The GAYPV Puerto Vallarta real estate guide provides current market trends, the different gayborhood areas of Puerto Vallarta, good tips to know when buying or selling Puerto Vallarta real estate, connects you with top Puerto Vallarta real estate agents specializing in LGBTQ+ clientele. Discover luxury condos, charming villas, and beachfront properties perfectly suited to your retirement or investment lifestyle.
Real Estate
Agents
Michael Green
Michael Green Owner/Broker Boardwalk Realty PV. I was born in California and Read More...
Ron Morgan Owner Broker Ron Morgan Properties
A Texas native, I was brought up in Midland and began my Read More...
Wayne Franklin Owner Broker Tropicasa Realty
In 1997 Wayne Franklin, a real estate broker with over 20 years Read More...
MARC SERRAO - OWNER BROKER HOGAR REALTORS
Marc Serrao Hogar Realtors Real Estate Broker/Agent ” I Never Forget That Read More...
Warren Brander Realty Group
Welcome to the Warren Brander Realty Group. Warren started in the real Read More...
Marco Mata Agent Tropicasa Realty
Marco Mata is an AMPI (PV Board of Realtors Member) member and Read More...Agencies
Applegate Realtors
In 1967, Bernardo and Teresa Applegate founded the luxury, residential Puerto Vallarta Read More...
Boardwalk Realty
Boardwalk Realty Puerto Vallarta “Buy a condo, get a lifestyle” Puerto Vallarta Read More...
Cochran Real Estate
A presence in Puerto Vallarta Real Estate since 1997, Cochran Real Estate Read More...Developments
Koralion Living
Koralion Living Koralion is a new 27 luxury unit condominium development with Read More...
D'Terrace Residences
Inspiring a Lifetime of Happiness D’TERRACE Residences is a complete New Lifestyle Experience, Read More...
Pier 57 Development
Pier 57 Development Convertible Design Pier 57’s unique, adaptable design allows homeowners Read More...
Puerto Vallarta real estate market
A majority of the demand is from Foreign Buyers:
Puerto Vallarta continues to be a favored destination for ex-pat buyers mostly from the United States and Canada. This trend has led to a high demand for properties, especially beachfront and the city tourist areas.
The Puerto Vallarta real estate market in terms of sales prices and sales volume has been steadily increasing from 2019 and peaked in 2022. Since 2022, the sales volume has slowed as the market is experiencing a correction. Sale prices since 2022 have not increased at the previous rate and prices are currently around 20 per cent higher than they were in 2020 with the sales price about 5% less than the asking price.
Property Prices remain relatively high
Property prices in Puerto Vallarta remain relatively high especially when compared to other regions in Mexico. This is partly due to the strong appeal of the romantic zone beach to LGBTQ buyers.
Global Property Advisors analyzed 28 international property markets using price, demand, capital gains and rental income to determine the 4 top international real estate markets using price per m2 on the average cost of a 2BD 2BA ocean view condo. Puerto Vallarta was #4 on the list.
Impact of increased U.S. Interest Rates
The increase of U.S. interest rates has a direct impact on the Puerto Vallarta real estate market, potentially reducing the buying power of American investors and slowing the real estate market.
Real estate prices are now in pesos
Historically, Puerto Vallarta real estate properties were listed in USD and then converted to Mexican pesos on the title deed “escritura” at the exchange rate the day of closing. A 2023 new regulation by Profeco, Mexico’s consumer affairs protection agency, has required the properties to be listed in Mexican pesos. This new regulation has chilled and slowed the market atleast some until everyone understands the new descriptors.
Real Estate Neighborhoods
It is very helpful to know and understand the different real estate neighborhoods in Puerto Vallarta. They are Zona Romántica, Centro/Old Town, Hotel Zone, Fluvial/Versalles, Marina Vallarta, Conchas Chinas, and South Area. Each has its unique characteristics and appeal. See also the Puerto Vallarta Gay Map here.
