Neighborhoods or Bay Areas

 

A Look at the Neighborhoods of Banderas Bay

Are you looking to buy real estate but not sure which neighborhood is right for you in the Puerto Vallarta area? Browse this section to learn a little about the different communities of Bahía de Banderas (Banderas Bay) and the surrounding area. Our expert real estate agents put information about all regions at your fingertips to help you choose.

 

Aralias and Gaviotas

These neighborhoods have traditionally been a favorite of middle-class and professional families, boasting a clean and safe environment and a wide selection of single-family homes and low-rise apartment blocks. Close to Francisco Villa Avenue with all its shops and services and easy access to the Center and Marina, these communities are conveniently located. There are a number of school options in the area as well as supermarkets.

Outstanding in the Area

IDEAL FOR FAMILIES CONVENIENT DISTINCTIVELY RESIDENTIAL CLOSE TO RESTAURANTS AND SHOPS

THE AREA

Distinctively residential with good schools, plenty of amenities, and clean infrastructure, these neighborhoods are quiet and safe. Good public transportation.

LIFESTYLE

Relaxed and quiet, the main roads are only traveled by residents. Close to restaurants, shopping centers and supermarkets, everything you need is 5 minutes away.

THE MARKET

Despite the strategic location of these neighborhoods, properties in these areas are definitely characterized as being in a “buyer’s market.”

 

Aramara

Easily accessible, this residential area of Puerto Vallarta has become a favorite for expats due to its calm atmosphere and safe environment. The Galerías Vallarta shopping center has become a Puerto Vallarta landmark, with Liverpool as its anchor store as well as other major independent brands. Here you can enjoy supermarkets like Wal-Mart and Soriana very close to home as well as hospitals, pharmacies, gyms and many more attractions. Outstanding in the Area

SHOPPING CENTER GALLERIES SUPERMARKETS INTERNATIONAL MARITIME TERMINALAFFORDABILITY

THE AREA

Aramara is a quiet residential area with the mountains as a view on the horizon.

The neighborhood has some amenities as well as easy access to other areas of the city such as Marina Vallarta, the Hotel and Fluvial Zone.

LIFESTYLE

This area is a good choice for families and those looking for affordable properties in a

comfortable and safe neighborhood. Its convenient location also makes it attractive for retirees and couples seeking tranquility.

THE MARKET

Aramara is a relatively small area that has turned from a uniquely Mexican neighborhood to a very diverse one with many expats living in the area.

 

Bucerias

One of the first things about Bucerias that will draw you in is the simple charms of this

traditional Mexican beach town, with cobblestone streets and brightly colored houses. Visitors come for fun to this pristine destination, known for its laid-back vibe, powdery-

sand beaches, cozy hotels and laid-back surf. Beachfront properties are available at affordable prices for those who want to enjoy Banderas Bay sunsets every day. You will find all kinds of properties for sale, from luxurious villas and exclusive beachfront condominiums to apartments and simple houses.

Outstanding in the Area

 

BEACH SCHOOLS RESTAURANTS AND BARS ART GALLERIES

THE AREA

This city is famous for its long beach of fine sand that extends towards Nuevo Vallarta to the south and Punta Mita to the north, which has recently been classified among the cleanest on the Mexican coast by the Ministry of Environment and Natural Resources.

LIFESTYLE

Beach life in Bucerias is laid-back, attracting people of all ages, including families moving for a more laid-back lifestyle, retirees and people looking for a vacation home. Bucerias remains particularly popular with Canadian snowbirds. It also has a varied art scene.

THE MARKET

In the last 5 to 7 years there have been a large number of small and medium sized condominium buildings being built on the beach front which have been selling well.

These typically offer 2- to 4-bedroom units, with prices ranging from $200 – $400, although units can be found in much higher ranges.

 

Centro (Downtown)

Downtown Puerto Vallarta and Gringo Gulch are characterized by their cobblestone streets, terracotta roofs, balconies overflowing with bougainvillea, the iconic church tower, the main square and ocean views, ideal for those seeking the authentic atmosphere of Puerto Vallarta. Vallarta. Here you will find all kinds of commercial and residential properties at affordable prices, from classic Mexican houses, luxurious villas, traditional apartments, modern condominiums, studios and spaces for commercial investments. Easy access to the Malecon, the beach, restaurants, bars, and entertainment make it a popular choice for living or earning rental income.

