By Neft Román — Legacy Vallarta Realty
After a fast, seller-favored few years, inventory in Puerto Vallarta has genuinely picked up in 2026 — and it’s changing how deals get done, especially for buyers. Here’s what the current numbers show and what they mean if you’re on either side of a transaction.
Inventory Is Up, and Buyers Are Taking Their Time
Active condo inventory in Puerto Vallarta has expanded roughly 24% year over year, with around 3,255 active condo listings on the market. Days on market have climbed 16-25% year-to-date, and a typical listing now spends somewhere between 180 and 330 days on the market, averaging close to 250 — a much slower pace than the 2021-2023 boom years. With more inventory to compare, buyers are simply taking longer and being more selective before they commit.
Condos and Houses Are Moving in Different Directions
Houses have shifted toward a buyer’s market, with inventory up roughly 23% and giving buyers real leverage on price and terms. Condos, on the other hand, are quietly appreciating because supply is tighter — especially in walkable, rental-friendly buildings in Zona Romántica, Emiliano Zapata, Amapas, 5 de Diciembre, Marina Vallarta, and Versalles. Across the board, most residential properties in Puerto Vallarta are currently selling 4% to 8% below the last asking price. Only about 5-10% of listings sell above asking, and those are almost always turnkey condos in the strongest, best-managed buildings.
What’s Still Pushing Prices Higher
Despite the extra inventory, the broader market is still forecast to rise 3% to 7% over the next 12 months. Sustained North American demand, the ongoing tourism rebound — Puerto Vallarta now welcomes more than 6 million visitors a year — and a weaker peso that keeps boosting foreign purchasing power are all still supporting prices. Gentrifying neighborhoods like Versalles and 5 de Diciembre have seen cumulative price gains of roughly 15-35% over the past two to three years, and that trend shows no signs of slowing.
What This Means If You’re Buying or Selling
If you’re buying, this is one of the more buyer-friendly stretches Puerto Vallarta has seen in years. There’s real room to negotiate, especially on houses and anything that’s been sitting on the market a while — but don’t assume it applies everywhere. Well-priced condos in the top buildings still move fast and sometimes draw multiple offers. If you’re selling, price it accurately from day one: with this much inventory to compare against, an overpriced listing gets passed over quickly, and every extra month on market weakens your negotiating position later.
Where to Go From Here
For more context on how we got here, read our Mid-2026 Market Update, and if currency swings factor into your budget, see what the peso-dollar exchange rate means for your purchase.
This article is for general information only and is not investment advice. Market data reflects general 2026 trends compiled from multiple public market sources and should be confirmed with current listings before making any buying or selling decision.
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