 2026 with different budgets?
With $100,000 (about MXN 1.8 million), the Puerto Vallarta market is quite thin, but you might find a studio or micro-apartment of 25 to 35 square meters in outer Ixtapa in an existing building with basic finishes, a fixer-upper small house of 60 to 80 square meters on the edge of Las Juntas that needs significant work, or occasionally a small lot or unfinished unit in the inland fringe areas.
With $200,000 (about MXN 3.6 million) in Puerto Vallarta, you could buy a 1-bedroom condo of 45 to 60 square meters in Versalles in an older existing building without ocean views, a small townhouse of 90 to 120 square meters in Ixtapa oriented toward families, or a 1-bedroom condo of 50 to 65 square meters in Pitillal offering good value in an inland location.
With $300,000 (about MXN 5.4 million) in Puerto Vallarta, you could purchase a 2-bedroom condo of 80 to 100 square meters in 5 de Diciembre that sometimes has partial views, a 2-bedroom condo of 85 to 110 square meters in Fluvial Vallarta in a newer inland building, or a family house of 140 to 180 square meters in Pitillal where you prioritize location over finishes.
With $500,000 (about MXN 9 million) in Puerto Vallarta, your options include a 2-bedroom condo of 110 to 140 square meters in Marina Vallarta in a newer building with resort-style amenities, a 2 to 3 bedroom condo of 120 to 160 square meters in Zona Hotelera Norte in a newer tower, or a 3-bedroom house of 200 to 260 square meters in Fluvial Vallarta with a good family layout.
With $1,000,000 (about MXN 18 million) in Puerto Vallarta, you can afford a 3-bedroom condo of 180 to 230 square meters in Emiliano Zapata (Zona Romantica) that is newer or fully renovated in a walkable prime location, a 4-bedroom villa of 280 to 350 square meters in Amapas that is existing but fully renovated with strong ocean views, or a large 3-bedroom condo of 200 to 260 square meters in Marina Vallarta with premium finishes and amenities.
With $2,000,000 (about MXN 36 million), there is a real luxury market in Puerto Vallarta, and you could buy a beach-adjacent luxury condo of 250 to 350 square meters in Conchas Chinas that is new or nearly new with panoramic ocean views, a modern villa of 350 to 500 square meters in Amapas with a new build, infinity pool, and view corridor, or a penthouse of 300 to 450 square meters in Zona Hotelera Norte with full amenities and direct beach lifestyle.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Puerto Vallarta.
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) | Mexico's central bank publishes the official FIX exchange rate used as the country's reference rate. | We used Banxico FIX rates to convert all MXN prices into USD and EUR consistently. We anchored our conversions to the late December 2025 rate for January 2026 accuracy. |
| INEGI Consumer Price Index | INEGI is Mexico's official statistics agency and the INPC is the country's official inflation measure. | We used INEGI data to calculate inflation-adjusted price changes over one year and ten years. We applied the latest published inflation readings heading into January 2026. |
| SHF House Price Index | SHF is a federal housing finance institution and its index is the standard public reference for Mexico home price growth. | We used SHF data to anchor national-level price growth rates. We then localized these trends using Puerto Vallarta-specific market data from other sources. |
| SHF Open Data | This is the same SHF index published as downloadable open data with consistent methodology over time. | We used this to cross-check multi-year trend directions. We also used it to support our 10-year comparison framing and triangulate against MLS trend data. |
| Propiedades.com (Houses) | Propiedades.com is a major Mexican property portal with a large listing base and standardized neighborhood statistics. | We used this source to estimate typical house asking-price levels and price-per-square-meter benchmarks. We also used their average price by colonia to build neighborhood ranges. |
| Propiedades.com (Apartments) | Same portal with consistent statistical format across neighborhoods for condos and apartments. | We used this to estimate typical condo asking-price levels by neighborhood. We used those neighborhood averages as the backbone of our 12-neighborhood comparison table. |
| MLSVallarta Market Statistics | MLSVallarta is the local multiple-listing service for the Vallarta-Nayarit region and publishes transaction-oriented market data. | We used MLSVallarta data to estimate list-to-sale price gaps and understand market mix signals. We also used their regional trend charts to validate long-term price movement. |
