Las Aralias & Las Gaviotas (Puerto Vallarta) real estate: properties for sale
50 properties for sale · median US$324,000 · US$42,813–US$2,129,828 · Updated 1 Oct 2026
Las Aralias & Las Gaviotas (Puerto Vallarta) — MLS: Francisco Villa East — is the inland arc between Avenida Francisco Villa and the Río Pitillal. The label is rarely used: locals say Aralias, Las Gaviotas, Independencia or Ex Haciendas de Pitillal.
MLS area: Francisco Villa East
Also known as: Las Aralias, Las Gaviotas, Independencia, Ojo de Agua.
Updated 1 Oct 2026
Full facts table
- Median asking price
- US$324,000 · MX$6,470,588
- Range
- US$42,813 – US$2,129,828
- Median price per m²
- US$2,759
- Pre-construction
- 16 / 42 (38%)
- Median days on market
- 322 days
Inside Las Aralias & Las Gaviotas (Puerto Vallarta)
Communities in Las Aralias & Las Gaviotas (Puerto Vallarta)
Newest listings
US$585,295
NEWLand · 521 m² lot
Las Gaviotas, Francisco Villa East
MLS 45426
US$284,000
NEWBuiltCondo · 2 bed · 2 bath · 125 m²
Aralias, Francisco Villa East
MLS 45128
US$235,000
NEWBuiltHouse · 4 bed · 2 bath · 2 half bath · 209 m² · 90 m² lot
Ex Haciendas de Pitillal, Francisco Villa East
MLS 44897
US$324,000
NEWBuiltCondo · 2 bed · 2 bath · 124 m²
Las Gaviotas, Francisco Villa East
MLS 44960
US$470,000
BuiltHouse · 3 bed · 2 bath · 1 half bath · 170 m² · 146 m² lot
Jardines de Las Gaviotas, Francisco Villa East
MLS 44762
See all 50 listings
US$2,129,828
Land · 3106 m² lot
Independencia, Francisco Villa East
MLS 40937
US$1,315,000
BuiltHouse · 4 bed · 6 bath · 1 half bath · 380 m² · 1130 m² lot
Ojo de Agua, Francisco Villa East
MLS 43168
US$1,055,000
BACK ON MARKETBuiltHouse · 7 bed · 7 bath · 567 m² · 698 m² lot
Las Gaviotas, Francisco Villa East
MLS 39897
US$849,888
BuiltHouse · 4 bed · 5 bath · 537 m² · 518 m² lot
Las Gaviotas, Francisco Villa East
MLS 41984
US$817,200
Land · 1286 m² lot
Las Gaviotas, Francisco Villa East
MLS 40875
US$745,000
BuiltHouse · 6 bed · 1 bath · 2 half bath · 390 m² · 292 m² lot
Las Gaviotas, Francisco Villa East
MLS 44277
US$699,000
BuiltHouse · 4 bed · 5 bath · 384 m² · 396 m² lot
Las Gaviotas, Francisco Villa East
MLS 40660
US$599,000
BuiltHouse · 3 bed · 3 bath · 1 half bath · 195 m² · 136 m² lot
Jardines de Las Gaviotas, Francisco Villa East
MLS 42040
US$585,295
NEWLand · 521 m² lot
Las Gaviotas, Francisco Villa East
MLS 45426
US$470,000
BuiltHouse · 3 bed · 2 bath · 1 half bath · 170 m² · 146 m² lot
Jardines de Las Gaviotas, Francisco Villa East
MLS 44762
US$465,000
PendingBuiltHouse · 4 bed · 4 bath · 285 m² · 194 m² lot
Aralias, Francisco Villa East
MLS 37848
US$453,700
PendingPre-constructionCondo · 2 bed · 2 bath · 131 m²
Aralias, Francisco Villa East
MLS 40898
US$449,000
PendingBuiltHouse · 4 bed · 2 bath · 221 m² · 250 m² lot
Aralias, Francisco Villa East
MLS 40123
US$439,550
PendingPre-constructionCondo · 2 bed · 2 bath · 131 m²
Aralias, Francisco Villa East
MLS 40897
US$429,000
BuiltCondo · 2 bed · 2 bath · 136 m²
Las Gaviotas, Francisco Villa East
MLS 44705
US$418,500
BuiltHouse · 4 bed · 2 bath · 2 half bath · 152 m² · 152 m² lot
Aralias, Francisco Villa East
MLS 40355
US$411,800
PendingPre-constructionCondo · 2 bed · 2 bath · 119 m²
Aralias, Francisco Villa East
MLS 40905
US$379,000 ▼ US$10,000
BuiltHouse · 4 bed · 3 bath · 162 m² · 160 m² lot
Ex Haciendas de Pitillal, Francisco Villa East
MLS 41772
US$368,500
Pre-constructionCondo · 2 bed · 2 bath · 131 m²
Aralias, Francisco Villa East
MLS 38644
US$366,264
Pre-constructionCondo · 2 bed · 2 bath · 131 m²
Aralias, Francisco Villa East
MLS 36053
US$332,000 ▼ US$28,500
Land · 517 m² lot
Independencia, Francisco Villa East
MLS 39825
US$324,461
Pre-constructionCondo · 1 bed · 1 bath · 116 m²
Aralias, Francisco Villa East
MLS 36056
US$324,461
Pre-constructionCondo · 1 bed · 1 bath · 116 m²
Aralias, Francisco Villa East
MLS 36057
US$324,176
Pre-constructionCondo · 2 bed · 2 bath · 113 m²
Aralias, Francisco Villa East
MLS 35740
US$324,176
Pre-constructionCondo · 2 bed · 2 bath · 113 m²
Aralias, Francisco Villa East
MLS 36035
US$324,100
PendingPre-constructionCondo · 2 bed · 2 bath · 106 m²
Aralias, Francisco Villa East
MLS 40865
US$324,000
NEWBuiltCondo · 2 bed · 2 bath · 124 m²
Las Gaviotas, Francisco Villa East
MLS 44960
US$323,529
Pre-constructionCondo · 2 bed · 2 bath · 112 m²
Aralias, Francisco Villa East
MLS 35806
US$308,900
BuiltHouse · 2 bed · 3 bath · 1 half bath · 317 m² · 223 m² lot
Santa Maria, Francisco Villa East
MLS 40395
US$301,205
Pre-constructionCondo · 1 bed · 1 bath · 116 m²
Aralias, Francisco Villa East
MLS 36060
US$284,000
NEWBuiltCondo · 2 bed · 2 bath · 125 m²
Aralias, Francisco Villa East
MLS 45128
US$269,000
PendingBuiltHouse · 3 bed · 2 bath · 1 half bath · 141 m² · 100 m² lot
Francisco Villa East
MLS 37043
US$265,000
BuiltHouse · 3 bed · 3 bath · 150 m² · 249 m² lot
Niños Heroes, Francisco Villa East
MLS 44183
US$260,235
Pre-constructionCondo · 1 bed · 1 bath · 92 m²
Aralias, Francisco Villa East
MLS 36065
US$255,588
Pre-constructionCondo · 1 bed · 1 bath · 92 m²
Aralias, Francisco Villa East
MLS 36061
US$255,588
Pre-constructionCondo · 1 bed · 1 bath · 92 m²
Aralias, Francisco Villa East
MLS 36063
US$253,000
BuiltHouse · 3 bed · 2 bath · 1 half bath · 110 m² · 75 m² lot
Independencia, Francisco Villa East
MLS 43273
US$247,500
BuiltHouse · 2 bed · 1 bath · 1 half bath · 76 m² · 76 m² lot
Aralias, Francisco Villa East
MLS 41643
US$245,000 ▲ US$5,000
BuiltHouse · 3 bed · 2 bath · 1 half bath · 83 m² · 90 m² lot
Ex Haciendas de Pitillal, Francisco Villa East
MLS 41814
US$236,700
PendingPre-constructionCondo · 1 bed · 1 bath · 81 m²
Aralias, Francisco Villa East
MLS 40931
US$235,000
NEWBuiltHouse · 4 bed · 2 bath · 2 half bath · 209 m² · 90 m² lot