Outstanding in the Area

 

MALECON VIEWS OF THE SEA RESTAURANTS AND BARS COBBLED STREETS

THE AREA

The strengths of this neighborhood are many, the Malecón full of bars, restaurants, shops and tour operators. Beach access, ocean views, and a traditional Mexican atmosphere are main draws here.

LIFESTYLE

This is a lively neighborhood for those who want to live the authentic Mexican experience,

although there are quieter places for more relaxed lifestyles. Here you will have many attractions at your doorstep, all complemented by the great potential to find properties with incredible views and picturesque architecture.

THE MARKET

The gentrification of the ‘Gulch’ has reached the point where high quality renovations and

buildings have spawned some beautiful properties of all shapes and sizes. Its narrow cobblestone streets are reminiscent of Europe and Old Mexico in an area that is beloved by its residents for being the “real” Puerto Vallarta.

 

Conchas Chinas and Amapas

Exclusivity, beauty and spectacular natural surroundings are the words that best describe this area of Puerto Vallarta, its luxury condominiums, large single-family homes, villas and five-star hotels. Together these charismatic communities, located on the highway to the south, give life to one of the most stylish areas of Bahía de Banderas (Banderas Bay), each with its own personality. Conchas Chinas exudes that classic, affluent Puerto Vallarta vibe while Amapas, closer to Downtown, exudes a more contemporary chic vibe.

Outstanding in the Area

BEACH NEAR THE CENTER SEA AND MOUNTAIN VIEWS EXCLUSIVITY

THE AREA

This tranquil area is famous for its beaches, tropical jungle setting, ocean views, and tranquility. Close to the colorful and vibrant attractions of the Romantic Zone and Downtown, yet sheltered by the serenity of the beachfront cliffs. You can enjoy the best of both worlds when you call this place home.

LIFESTYLE

If you are looking for elegance and tranquility, surrounded by neighbors who have the

same in mind, these are the ideal areas for you. There are also some good restaurants in the area to visit, including independent places located within the resorts that can be found nearby.

THE MARKET

These two areas have almost become one, although Amapas has allowed for a much higher density in terms of multi-residential properties.

Conchas Chinas is much more family-friendly, but far enough from Centro to make it impossible to walk to with the amount of traffic on the highway to the south. The lower areas of both areas (those that are off the highway) are much more desirable/valued, due to their proximity to the famous Conchas Chinas beaches.

 

Costa Alegre

 

Costa Alegre is located about 300 kilometers of pure beauty heading south from Puerto Vallarta towards the state of Colima. Some of the most famous beaches here are Bahía de Tenacatita, Careyes, La Manzanilla, Boca de Iguanas, El Tamarindo, Bahía de Chamela, and countless more. Costa Alegre is currently on its way to being the next great international tourist destination in the State of Jalisco.

 

Outstanding in the Area

VIRGIN BEACHES FISHING DIVING AND SNORKELING EXCLUSIVITY

THE AREA

The natural beauty of this area and the fact that development so far has been limited to luxury properties and exclusive developments means that there is great potential for the future.

LIFESTYLE

This area offers a calm and serene setting for vacation homes, investments and

retirement properties, as well as options for families seeking a more sedate lifestyle. Fans of sailing, fishing, diving and snorkeling will love this area.

THE MARKET

Very good options to buy large tracts of land for those seeking remoteness and solitude. It is currently difficult to sell due to lack of demand.

 

Airport

This area of Puerto Vallarta is distinguished by having many rental properties, offices and warehouses, especially those properties at the foot of the highway, it is also home to the International Convention Center. Affordable properties have made this area the perfect location for all kinds of building supply stores, interior designers, mechanics, tire shops, beauty schools and more.

Outstanding in the Area

AIRPORT CONVENTION CENTER NEAR MARINA VALLARTA ACCESSIBILITY

THE AREA

The strong points of this neighborhood are the Gustavo Díaz Ordaz International Airport, the International Convention Center as well as the Amerimed Hospital.

LIFESTYLE

Although this area is highly prized for commercial purposes, its proximity to the amenities offered in Marina Vallarta, such as restaurants, boutique stores, banks, spa services, and golf, also make it attractive to homebuyers.

THE MARKET

This area has changed from being a low-end residential area to an area commercial, mainly due to the great growth of the Puerto Vallarta Airport to the west.

 

Fluvial and Versalles

Both Fluvial and Versalles are charming and quiet neighborhoods

where you will find several schools and enjoy easy access to Costco,

Plaza Caracol, Macroplaza, supermarkets, movie theaters and hospitals.