Prior to buying Puerto Vallarta real estate, the best method to investigate a neighborhood is to rent for a few weeks two or three times a year. This will let you properly evaluate important issues like weather pr to see how busy/noisy the area is.
If humidity and heat is of concern, check August or September. If the rainy season is a concern, check from June until October. To evaluate noise or crowding issues, check the months of January, February, March and April as those are the typical busiest months in Vallarta. Other issues specific to your property like neighbors could necessitate other months to evaluate.
Zona Romántica
Zona Romantica is the gay zone. This is the most vibrant and popular gay borhood in Puerto Vallarta. It is known for gay nightlife, cobblestone streets, and a recent flood of construction development with mostly modern design.
Location This area basically starts at the River Cuale to basically the seahorse in front of Mantamar beach.
In the last several years, it has experienced tremendous growth with infrastructure struggling to maintain the pace, rapidly rising rents and purchase prices, and lack of parking and area for new development.
Appeal: The area is particularly attractive to LGBTQ visitors and residents due to its proximity to the huge number of gay bars, gay beach, restaurants and shopping. It is also home to Playa Los Muertos, one of the momántica range from charming older homes to modern condominiums.
Prices are generally higher due to the area’s desirability and central location.
VERSALLES
Overview: Versalles is a rapidly growing residential and commercial neighborhood known for its quieter, more local vibe compared to the tourist-heavy Romantic zone.
Location just inland from the hotel zone and is very near Versalles.
Appeal: The neighborhood offers a more authentic living experience with local markets, traditional restaurants, and a more relaxed pace. It’s becoming increasingly popular with expatriates and younger buyers looking for affordability and charm.
Real Estate: Properties in Versalles are a mix of older homes and newer condominium developments. Prices are lower than in romantic zone making it an attractive option for those seeking appreciation in value
Fluvial Vallarta
Overview: A modern and planned residential neighborhood centrally located and known for its wide streets and contemporary homes.
Location
Appeal: This area is popular with families and professionals due to its proximity to schools, shopping centers, and medical facilities. It offers a suburban feel with all the conveniences of city living.
Real Estate Legal Considerations
- All Puerto Vallarta real estate is owned via a fideicomiso “trust deed” because it is located within the restricted zone (within 50 kilometers of the coast).
- Hire a fully bilingual reputable professional who represents your interests (not always from the real estate agent) to read all the paperwork to you. Make sure to check the existing fideicomiso to confirm chain of ownership, legal description, purchase prices, and unit size.
- If you are buying a condominium, ask to see the last 3-5 years annual HOA meeting minutes and financial budgets along with the By Laws associated with the condominium. If possible interview any previous/current owners or renters.
- Save every receipt and document associated with the transaction.
- In general, Mexico does not operate under the same consumer laws that Americans and Canadias are used to. This applies to full disclosure and notice concepts, attorney client privilege, refunds/disputes, and customer service. The safest rule to operate under is “Buyer Beware” Due your due diligence first and better to be safe than sorry.
- Expect even normal legal processes to take months and in some cases years to conclude.
- For the most part, make sure your purchase/sale is listed with AMPI, the Mexican Association of Real Estate Professionals Association. This is similar to the National Association of Realtors so there are some legal protections and safeguards when using this association. Still do your due diligence in contracting professionals. Do not just let them handle everything.
- If you are considering buying Puerto Vallarta real estate pre-construction, realize your total investment can be at risk even with bonding and title insurance in place. The developer may or may not be required to bond to insure project completion.
- The closing costs of a typical purchase in Mexico is higher than in the US. Also be aware that you typically pay a deposit or in some cases the full closing costs before the transaction actually closes.
- Beware of using escrow companies in Mexico in terms of the actual escrow agreement to have funds released in case of a dispute and their actual bonding for continued existence.
- If you are buying the property to rent a majority of the time, have realistic financial return expectations. The rental market is very competitive and supply likely exceeds demand especially in the summer months from May until October.