LOOKING FOR A HOME IN PUERTO VALLARTA? HERE’S WHAT YOU NEED TO KNOW BEFORE BUYING

The search usually starts like this:

You visit Puerto Vallarta once. You fall in love. And then... you wonder, what if we bought a place here?

Totally normal. Happens all the time.

And if you're at that point—scrolling listings, watching YouTube videos, Googling Puerto Vallarta homes for sale at midnight—this blog is for you.

Let’s walk through what you need to know.

1. What kind of homes are actually for sale?

Puerto Vallarta offers more than condos (though yes, there are a lot of condos).

You’ll find:

Standalone homes in traditional Mexican neighborhoods like Versalles or Las Gaviotas
Luxury villas tucked into hillsides in Conchas Chinas or Amapas
Townhouses in gated communities around Fluvial or Marina Vallarta
Fixer-uppers in up-and-coming zones like 5 de Diciembre

The range is wide. So is the price.

2. What should you expect to spend?

Here are very general ballpark figures, just to give you a sense:

Starter home (local style) in a residential neighborhood: $3M to $5M MXN
Modern townhouse in Fluvial or Versalles: $6M to $8M MXN
Ocean-view villa in Conchas Chinas: $18M to $40M+ MXN
Family home with pool in Marina Vallarta or Nuevo Vallarta: $10M to $20M MXN

Of course, prices depend on size, finishes, proximity to the ocean, and a dozen other factors.

But yes—you can still find livable homes under $5M MXN. And if you're coming from the U.S. or Canada, that’s going to feel like a steal.

3. Where should you be looking?

Each neighborhood has a vibe. A personality.

Here are four good starting points:

Versalles: Local feel, walkable, food scene booming, still semi-affordable
Fluvial Vallarta: Planned layout, parks, malls—great for families or long-term living
5 de Diciembre: Up-and-coming, colorful, some hills, some views, some quirks
Conchas Chinas: If money’s no object—stunning views, privacy, elegance

And if you're not ready to buy inside Vallarta proper, Nuevo Vallarta, Bucerías, and La Cruz offer amazing value within 30–45 minutes.

4. A quick heads-up for foreign buyers

If you're not a Mexican citizen, you can still buy property in Puerto Vallarta.
Even within the restricted zone near the coast. The process is just a bit different.

You’ll typically do this via a bank trust (fideicomiso) or a Mexican corporation, depending on your plans (personal use vs. rental business). It’s legal, widely used, and secure—just be sure you have a good notario and experienced legal help on your side.

Don’t DIY this part. Please.

5. What about maintenance and lifestyle?

Owning a home here is surprisingly manageable.

Many buyers choose to live part-time and rent the home out seasonally.
Others move full-time, join the expat scene, adopt a rescue dog, and start drinking green juice on the Malecón like they’ve lived here for years.

The best part? You set the rhythm.

Just know: homes require upkeep. Humidity is real. Landscaping grows fast. Get to know a reliable handyman early on—or inherit one from the previous owner.

6. So, should you buy?

Honestly... if you’re in love with Vallarta, and you’ve got the budget, and you’re done fantasizing—yes.

But do it smartly.

Know your neighborhood
Define your goals (vacation spot? long-term home? rental investment?)
Talk to a local expert
Walk the streets, feel the area, check the vibe
And when you see the right place… go for it

Homes here don’t sit on the market forever. Especially the good ones.

Final thought?

There are Puerto Vallarta homes for sale right now that could change your life.
The key is knowing how to find them—and being ready when you do.

Posted by Cathy Rios on May 9th, 2025

Puerto Vallarta Homes for Sale: What You Need to Know Before Buying on the Coast