Market intelligence by property type
Where the value really is.
Five years of closed sales, read by type and zone, so you know where to negotiate and where to move fast.
Averages hide the opportunities. Inside the numbers, some zones leave real room to negotiate while others sell at asking, and some move in weeks while others sit for a year. Here's the map.
Negotiation
Where you have room to negotiate
Median discount from asking price at closing, by zone. Bars near zero sell at full price; deeper bars mean more room.
Condos
Houses
In Mezcales, condos command a 1.4% premium over asking. Marina and Aramara close at or near list. In Bucerias and Sayulita, expect 7% to 8% of room. Houses negotiate harder: Centro North and South Shore leave 7% to 8% on the table.
Liquidity
How fast each zone moves
Each point is a zone: how many condos sold (across) versus how long they took to sell (up). Lower and to the right means strong demand that still moves quickly.
South Shore and Centro South close fastest, under 175 days median, while carrying strong volume. Bucerias and La Cruz de Huanacaxtle are the slowest at 260+ days. Aramara pairs the longest timelines, 364 days, with moderate volume.
Value drivers
What actually adds value
Real premiums from five years of closings, not rules of thumb.
Higher floors, higher price (condos)
An ocean view adds about 11% to a condo. For houses, a pool adds 9% and true beachfront adds 29%. In towers, every floor up adds value: a mid-rise unit runs roughly 30% above the ground floors.
Financing
How buyers actually pay
Share of closed purchases by payment type.
This is a cash market. 61% of buyers pay cash and 34% use developer plans. Fewer than 1 in 25 use a Mexican bank mortgage, which is why the market holds steady when rates move.
Seasonality
When the market moves
Closed sales by month across five years.
Closings peak in spring, March through May, reflecting offers made during the November to April high season. For the most inventory and attention, start before the season, not during it.
Put the data to work
Let's find your zone.
Tell me your type, zone, and timing, and I'll show you exactly where the leverage is.