Puerto Vallarta: The Season Has Arrived

Live MLS Access. Residency Guidance. White-Glove Service — Your Path to Mexico Starts Here.

By Craig Hogan & Rudy Zavala

Estimated read time: ~4 minutes. Word count: ~680

September kicks off real conversations: a second home, a retirement plan, a warmer escape. One destination keeps winning—Puerto Vallarta—where the Sierra Madre meets Banderas Bay and lifestyle, culture, and value line up beautifully. Explore our PV hub here: GetMeToMexico.com. 

Why now

• Peak season momentum. Fall–winter is when U.S. and Canadian buyers are most active—sellers are prepped, tours run daily, and the best listings surface.

• Easy access. Frequent direct flights plus quick hops to Guadalajara and Mexico City.

• Fits our clients. Our 55+ and LGBTQ+ clients choose PV for inclusivity, healthcare access, arts, dining, and that small-city energy with global flair.

Search smarter: live Mexico MLS access (plus the truth)

On our PV portal, the Top 10 areas across Puerto Vallarta and Banderas Bay—Romantic Zone, Marina Vallarta, Conchas Chinas, Versalles, Nuevo Vallarta, Bucerías, La Cruz, and more—are set up with live search, allowing you to browse what’s actually available, updated daily via IDX. But nothing—absolutely nothing—beats a one-on-one consultation with a proven professional. Buying in another country is done best with the right team guiding you.

PV market right now (quick read)

Highlights from our 2025 update: absorption is ~34.1 months (up YoY), average sale price ~$505,369 (+1.8% YoY), median ~$355,000 (–13.4% YoY), and average days on market ~253. Translation: sellers face more competition, buyers have more choice—especially in the mid-market.

Residency & the path to “living here” (2025 snapshot)

Mexico doesn’t offer a classic “Golden Visa,” but real estate ownership can support residency applications through financial solvency rules (which vary by consulate and change periodically).

Recent thresholds show:

• Temporary Residency: ~$4,100–$4,400/month income or ~$70,000–$80,000 in savings/investments.

• Permanent Residency: ~$7,100/month income or ~$280,000 in savings/investments.

• Property factor: A fideicomiso (bank trust) enables safe foreign buying. Property value (often cited near ~$437,000) may help demonstrate solvency—but it’s not an automatic visa.

We introduce you to reputable visa attorneys and notaries so you proceed correctly.

👉 Read more: Pathway to International Real Estate & Residency in Puerto Vallarta (2025 Update)

Belonging Matters: Aging, Resilience & Community

For many of our clients, especially those in the LGBTQ+ 55+ community, a second home in Puerto Vallarta isn’t just about real estate — it’s about belonging.

As we’ve shared in The Invisible Generation: Loneliness, Aging & LGBTQ+ Resilience, millions of LGBTQ+ adults are navigating retirement years in search of community, safety, and connection. Puerto Vallarta offers exactly that: an inclusive culture, a vibrant social fabric, and world-class healthcare — all wrapped in the warmth of Mexico’s Pacific coast.

This is why we guide our clients with both data and heart. A home here isn’t only an investment. It’s an invitation to live fully, surrounded by people and a culture that embraces you.

How we help (white-glove, end-to-end)

• Search & Selection: Local partners across the top zones, on-the-ground previews, and curated shortlists.

• Residency Guidance: Warm handoffs to vetted visa pros, notaries, and bank-trust providers.

• Offer to Keys: Negotiation, inspections, financing avenues, and turnkey setup/management.

Ready to explore?

• Start with our PV portal to browse live listings and map neighborhoods you’ll love.

• Then, book a private consultation—the fastest way to clarity, confidence, and the right address.

• Explore PV Listings → GetMeToMexico.com
  Schedule a Private Consultation → Meet The Team
  
  

🤝 For Our Broker Partners

Thinking about clients who are ready for their second chapter abroad? Puerto Vallarta is already on their radar — and we’re here to help you guide them.

Through our trusted partnerships, we deliver:

• White-glove referral support. Your clients will be cared for with the same standards of Competence, Exclusivity, and Passion that you expect from Engel & Völkers.

• Seamless introductions. From live MLS access to vetted professionals on the ground, your referral will feel effortless.

• Shared success. We keep you updated at every stage so your client experience stays intact.

🌎 Have a client asking about Mexico?
Send a Referral → Message The Team