The market, January to August 2026
Fewer properties sold, yet the typical sale cost more. Buyers were buying more space.
From January to August, 983 properties closed across the bay, 14 percent fewer than in the same months of 2025. The median sale still rose 8 percent, to $397,500, while the median price per square meter slipped 4 percent. Buyers were not paying more for the same space: what sold was larger.
Download the PDF- Closed sales983−14% in 2025: 1,148
- Median sale price$397,500+8% in 2025: $367,575
- Median price per m²$3,380−4% in 2025: $3,514
- New listings2,734−17% in 2025: 3,294
Closed sales per month, 2025 and 2026
| 2025 | 2026 | |
|---|---|---|
| Jan | 103 | 94 |
| Feb | 143 | 104 |
| Mar | 147 | 148 |
| Apr | 192 | 131 |
| May | 163 | 124 |
| Jun | 164 | 152 |
| Jul | 127 | 125 |
| Aug | 109 | 105 |
Every month but March closed fewer sales than a year earlier, and the gap was widest in April and February. New listings fell faster than sales, by 17 percent, so fewer properties came to market as well.
Closed sales and new listings, 1 January to 31 August of each year, read 20 October 2026. Sales are reported after they close, so the 2026 figures can still rise slightly.
When does the bay buy
Most years, March to June is the busiest stretch for closings. Winter is the time to get ready.
Average closed sales per month, 2019 to 2025
Across the seven full years from 2019 to 2025, the bay closed an average of 143 to 153 sales a month from March to June, against 103 in January and 102 in November.
A closing comes weeks or months after the offer, so the busy spring is decided earlier, in the winter. A property that is priced, photographed and listed by then is on the market when those buyers are choosing.
How much is for sale
There is plenty to choose from. At today's pace, the resale listings alone would take almost two years to sell.
The 4,031 active listings on 20 October 2026
Months of supply is the number of listings for sale divided by the sales of a typical month. On 20 October, 4,031 listings were for sale against 1,461 closed sales in the twelve months to August, about 122 a month: 33.1 months. Resale alone, 1,908 listings against 998 resale closings, is 22.9 months.
Pre-construction is 40 percent of what is listed. For a seller of a resale property, that means every buyer has many alternatives and can compare them easily. The listings that sell are the ones priced against what is actually closing.
How listings end
About as many resale listings expired as sold. Priced right, a property sells close to its asking price.
How the resale listings that ended in 2025 ended
- 96.8%of the final asking pricethe median sale, January to August 2026 (96.2% in 2025)
- 189 dayson the marketmedian, resale listings that sold in 2025
- 94%of the first asking pricemedian, the same 2025 resale sales
Of the resale listings that ended in 2025, 939 sold, 959 expired and 284 were cancelled. Buyers pay close to the final asking price: the median sale closed at 96.8 percent of it this year. Getting to that price takes time when a listing starts high. The resale listings that sold in 2025 spent a median of 189 days on the market and closed at 94 percent of their first asking price.
What it means for sellers
With this much to choose from, the price and the timing do the selling.
- Price
Price against what closes, not what asks.
Buyers close at a median 96.8 percent of the final asking price, so the final price is the one that counts. Starting high costs time: about as many resale listings expired as sold in 2025, and those that sold took a median of 189 days.
- Timing
Be on the market before the busy months.
March to June closes the most sales in most years. A property that is priced, photographed and listed in the winter is ready when those buyers decide.
- Space
Show the space.
This year's buyers paid more for more space, not more per square meter. Accurate sizes, floor plans and photographs that show the rooms help a buyer compare one listing with the thousands of others on the market.
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Sources. Closed sales, new listings and active listings recorded across Banderas Bay (Puerto Vallarta and the Riviera Nayarit), read by Boardwalk Realty on 20 October 2026. January to August of each year unless a section says otherwise. Medians throughout; sale prices are recorded closing prices in US dollars; price per square meter on the recorded construction size.
Caveats. Sales are reported after they close, so the latest months can still rise slightly. Months of supply uses the twelve months to August. A median moves with the mix of what sells: a higher median sale can mean larger properties sold, which is what the price per square meter shows here. This report describes the market; it is not an appraisal of any property.