The development of Fluvial, which stretches west from Versailles, has

created a large number of building lots as well as newly built middle-class family homes.

Outstanding in the Area

 

PUBLIC LIBRARY SCHOOLS SUPERMARKETS AND CENTERS COMMERCIAL AFFORDABILITY

THE AREA

The atmosphere is definitely residential with a variety of restaurants and shops in

the area, as well as establishments and services along Francisco Villa Avenue. There is also a concentration of schools, nurseries and hospitals in the area.

LIFESTYLE

The lifestyle here is serene and safe, ideal for families who want to take advantage of the parks, walk their pets, ride bikes and go for runs.

There are many restaurants and a public library, Los Mangos, which offers some activities such as guitar lessons, book clubs and yoga.

THE MARKET

Strategically located, these areas are becoming an interesting mix of residential and commercial. The demographic is mostly made up of middle class locals. Property prices in Fluvial are higher, reflecting the new and better infrastructure.

 

La Cruz (The Cross) of Huanacaxtle

This relaxed beach town is a good choice for those seeking the tranquility and natural beauty of Punta Mita at more affordable prices. A popular spot for foreigners looking to make Bahía de Banderas (Banderas Bay) their home either temporarily or permanently and a good place for a vacation home. The marina also offers spaces for mooring.

 

Outstanding in the Area

MARINA FISHING NEAR GOLF COURSES BEACH

THE AREA

The highlights of this neighborhood are its beaches and easy access to Bucerías, Punta

Mita and the towns to the north such as Litibú, Sayulita and San Pancho. A distinctively Mexican atmosphere awaits you where the traditions of the Huichol Indians play an important role.

LIFESTYLE

Famous for its Sunday market and eco-conscious local community made up of expats and Mexicans, the lifestyle here is one of tranquility with a growing number of art galleries, restaurants, cafes, and live music venues.

THE MARKET

In the absence of an economic boost, prices in this area are drifting. Once the residential

areas surrounding the Marina begin to be built, it is expected that there will be a general increase in demand and prices.

Marina Vallarta

Marina Vallarta has long been recognized for its exclusivity and luxury real estate, it has

formed a strong residential community of both vacation and full-time owners. Particularly popular with wealthy families and professionals, it has a reputation for being a clean, quiet and safe neighborhood, providing the ideal setting for residential investment. Residents can enjoy a wide variety of local amenities, including restaurants, spas, fitness centers, shopping malls, boutiques, golf, and access to a public beach.

Outstanding in the Area BEACHGOLFFLUJOSA MARINARESTAURANTS

THE AREA

Located next to the international airport of Puerto Vallarta, just 20 minutes from downtown and 10 minutes from Nuevo Vallarta, Marina Vallarta is an elegant neighborhood, ideal for having access to all corners of Banderas Bay.

LIFESTYLE

In addition to being home to one of the best schools in Puerto Vallarta, families will enjoy a

safe environment for their children here. Likewise, the culture-rich Marina boardwalk, overlooking the many luxury yachts, offers plenty of entertainment for professional couples, retirees and vacationers with a plethora of restaurants, boutiques, spas and much more; Not to mention that Marina Vallarta is a paradise for golf lovers.

THE MARKET

New beachfront units are selling well and will continue to be in strong demand. The older units that surround the Marina, while cheaper, don’t sell out as quickly as many need significant renovations. In general, there seems to be a trend in the area towards price increases.

 

Mismaloya and Boca de Tomatlan

While Mismaloya enjoys the beauty and historical legacy of its Hollywood years, made famous as the setting for John Huston’s film The Night of the Iguana starring Richard Burton, Deborah Kerr and Ava Gardner, Boca de Tomatlán is a picturesque fishing village where you can take water taxis to the beaches along the south coast. These communities are ideal for retired couples, vacation homes and investments with a mix of luxury villas and traditional style homes.

Outstanding in the Area

BEACH VIEW TO THE SEA ARCOS FISHING

THE AREA

Here you will be immersed in the tropical beauty of Puerto Vallarta’s south shore, surrounded by jungle and amazed by incredible ocean views. The Vallarta Botanical Gardens, zip-line adventure parks and the Night of the Iguana set can also be found here, as well as water taxis and boat trips to the most secluded beaches along the coast.

LIFESTYLE

Enjoy an exclusive lifestyle surrounded by the blessings of

nature. Here lovers of fishing and water sports will benefit from the proximity to the sea and the Los Arcos marine park. The local communities in both of these towns have very close ties, there is also a significant number of expatriates.