Ex Haciendas de Pitillal, Francisco Villa East
MLS 44897
US$217,150 ▼ US$6,850
Land · 566 m² lot
Independencia, Francisco Villa East
MLS 43396
US$200,000
BuiltHouse · 2 bed · 1 bath · 1 half bath · 90 m² · 92 m² lot
Independencia, Francisco Villa East
MLS 44173
US$199,000
BuiltHouse · 2 bed · 1 bath · 1 half bath · 76 m² · 76 m² lot
Aralias, Francisco Villa East
MLS 41644
US$199,000
BuiltCondo · 3 bed · 2 bath · 107 m²
Aralias, Francisco Villa East
MLS 44267
US$194,200
BuiltHouse · 4 bed · 2 bath · 186 m² · 90 m² lot
Ex Haciendas de Pitillal, Francisco Villa East
MLS 44450
US$182,000 ▼ US$13,000
Land · 543 m² lot
Moderna, Francisco Villa East
MLS 43498
US$158,000
PendingBuiltCondo · 1 bed · 1 bath · 63 m²
Niños Heroes, Francisco Villa East
MLS 44100
US$156,000
Land · 249 m² lot
Aralias, Francisco Villa East
MLS 44308
US$42,813
Land · 123 m² lot
Linda Vista, Francisco Villa East
MLS 42158
Prices at a glance
| homes | condos | lots | Total | |
|---|---|---|---|---|
| Under US$250,000 | 6 | 3 | 4 | 13 |
| US$250,000–US$500,000 | 9 | 18 | 1 | 28 |
| US$500,000–US$1,000,000 | 4 | 0 | 2 | 6 |
| US$1,000,000–US$2,000,000 | 2 | 0 | 0 | 2 |
| US$2,000,000+ | 0 | 0 | 1 | 1 |
| Total | 21 | 21 | 8 | 50 |
| Community | Properties | Median US$ | Lowest–highest US$ |
|---|---|---|---|
| Aralias | 24 | US$324,138 | US$156,000–US$465,000 |
| Las Gaviotas | 8 | US$722,000 | US$324,000–US$1,055,000 |
| Independencia | 5 | US$253,000 | US$200,000–US$2,129,828 |
| Ex Haciendas de Pitillal | 4 | US$240,000 | US$194,200–US$379,000 |
| Jardines de Las Gaviotas | 2 | US$534,500 | US$470,000–US$599,000 |
| Niños Heroes | 2 | US$211,500 | US$158,000–US$265,000 |
| Linda Vista | 1 | US$42,813 | US$42,813–US$42,813 |
| Moderna | 1 | US$182,000 | US$182,000–US$182,000 |
| Ojo de Agua | 1 | US$1,315,000 | US$1,315,000–US$1,315,000 |
| Santa Maria | 1 | US$308,900 | US$308,900–US$308,900 |
What these properties report
| Feature | Count | Share |
|---|---|---|
| Pool | 21 | 42% |
| Gated / entry gate | 8 | 16% |
| 24-hour security | 18 | 36% |
| Gym | 7 | 14% |
| Elevator | 18 | 36% |
| Pets allowed | 41 | 82% |
| Furnished | 4 | 8% |
| Parking reported | 28 | 56% |
Listed each year
Listed each year
| Year | Listed | Median asking price | Median asking US$/m² |
|---|---|---|---|
| 2015 | 36 | US$249,000 | US$962 |
| 2016 | 30 | US$182,000 | US$857 |
| 2017 | 47 | US$197,500 | US$736 |
| 2018 | 29 | US$207,900 | US$822 |
| 2019 | 29 | US$159,999 | US$993 |
| 2020 | 32 | US$157,500 | US$1,106 |
| 2021 | 36 | US$189,000 | US$1,322 |
| 2022 | 43 | US$235,700 | US$1,253 |
| 2023 | 80 | US$146,000 | US$1,923 |
| 2024 | 80 | US$282,500 | US$2,307 |
| 2025 | 77 | US$376,604 | US$1,992 |
| 2026 | 22 | US$227,000 | US$3,197 |
Asking prices at listing, not sale prices. Source: AMPI Vallarta Nayarit MLS history (MLS-truth), through Sep 2026.
