Puerto Vallarta, Jalisco, October 19, 2026 – Excess inventory is pushing regional property prices down 10–12%, according to AMPI Riviera Nayarit president Miguel Tejeda.
Tejeda’s assessment raises a practical question for anyone considering buying or selling here: are those reductions reaching completed sales?
The percentage remains Tejeda’s assessment. The public material reviewed for this article does not establish the comparison period, which neighborhoods it covers, or whether it measures reductions in advertised prices or prices paid at closing. Those distinctions determine what the figure means for an individual property.
Recent transaction figures show a slower market, but they also show why a regional percentage needs careful interpretation.
The September market summary published by Coldwell Banker La Costa recorded 65 house and condominium closings across Puerto Vallarta and Riviera Nayarit, compared with 106 in September 2025, a decline of 38.7%.
Inventory moved in different directions. Active house listings rose 26.5% to 750, while condominium listings fell 17.5% to 2,672. Buyers completed fewer purchases in both segments, even as available condos declined.
Condominium prices tell an equally mixed story. The brokerage reported a September median sale price of US$432,500, up 1.6% from a year earlier, while the average sale price fell 7.7%.
An average and a median can move differently because the mix of properties sold changes. A month with fewer expensive closings can pull down the average without showing that comparable condos have lost the same percentage of their value.
Vallarta Daily’s September real estate report also documented the slowdown, describing fewer sales, uneven asking prices and more negotiating room for some buyers.
Tejeda has been warning about the supply imbalance for months. In a December 11, 2025, interview, he said, in translation: “Investment is holding up, but there is much more property to sell.”
At the time, he urged developers to plan more carefully and offer different products so they would face less pressure to compete on price.
An AMPI Riviera Nayarit summary of first-quarter 2026 research, based on a report by Teseo Data Lab, described expanding inventory and stronger competition between developments. The association said that environment could give buyers more choice and better negotiating opportunities.
That helps explain how excess supply can affect a sale. When several similar properties compete for a smaller pool of buyers, sellers may face pressure to lower their expectations. How much pressure depends on the competing listings and the transactions actually closing nearby.
For example, someone comparing two similarly sized condos in Versalles would need to consider recent sales in that neighborhood, along with differences in condition, parking, maintenance fees, and building amenities. A regional adjustment cannot account for those differences.
The distinction between an asking-price reduction and a completed sale is especially useful here.
For example, a condo advertised at US$500,000 and reduced to US$450,000 has received a 10% listing-price cut. That establishes how far the seller has moved from the original ask. Whether the revised price reflects the market depends on what comparable units have sold for.
For an owner preparing to list, the same comparison affects the starting price and the time a sale may take. For a buyer preparing an offer, it affects whether an advertised discount represents value.
The next useful number for that US$450,000 condo is the closing price of a comparable unit in the same building.