THE MARKET

Property with a view or beachfront can be found at very good prices in these areas, compared to other locations closer to the south coast. This is mainly due to the increase in travel times to the city.

 

Many feel that these price differences are not justified.

 

Nuevo Vallarta – Flamingos

Nuevo Vallarta is one of the most modern residential areas in Bahía de Banderas (Banderas Bay), benefiting from contemporary urban planning and infrastructure, a marina, golf courses

and an impressive long stretch of beach. Here you will find luxury homes, condominiums

and private communities such as Flamingos and El Tigre, which have views of the ocean or the golf course, as well as other residential communities.

Outstanding in the Area

LUXURY COMMUNITIES GOLF MARINE AND PRIVATE MOORING BEACH

THE AREA

Despite Nuevo Vallarta’s fame for being home to large luxury all-inclusive hotels, it is also a popular residential area for middle to upper class families. The area is known for its long stretch of beach, golf courses, a marina, and restaurants.

LIFESTYLE

Nuevo Vallarta is home to luxurious condominiums, villas and five-star hotels, and as such, has

an elegant, safe and clean lifestyle with all the modern amenities. You will find some good restaurants as well as shopping malls and spas. The Marina provides private anchorage spaces and some properties have their own ports overlooking the marina or one of the area’s tropical canals.

THE MARKET

Nuevo Vallarta has become the alternative to the south side of Puerto Vallarta due to its

active community lifestyle, orderly infrastructure and connectivity. Values have held steady, while many inventories have started to run out.

 

Nuevo Vallarta East, Jarretaderas and Mezcales

Nuevo Vallarta This is a fast growing residential area consisting of three main developments: Las Ceibas. Corner of Heaven and Golden Valley.

Jarretadas is a laid-back, typical Mexican town just 9 kilometers north of Puerto Vallarta, just past the Rio Ameca.

Mezcales on the other hand is more than a small town, it is more like a region that extends inland for several kilometers after the highway crossing.

Outstanding in the Area

ACCESSIBILITY CONVENIENCES CONVENIENT FOR THE AREA HOTEL SECURITY

THE AREA

Of the three areas, Nuevo Vallarta East has the most modern conveniences such as a large shopping center, supermarkets and restaurants, while Jarretaderas and Mezcales are close enough to benefit from this as well. The main advantage of these communities is their proximity to Nuevo Vallarta East and the hotel zone as well as the Puerto Vallarta airport.

LIFESTYLE

These areas are attractive to families and first-time buyers looking to break into the

real estate market. At Mezcales y Jarretaderas you will experience a distinctive sense of Mexican community as well as a slowly growing expat community.

THE MARKET

You will find good and affordable houses in these areas, very convenient for those who work in a hotel zone of Nuevo Vallarta or Nuevo Vallarta.

Real estate prices have been stable in these areas.

 

Punta de Mita

 

For centuries, indigenous groups such as the Wixárika (commonly known as

Huicholes) considered Punta Mita and its surroundings a sacred place to reconnect

with the spiritual side of nature. Today it continues to attract people in search of that deep connection with a number of spa retreats, 5 star hotels and gated communities and large private residences. Without a doubt, this area is home to the most exclusive private communities in Banderas Bay.

Outstanding in the Area

 

EXCLUSIVITY GOLF RESTAURANTS AND 5 STAR HOTELS BEACHES

THE AREA

Adorning the northern end of Banderas Bay, the entire Punta Mita area is characterized by some of the best white-sand beaches in the region as well as the most exclusive real estate.

LIFESTYLE

The area boasts a host of splendid activities and amenities, including world-class golf,

5-star restaurants and resorts, as well as calm, clear waters, a vibrant art scene, and plenty of outdoor excursions and sports to keep you as busy as you want.

THE MARKET

The market surrounding the Punta Mita Resort has been gaining momentum with a

significant number of sales reportedly in the $500K to $2.0M range – many of which have been made by Mexican buyers.

 

The Punta Mita Resort gated community has also regained its footing after the 2008/2009 recession with new and existing properties in the $500K to $15M range and up. Both markets are considered to have matured over the years and are expected to continue to hold up in both sales and rentals.

