Market report: Puerto Vallarta and Banderas Bay

Updated September 2026

This is an honest summary of how the market stands in the bay, with data and its sources in plain sight. We separate two things people often mix up: the official housing price index, published by the government (Sociedad Hipotecaria Federal), and a local market study by the realtors' association (AMPI Riviera Nayarit), which measures asking prices, not closings. We do not invent figures: if a source does not provide one, we leave it out. This is reference information to get your bearings, not advice; every transaction is confirmed with your notary or accountant.

Key figures

8.7% National annual home price appreciation SHF Housing Price Index (Sociedad Hipotecaria Federal), first quarter of 2026
12.5% Annual appreciation in the Guadalajara Metro Zone, Jalisco SHF Housing Price Index (Sociedad Hipotecaria Federal), first quarter of 2026
2,150 Homes listed for sale in Puerto Vallarta AMPI Riviera Nayarit market study (Teseo Data Lab), third quarter of 2025
5.2 million pesos Median property price in Puerto Vallarta AMPI Riviera Nayarit market study (Teseo Data Lab), third quarter of 2025
35,000 pesos per m² Median price per square meter in Puerto Vallarta AMPI Riviera Nayarit market study (Teseo Data Lab), third quarter of 2025
24,000 pesos per m² Price per square meter in the mid-range segment (the largest supply) AMPI Riviera Nayarit market study (Teseo Data Lab), third quarter of 2025

What is happening in the bay

Puerto Vallarta and the Riviera Nayarit are among Mexico's most dynamic markets. Demand comes mainly from foreign buyers (United States and Canada), from people who retire here and those who work remotely; add to that investment in the highway and airport that connect the whole bay, and the fact that beachfront land is scarce. In the luxury area, Punta de Mita, there are new developments from international brands.

The official housing price index (SHF) measures how much prices rise for homes bought with a mortgage. In its first-quarter 2026 report, prices rose nationally, and the Guadalajara Metro Zone (in Jalisco, inland) came in above the national average. That index does not publish a separate figure for Puerto Vallarta or for the coast, so for the local number we rely on the AMPI study.

Prices by segment

According to the AMPI Riviera Nayarit study, the segment with the most supply in Puerto Vallarta is the mid-range, at around 24,000 pesos per square meter. Below it there are more affordable options (from about 11,200 pesos per square meter in local neighborhoods) and above it the premium and beachfront luxury segment, which can comfortably exceed 48,000 pesos per square meter.

An important reminder so there are no surprises: these figures are ASKING prices, not closings. The price a property actually sells for is usually lower and negotiable. They help you place yourself in a range, not set the exact value of a property; that comes from an appraisal.

The buyer's moment

The available indicators do not, for now, point to a widespread bubble in the bay. But there is plenty of inventory, properties take longer to sell, and the buyer has more room to negotiate. It is a good time to take your time, compare and make an offer with a cool head.

Buy in an orderly way and without rush: check the certificate of no liens, confirm the fideicomiso if it is on the coast, and estimate the closing costs before signing. Our guides and calculators are there for that.

If you are selling or renting

With demand firm and appreciation above the national average, it is a reasonable time to sell or rent out, provided the price is set realistically for its segment: asking too much only lengthens the sale. A well-made listing (real photos, a described tour, honest data and several languages) sells sooner and attracts the right buyer.

If you want an honest estimate of your property, use our simulator or ask us for a valuation; we give you a down-to-earth range, not the number you would like to hear.