PUERTO VALLARTA REAL ESTATE:

PUERTO VALLARTA REAL ESTATE: MORE LISTINGS, MORE NEGOTIATING POWER—BUT PRICES ARE STILL RISING

If you have been waiting for the Puerto Vallarta real estate market to become a little more buyer-friendly, this may be the opening you have been waiting for.

But let’s be clear: the market has not crashed, and sellers are not giving properties away.

What has changed is the balance of power.

Buyers now have more properties to choose from, listings are taking longer to sell, and some sellers are becoming more realistic about negotiating. At the same time, average and median sale prices are still higher than they were last year.

It sounds contradictory, but it really isn’t. Puerto Vallarta currently has a slower, more competitive market that continues to hold its value.

THE SEPTEMBER 2026 NUMBERS

According to Coldwell Banker La Costa market data compiled in September 2026:

Active condo inventory reached 3,255 listings, compared with 2,623 one year ago.

That represents a 24 percent increase in available condo inventory.

The reported absorption rate is now 34.88, reflecting a much deeper supply of properties relative to the current pace of sales.

Days on market increased approximately 5 percent this month and are running between 16 and 25 percent higher year to date.

Average sale prices increased 10.21 percent year over year.

Median sale prices increased 6.23 percent year over year.

Pending sales are up 36 percent year to date.

The short version?

There are more properties available, buyers are taking longer to make decisions, and correctly priced homes are still selling.

WHAT THIS MEANS FOR BUYERS

This is one of the strongest negotiating periods buyers have seen in Puerto Vallarta in several years.

With 24 percent more condo inventory on the market, buyers no longer need to feel pressured into choosing the first reasonable property they see. There is more room to compare buildings, locations, rental histories, HOA fees, views, condition and actual value.

The negotiating opportunity appears especially noticeable above $700,000, where buyers generally have more choices and some sellers are becoming increasingly motivated.

That does not mean every seller will accept a dramatic discount. A desirable property that is correctly priced can still attract serious attention. However, properties that have been sitting on the market, need updates or are competing against several similar listings may offer an opportunity.

The $400,000 to $700,000 range continues to see solid activity, particularly when a property is well located, appropriately priced and supported by an established rental history.

Luxury areas such as Conchas Chinas and Punta de Mita are experiencing a similar shift at higher price points. Inventory is deeper, buyers can be more selective, and there may be room to negotiate when the property and seller circumstances align.

This is where preparation matters. Buyers who understand the comparable sales, know their closing costs and are ready to submit a clean offer will be in a much stronger position than someone simply throwing out a low number to see what happens.

More negotiating power does not eliminate the need for a smart offer.

WHAT THIS MEANS FOR SELLERS

Sellers can absolutely succeed in this market, but pricing and presentation matter more than they did when inventory was limited.

With 3,255 condos competing for attention, buyers have options. They are comparing everything: price per square meter, furnishings, views, parking, storage, HOA fees, rental restrictions, future construction and overall condition.

A seller cannot simply look at what a neighbor asked last year, add a little more and assume the market will accept it.

The homes selling most effectively are positioned according to current market conditions and presented professionally from the beginning. That means strong photography, accurate information, compelling marketing and a price buyers can support with actual comparable sales.

The listings struggling right now tend to share familiar problems: ambitious pricing, dated presentation, weak marketing or a refusal to respond to what the market is saying.

A listing can receive plenty of online views and still be overpriced. Showings without offers are also feedback. When buyers repeatedly choose competing properties, the market is delivering a message.

With high season approaching and pending sales already up 36 percent year to date, serious buyers are active. Sellers simply need to give them a reason to choose their property.

SO, IS THIS A BUYER’S MARKET OR A SELLER’S MARKET?

It is becoming a more balanced market—but the opportunity looks different depending on which side of the transaction you are on.

Buyers benefit from:

More inventory

Less pressure to make an immediate decision

Greater negotiating room on certain properties

More leverage when a listing has accumulated significant days on market

Sellers benefit from:

Prices that remain higher year over year

An increase in pending sales

The approaching high season

Continued demand for well-priced, well-presented properties

The important distinction is that not every neighborhood, building or price range performs the same way. A condo in the Romantic Zone cannot automatically be evaluated the same way as a villa in Conchas Chinas or a luxury residence in Punta de Mita.

Even within the same building, view, floor level, parking, storage, furnishings and rental performance can make a major difference.

MY STRAIGHTFORWARD TAKE

This is not the time for buyers to assume every seller is desperate. It is also not the time for sellers to price a property based on what they hope it might be worth.

The market is rewarding people who pay attention to the numbers.

For buyers, that means identifying properties where inventory, days on market and seller motivation create genuine negotiating leverage.

For sellers, it means entering the market with a price and presentation capable of competing from day one.

Puerto Vallarta real estate is moving more slowly, but it is still moving. Prices have continued to rise, pending sales have increased and serious buyers remain active.

The difference is that buyers now have choices—and sellers need a real strategy.

If you are considering buying or selling in Puerto Vallarta, I can break down what these numbers mean for the specific neighborhood, building or property you are considering.

Because a general market statistic is useful.

Knowing how to apply it to your own decision is where it becomes valuable.

Will Hutt

Puerto Vallarta Realtor

The PV Insider

Instagram: @BeachPleasePVR

Email: BeachPleasePVR@gmail.com