Untitled
- William Hutt
- Nov 5
- 2 min read
October 2025 Condo Market — Puerto Vallarta + Riviera Nayarit
By Will Hutt — Coldwell Banker La Costa — The PV Insider
Sun, sand, and more SOLD signs. Heading into high season, the condo market is balanced, busy, and friendly to smart pricing and great presentation. This update covers PV + Riviera Nayarit condos.
The snack-size stats (year over year)
Average sold price: $479K (–1.13%)
Median sold price: $416K (+9.18%)
Pending listings: 118 (+78.8% vs 66 last year)
Average days on market: 270 (–20.35%)
Median days on market: 239
Absorption rate: 33.83 (+9.23%)
Average list price for actives: –7.03%
Source: FlexMLS Market Summary — Condos, October 2025.
What that really means
Prices are steady. The average is flat-ish while the median is up, which points to a healthy middle of the market.
Homes are moving faster. Time to sell is down about 20 percent.
The pipeline is strong. Big jump in pendings sets up a solid start to high season.
Sellers are realistic. List prices are aligning with demand, and well-presented condos are earning showings and offers.
Where the action is
Core range: $300K–$500K, driven by lifestyle buyers and yield-focused investors.
View and beachfront hold pricing power with tight supply.
Amenity-forward new builds that allow rentals keep absorbing at disciplined price points.
More choice without a flood: new listings grew most from $150K–$400K in central, walkable areas.
Buyer game plan
Be ready to act. Proof of funds or pre-approval helps you move on the good ones.
If income matters, verify building policies and look for proven rental demand.
Use recent comps and days on market to shape a smart offer.
Seller game plan
Price to today. The best-priced, best-presented listings still win.
Prep sells: declutter, fresh paint, bright lighting, pro photos, light staging.
Tell the story: highlight walkability, quality finishes, amenities, and rental credibility where allowed.
Looking ahead (Q4 2025 → early 2026)
Expect steady mid-market momentum, stable pricing for premium view and beachfront product, and competitive interest in condos that show well and live well—especially in walkable zones with strong amenities.
Want the PV-only numbers broken out for a neighborhood-by-neighborhood read? I can publish that next.
Will Hutt
+1-239-691-0782 WhatsApp
@BeachPleasePVR on Instagram
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