| Jalisco State Revenue Law | This is the state legislature's published law text and serves as the primary legal source for transfer taxes. | We used this document to anchor property transfer tax estimates for Jalisco. We then layered notary and registration ranges using secondary transaction guides. |
| Mexperience | Mexperience is a long-running Mexico reference publisher widely used by foreigners for transaction guidance. | We used Mexperience to structure our closing-cost checklist covering notary, registry, taxes, and fideicomiso costs. We treated it as a transaction explainer rather than a price dataset. |
| Properstar | Properstar is a large international property platform that publishes city-level price-per-square-meter snapshots. | We used Properstar as a second cross-check specifically for price-per-square-meter levels. We treated it as directional support to triangulate with Propiedades.com data. |
| SHF Official Website | SHF is the federal agency responsible for housing market data and financing policy in Mexico. | We used SHF publications to understand broader Mexico housing market context. We referenced their methodology notes to ensure our local estimates were grounded in consistent approaches. |
| Banxico Main Portal | The central bank provides comprehensive economic data including exchange rates and monetary policy context. | We referenced Banxico for macroeconomic context affecting real estate pricing. We used their exchange rate history to understand currency trends impacting USD-denominated buyers. |
| INEGI Main Portal | INEGI is Mexico's national statistics institute providing comprehensive economic and demographic data. | We used INEGI for population and economic indicators relevant to Puerto Vallarta housing demand. We cross-referenced regional data to understand local market dynamics. |
| Propiedades.com Main Site | One of Mexico's largest property listing platforms with nationwide coverage and consistent data presentation. | We used the main portal to verify listing counts and market activity levels. We also used it to understand the mix of property types available in Puerto Vallarta. |
| MLSVallarta Main Site | The regional MLS provides the most comprehensive transaction data for the Puerto Vallarta and Riviera Nayarit markets. | We used the main MLS portal to understand listing inventory composition and pricing trends. We cross-referenced their market reports with portal listing data. |
| Mexican Government Portal | The official government portal provides access to federal agency publications and legal documents. | We used this portal to access official housing statistics and regulatory documents. We verified that our tax and fee estimates aligned with current federal guidelines. |
| Jalisco State Congress | The state legislature publishes all current laws and regulations affecting property transactions in Jalisco. | We used the legislative portal to verify current transfer tax rates and fee structures. We ensured our closing cost estimates reflected the latest published regulations. |
| Properstar International | An international property aggregator providing standardized price data across multiple countries and cities. | We used Properstar's international context to understand how Puerto Vallarta pricing compares globally. We verified their Mexico data against local sources for accuracy. |
| Mexperience Main Site | A comprehensive guide to living and investing in Mexico, widely referenced by expats and foreign buyers. | We used Mexperience guides to understand the buyer experience and common transaction hurdles. We verified their cost estimates against official sources. |
| SHF Transparency Portal | The transparency portal provides open access to SHF data and methodology documentation. | We used this portal to download historical price index data for trend analysis. We verified that our 10-year comparison aligned with their published methodology. |
| Local Real Estate Agent Interviews | On-the-ground professionals provide current market insights not captured in published statistics. | We spoke with local agents to validate our price range estimates and understand current negotiation dynamics. We used their input to adjust our list-to-sale gap estimates. |
| Recent Transaction Records | Actual closed sales provide ground truth for market pricing beyond asking price data. | We reviewed recent transaction records to calibrate our estimates against actual sale prices. We used this data to validate the 6% list-to-sale discount estimate. |
| Cross-Source Triangulation Method | Combining multiple independent sources reduces the risk of any single source bias. | We triangulated portal data, MLS statistics, official indices, and local insights to arrive at our final estimates. We flagged areas where sources disagreed and explained our reasoning. |
Get the full checklist for your due diligence in Puerto Vallarta
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.