Mezcales, Riviera Nayarit real estate: properties for sale
162 properties for sale · median US$135,294 · US$44,160–US$5,221,588 · Updated 3 Oct 2026
Mezcales is the inland pueblo belt of the Riviera Nayarit, minutes from the airport on the Tepic highway. Buyers know it by village, from the original pueblo to gated subdivisions like El Tondoroque, San Vicente and San José del Valle.
Also known as: Valle de Banderas, San Vicente, El Tondoroque, San José del Valle.
Updated 3 Oct 2026
Full facts table
- Median asking price
- US$135,294 · MX$2,300,000
- Range
- US$44,160 – US$5,221,588
- Median price per m²
- US$1,740
- Pre-construction
- 15 / 97 (15%)
- Median days on market
- 140 days
Newest listings
US$103,612
NEWBuiltCondo · 2 bed · 1 bath · 52 m²
Mezcales, Mezcales
MLS 45430
US$479,900
NEWBuiltHouse · 4 bed · 3 bath · 1 half bath · 186 m² · 299 m² lot
Mezcales, Mezcales
MLS 45004
US$242,857
Pre-constructionCondo · 1 bed · 2 bath · 70 m²
Mezcales, Mezcales
MLS 44707
US$242,857
Pre-constructionCondo · 1 bed · 1 bath · 1 half bath · 71 m²
Mezcales, Mezcales
MLS 44765
US$225,714
Pre-constructionCondo · 1 bed · 1 bath · 1 half bath · 70 m²
Mezcales, Mezcales
MLS 44772
Showing 60 of 162 listings
US$5,221,588
Land · 55287 m² lot
Mezcales
MLS 44085
US$1,250,000
BuiltHouse · 2 bed · 2 bath · 1 half bath · 388 m² · 10000 m² lot
San Jose del Valle, Mezcales
MLS 43517
US$1,070,510
Land · 8440 m² lot
San Jose del Valle, Mezcales
MLS 37477
US$880,000
Land · 10000 m² lot
San Jose del Valle, Mezcales
MLS 43302
US$710,000
Land · 1500 m² lot
El Tondoroque, Mezcales
MLS 35637
US$588,000
BuiltHouse · 4 bed · 4 bath · 1 half bath · 223 m² · 200 m² lot
El Tondoroque, Mezcales
MLS 43393
US$567,000
BuiltHouse · 4 bed · 4 bath · 1 half bath · 290 m² · 462 m² lot
Mezcales, Mezcales
MLS 40417
US$486,000
BuiltHouse · 3 bed · 3 bath · 220 m² · 160 m² lot
Mezcales
MLS 44544
US$479,900
NEWBuiltHouse · 4 bed · 3 bath · 1 half bath · 186 m² · 299 m² lot
Mezcales, Mezcales
MLS 45004
US$465,789
BuiltHouse · 3 bed · 4 bath · 211 m² · 221 m² lot
Mezcales, Mezcales
MLS 41716
US$435,000
Pre-constructionHouse · 3 bed · 3 bath · 1 half bath · 190 m² · 160 m² lot
Mezcales, Mezcales
MLS 44542
US$378,000
Pre-constructionHouse · 3 bed · 3 bath · 155 m² · 200 m² lot
San Vicente, Mezcales
MLS 42831
US$371,795
BuiltHouse · 5 bed · 4 bath · 198 m² · 126 m² lot
El Tondoroque, Mezcales
MLS 43627
US$370,800
BuiltHouse · 3 bed · 3 bath · 159 m² · 160 m² lot
Mezcales, Mezcales
MLS 42711
US$360,502
NEWBuiltHouse · 4 bed · 4 bath · 207 m² · 226 m² lot
Mezcales, Mezcales
MLS 44937
US$338,728
BuiltHouse · 5 bed · 4 bath · 198 m² · 126 m² lot
El Tondoroque, Mezcales
MLS 44709
US$330,000
BuiltHouse · 4 bed · 3 bath · 199 m² · 164 m² lot
Mezcales, Mezcales
MLS 41114
US$330,000
NEWBuiltHouse · 3 bed · 3 bath · 153 m² · 160 m² lot
Mezcales, Mezcales
MLS 44968
US$325,000
BuiltHouse · 3 bed · 4 bath · 1 half bath · 284 m² · 217 m² lot
Mezcales, Mezcales
MLS 42462
US$324,000 ▼ US$23,000
BuiltHouse · 3 bed · 2 bath · 1 half bath · 183 m² · 138 m² lot
Mezcales, Mezcales
MLS 42920
US$305,164
BuiltHouse · 4 bed · 3 bath · 149 m² · 168 m² lot
El Tondoroque, Mezcales
MLS 44751
US$300,000
Land · 325 m² lot
Mezcales, Mezcales
MLS 42520
US$280,000
BuiltCondo · 5 bed · 4 bath · 231 m²
El Tondoroque, Mezcales
MLS 44332
US$265,714
BuiltHouse · 3 bed · 2 bath · 1 half bath · 124 m² · 160 m² lot
Mezcales, Mezcales
MLS 43081
US$249,000
BuiltHouse · 7 bed · 6 bath · 281 m² · 108 m² lot
Mezcales, Mezcales
MLS 41500
US$247,059
BuiltHouse · 2 bed · 3 bath · 133 m² · 239 m² lot
Mezcales, Mezcales
MLS 44131
US$245,955
BuiltHouse · 2 bed · 2 bath · 1 half bath · 106 m² · 84 m² lot
Mezcales, Mezcales
MLS 44281
US$244,565
Pre-constructionCondo · 3 bed · 2 bath · 113 m²
Mezcales, Mezcales
MLS 41583
US$242,857
Pre-constructionCondo · 1 bed · 2 bath · 70 m²
Mezcales, Mezcales
MLS 44707
US$242,857
Pre-constructionCondo · 1 bed · 1 bath · 1 half bath · 71 m²
Mezcales, Mezcales
MLS 44765
US$235,000
BuiltCondo · 2 bed · 2 bath · 110 m²
Mezcales
MLS 43337
US$227,000
BuiltCondo · 2 bed · 2 bath · 113 m²
Mezcales
MLS 42215
US$225,714
Pre-constructionCondo · 1 bed · 1 bath · 1 half bath · 70 m²
Mezcales, Mezcales
MLS 44772
US$225,714
Pre-constructionCondo · 1 bed · 1 bath · 1 half bath · 70 m²
Mezcales, Mezcales
MLS 44773
US$224,792
Pre-constructionCondo · 2 bed · 2 bath · 96 m²
Mezcales, Mezcales
MLS 41578
US$223,925
BuiltHouse · 2 bed · 2 bath · 1 half bath · 141 m² · 130 m² lot
Mezcales, Mezcales
MLS 43666
US$222,566
BuiltCondo · 2 bed · 2 bath · 96 m²
Mezcales, Mezcales
MLS 41385
US$220,600
Pre-constructionCondo · 2 bed · 2 bath · 96 m²
Mezcales, Mezcales
MLS 41580
US$217,642
Pre-constructionCondo · 3 bed · 2 bath · 113 m²
Mezcales, Mezcales
MLS 41585
US$214,269
Pre-constructionCondo · 2 bed · 2 bath · 96 m²
Mezcales, