Every condo for sale in Puerto Vallarta and Riviera Nayarit, organized by neighborhood and mapped on a single page. Filter by area, search by building, or open the map to see where each one sits along Banderas Bay.
Looking for something specific, or need help narrowing it down? Talk to a La Riviera Group broker — we live and work in Puerto Vallarta and know every one of these buildings personally.
Amapas Conchas Chinas
Bucerias
Flamingos Nuevo Vallarta
La Cruz de Huanacaxtle
Litibu, Sayulita & San Pancho
Marina Vallarta
Nuevo Vallarta
Puerto Vallarta Centro
Puerto Vallarta Hotel Zone
Puerto Vallarta South
Punta Mita Veneros
Romantic Zone
Condo HOA fees in Puerto Vallarta usually cover 24-hour security, common-area maintenance (lobby, hallways, gardens), pool service, basic building insurance, garbage collection, and water for shared areas. Higher-tier buildings add gym, spa, beach club, valet, and concierge to that list. Dues are typically quoted in Mexican pesos and charged monthly, with most associations issuing an annual statement and budget projection for the coming year.
What dues usually don't cover: your unit's electricity and gas, internet/cable, in-unit cleaning, and any structural special assessments for major works (façade repairs, elevator replacement, etc.). Before you sign, ask for the building's last two financial statements, the current reserve fund balance, and a list of any planned assessments — these three documents tell you more than any sales brochure will.
About a third of active PV inventory is "preventa" (pre-construction) — units sold off plan, delivered in 18–36 months. Pre-construction is typically 15–25% cheaper than equivalent finished inventory, with payment structures that spread your capital across the build (often 30% on signing, 40% during construction, 30% on delivery). The trade-off: you live with delivery risk, finish-quality risk, and the developer's reputation.
Resale inventory means you can tour the actual unit, see the actual finishes, talk to current owners, walk the actual gym, and close in 60–90 days. You'll pay a premium for that certainty. For first-time PV buyers, resale almost always wins — pre-construction makes more sense for second-property buyers who already know a developer's track record and have time to wait.
Every functional condo association keeps a reserve fund (fondo de reserva) for major capital works: roof replacements, pool resurfacing, elevator overhauls, façade waterproofing — the items that come up every 7–15 years and cost serious money. A healthy fund means the association covers these from accumulated savings; an underfunded one means a special assessment (a one-time charge per unit, sometimes $5,000–$25,000 USD) when the work can't be deferred any longer.
Before buying, ask the administrator for: the current reserve balance, the annual contribution rate, and the latest reserve study (if one exists). As a rough benchmark, a 50-unit building should carry at least 8–10% of one year's total operating budget in reserves; below 5% is a red flag worth pricing into your offer.
Most PV condominiums permit nightly rentals (Airbnb/VRBO), but not all — and the trend is toward tighter restrictions, especially in residential-zoned buildings in Versalles and Fluvial. Before assuming rental income, check three things: the building's bylaws (reglamento interno) explicitly allowing short-term rentals, the municipal zoning (mixed-use vs. strictly residential), and your fideicomiso terms, which usually require you to register as a taxpayer (RFC) if you generate rental income.
Buildings in the Romantic Zone, Amapas, Conchas Chinas, and Marina Vallarta have historically been the strongest performers for nightly rentals, with high-season occupancy of 70–85% on well-managed units. Long-term rentals (3+ months) face fewer restrictions but yield 30–40% less annually. A professional rental manager typically takes 20–30% of gross income.
The condo unit itself is only half the deal — the building's bones decide whether you'll be happy in five years. On every showing, look for: visible cracking or efflorescence on common-area concrete (humidity infiltration), water stains around windows and balcony doors (the perpetual PV problem), elevator certification stickers older than 24 months, pool tile and grout condition (a cheap proxy for ongoing maintenance), and the cleanliness of the trash and recycling area (a cultural tell about the administration's standards).
Ask how old the building's central A/C system is and when the roof was last waterproofed. PV's salt air corrodes everything faster than inland markets — buildings under five years old are usually fine; buildings over twelve years that haven't been maintained start showing it quickly. Photograph anything that looks off and have your inspector verify before closing.
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