Puerto Vallarta (Jalisco) vs Riviera Nayarit
Updated · By Chase Jordan
Both sides of the bay use the same bank-trust rules for foreign buyers, but they are different states: Puerto Vallarta is in Jalisco, the Riviera Nayarit (Nuevo Vallarta, Bucerías, La Cruz, Sayulita and north) is in Nayarit. Nayarit’s acquisition tax usually costs more: it is 2% of the transaction value, while Puerto Vallarta calculates it on the cadastral value, which is usually below the price. Prices depend far more on the area than on the state.
MLS prices, area by area
| Area | State | Median condo sale (12 mo) | Per m² | Median days on market |
|---|---|---|---|---|
| Zona Romántica | Jalisco | $430,000 USD | $4,894 USD | 144 |
| Marina Vallarta | Jalisco | $662,500 USD | $4,343 USD | 204 |
| El Centro & 5 de Diciembre | Jalisco | $348,000 USD | $3,833 USD | 168 |
| Versalles & Fluvial | Jalisco | $281,000 USD | $3,288 USD | 247 |
| Nuevo Vallarta | Nayarit | $439,500 USD | $3,069 USD | 214 |
| Bucerías | Nayarit | $405,272 USD | $3,402 USD | 261 |
| La Cruz de Huanacaxtle | Nayarit | $492,500 USD | $3,414 USD | 280 |
| Sayulita | Nayarit | $620,482 USD | $4,107 USD | 225 |
Same rules, different notaries and taxes
Each state has its own notaries, public registry and fee schedules, and each municipality sets its acquisition-tax rate. Use the closing-cost estimator to compare.
Frequently asked questions
Do foreigners need a trust in Nayarit?
Yes. The Nayarit coast is in the restricted zone too, so the same trust rules apply.
Are closing costs lower in Nayarit?
Usually not. The acquisition tax in Nayarit is 2% of the transaction value; in Puerto Vallarta (Jalisco) it is calculated on the cadastral value, which in most sales is lower than the price, so it usually costs less.
My listings that fit
Sources
- MLS Vallarta sales data, Sept 2021 – Sept 2026, analysis by Chase Jordan (pending MLS publishing-rules check)
- Foreign investment rules: restricted zone and bank trusts (SDV law firm)
- Closing-cost ranges: compiled from published estimates by Puerto Vallarta brokers and notaries (Nov 2025 – May 2026); confirm with your notary
General information, not legal or tax advice. Prices and availability can change. Estimates are not a notary calculation.