Why Timing (and the Right Agent) is Everything

Season:

If you're searching for a home or condo in Puerto Vallarta during high season—roughly November through April—you’ll quickly realize that house hunting here isn’t as simple as just calling an agent and walking into a property. Unlike in the U.S. or Canada, where lockboxes or Supra keys make showings seamless, real estate in Mexico works very differently.

Why Showings Can Be Tricky in High Season

1. Listing Agents Must Be Present

Puerto Vallarta doesn’t use lockboxes or automatic entry systems, meaning the listing agent has to personally attend every showing—coordinating schedules, confirming availability, and ensuring access. You can’t always see a place at the drop of a hat.

2. Rental Season Creates Limited Access

Many properties are actively rented during high season, often through Airbnb, VRBO, or property managers. Most owners don’t allow short-term tenants to be disturbed for showings—even for serious buyers—because one bad review can impact future bookings. For many, rental income takes priority over a potential sale.

3. Last-Minute Showings Are Rare

Because of these factors, same-day or next-day showings are often impossible. Scheduling well in advance is essential to securing a tour of properties you’re interested in.

Tips for House Hunting in Puerto Vallarta During High Season

1. Start Your Search Early

If you’re planning to explore real estate while in PV, reach out to an agent before you arrive. This gives time to arrange showings and secure access to the best listings.

2. Be Flexible with Showings

Expect to work around tenants, owners, and listing agents’ schedules. Some units may only be available between check-outs or on specific days of the week.

3. Stay in Contact with Your Agent

Just because you see a listing online doesn’t mean it’s available to view immediately. I have relationships with property managers and listing agents, and I can often get access when others can’t.

4. Consider the Off-Season for Buying

If you’re serious about purchasing, you might find more opportunities and fewer scheduling headaches in the low season (May–October). With fewer renters, there’s more availability for showings, and sellers may be more motivated to negotiate.

Why Work With me - the PV Insider?

As the PV Insider, I know how to navigate the challenges of house hunting in Puerto Vallarta’s high season. From strategic scheduling to insider access, I make sure my clients get into the properties they actually want to see.

Want to start your search? Let’s talk before you get to PV. I’ll make sure your time here is spent exploring real options, not waiting around for unavailable showings.

📩 Message me today, and let’s plan your PV home search the right way!

Will Hutt

The PV Insider

Coldwell Banker La Costa

Will.hutt@cblacosta.com

+1-239-691-0782

@BeachPleasePVR