 

Sayulita, San Pancho and Lo de Marcos

 

Although these three towns have very different characteristics, all three focus on a

relaxed beach lifestyle. Sayulita is a busy tourist hotspot, packed with surfers and vacationers looking for alternative experiences during high season. San Pancho is a bit more laid back, attracting the same people as Sayulita but looking for a calmer atmosphere. Lo de Marcos is still a Mexican beach town where real estate is a bit more affordable and opportunities to buy land are greater.

Outstanding in the Area

SURF AND BEACH VIBE RELAXATION ART AND CULTURELUXURY VILLAS

THE AREA

One of the most beautiful areas on the Pacific coast, here you will find the best beaches to surf and spend time with your family. The area offers a variety of restaurants, bars, yoga retreats, alternative spas and therapeutic centers.

LIFESTYLE

Alternative lifestyles are the norm here, with the option to buy organic produce and build

eco-conscious villas. There are some luxury villas, beachfront bungalows and modern apartments available.

THE MARKET

With construction continuing to intensify and infrastructural improvements leading to a more sophisticated lifestyle, this market continues to defy gravity.

 

Prices are at least as high as in Puerto Vallarta and everything indicates that they will go up. Very active and diverse.

Sierra Madre

These towns offer stunning mountain views and a picturesque Mexican atmosphere for those looking to purchase properties in areas where nature reigns supreme. El Tuito is a small traditional Mexican town with just over 3,500 inhabitants nestled in a lush valley, while the areas around Cabo Corrientes and Tomatlán offer many options for sustainable architecture and ecologically conscious development.

Outstanding in the Area

MOUNTAINS TRANQUILITY MEXICAN VILLAGE LIFE ACCESSIBILITY

THE AREA

As the name suggests, the Sierra Madre region stands out for its mountain views and tranquility. There is real estate available in the main towns and villages, there is also the possibility of buying land to build your properties.

LIFESTYLE

The lifestyle is very relaxed, typical of a traditional Mexican town. There are many

ecological projects and enterprises here including sustainable agriculture and eco- communities. You will also find ranches of all kinds and weekend houses such as Rancho Primavera and Hacienda El Divisadero.

THE MARKET

Mountains are not the reason most people visit a beach destination. Add to this the fact that much of the land in these areas is ejidos, it will surely be some time before we see any kind of trend or real prices.

 

Hotels zone

Despite being home to many of Puerto Vallarta’s early hotels as well

as new developments, the Hotel Zone remains an affordable option for buying beachfront properties. Here you can find numerous options from luxury condominiums to apartments with a classic Mexican style. Convenience is key here, making it the ideal investment for vacation rentals as well as family residences or retirees looking to be close to modern conveniences like restaurants, seas, banks, hospitals and shopping centers.

Outstanding in the Area BEACH RESTAURANT SHOPPING AFFORDABILITY

THE AREA

Characterized by its beachfront location, this area of Puerto Vallarta has received

a lot of investment in recent years, making it an option for high-end properties. Close

to shopping centers and medical facilities, the Hotel Zone continues to be a great option.

LIFESTYLE

This area is ideal for those who want to be in the center of the action without the noise

and hustle and bustle coming to their door. Perfect for the young and young at heart or those in search of a property with favorable rental potential.

THE MARKET

This area has been experiencing a renaissance in the last 5-7 years with new

contemporary luxury condo towers (Icon, Grand Venetian, Peninsula) combined with

a variety of vibrant high quality restaurants and some new hotels (Hilton). More recently, the new luxury shopping center “La Isla” has made this area not only desirable for vacation/ rentals but also very livable.

Romantic Zone

A favorite among expats and retirees looking to live in the center of the action and boasting a friendly gay community, the Romantic Zone is one of the most authentic neighborhoods in Puerto Vallarta. Cobblestone streets contrasted with modern and newly built condominiums, Mexican apartment blocks, beachfront hotels and resorts, bars and restaurants form one of the most colorful and charming communities. Here you can enjoy everything within walking distance: beaches, shops, cafes, bars, restaurants, spas, and a weekly farmers market.

Outstanding in the Area

BEACH AMENITIES NEARBY BARS AND RESTAURANTSATMOSPHERE MEXICAN

THE AREA

Wrapped by mountains, bordered by Playa Los Muertos and adorned by restaurants, cafes, bars and swimwear shops, nature and good life come together here.

LIFESTYLE

A lively atmosphere, popular with tourists and snowbirds, here you will enjoy a mix of Mexicans and expats, all united by their love of traditions, cuisine and the beauty of Mexican culture.

THE MARKET

With over 550 new condos set to hit the market in this area over the next 12-18 months. 

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