About Las Aralias & Las Gaviotas (Puerto Vallarta)
Las Aralias & Las Gaviotas (Puerto Vallarta) — the MLS calls the arc Francisco Villa East, a label nobody uses — sits between Avenida Francisco Villa and the Río Pitillal, the southern residential flank of El Pitillal. People say Las Aralias, Las Gaviotas, Independencia or simply el Pitillal. It is mostly Mexican-resident, with a thin but growing foreign presence concentrated in Aralias, the one colonia with real expat activity: the corridor along Francisco Villa and Los Tules within walking distance of Costco, La Comer and Plaza Caracol, now going vertical with mid-rise towers. Las Gaviotas is the quiet residential grid between Aralias and the river; Independencia is the traditional grid of houses and fixer-upper lots bordering the Pitillal centre; Ex Haciendas del Pitillal sits two blocks from Macroplaza and inside the river's floodplain. The rest, Jardines de las Gaviotas, Moderna, Niños Héroes, Ojo de Agua on the hillside, Santa María, are pockets with one or two listings each.
Practical points. No beach in the area for practically every colonia; Playa Las Glorias is about ten minutes by car from the Aralias edge. The airport, downtown and the Marina are each fifteen to twenty minutes. CMQ Premiere is ten to fifteen minutes. Aralias is walkable for daily errands; elsewhere you need a car. The Río Pitillal is the district's drainage line: Civil Protection names Las Gaviotas as a current overflow point and Ex Haciendas lies in the floodplain, so check the street, the elevation and the last two rainy seasons before buying a ground floor there, and have the notary check title on any lot in Ex Haciendas, where a land-tenure dispute has been documented.
— John Forget, Mexico Life Realty
Quick answers
How many properties are for sale in Las Aralias & Las Gaviotas (Puerto Vallarta)?
As of 1 Oct 2026, 50 properties are for sale in Las Aralias & Las Gaviotas (Puerto Vallarta): 21 condos, 21 houses and 8 lots.
What is the median asking price in Las Aralias & Las Gaviotas (Puerto Vallarta)?
As of 1 Oct 2026, The median asking price is US$324,000 (MX$6,470,588); asking prices run from US$42,813 to US$2,129,828.
How much of Las Aralias & Las Gaviotas (Puerto Vallarta) is pre-construction?
As of 1 Oct 2026, 38% of the properties for sale (16 of 42) are pre-construction.
Which communities are in Las Aralias & Las Gaviotas (Puerto Vallarta)?
As of 1 Oct 2026, Las Aralias & Las Gaviotas (Puerto Vallarta) has 10 communities: Aralias (24), Ex Haciendas de Pitillal (4), Independencia (5), Jardines de Las Gaviotas (2), Las Gaviotas (8), Linda Vista (1), Moderna (1), Niños Heroes (2), Ojo de Agua (1) and Santa Maria (1).
Where is Las Aralias & Las Gaviotas (Puerto Vallarta)?
As of 1 Oct 2026, Las Aralias & Las Gaviotas (Puerto Vallarta) is in Puerto Vallarta, Mexico.
More questions
How many properties under US$250,000 are for sale in Las Aralias & Las Gaviotas (Puerto Vallarta)?
As of 1 Oct 2026, 13 properties under US$250,000 are for sale in Las Aralias & Las Gaviotas (Puerto Vallarta).
How many properties under US$500,000 are for sale in Las Aralias & Las Gaviotas (Puerto Vallarta)?
As of 1 Oct 2026, 41 properties under US$500,000 are for sale in Las Aralias & Las Gaviotas (Puerto Vallarta).
How many properties were listed in Las Aralias & Las Gaviotas (Puerto Vallarta) in 2025?
As of 28 Sep 2026, 77 properties were listed in Las Aralias & Las Gaviotas (Puerto Vallarta) in 2025, based on MLS history (asking prices at listing, not sale prices).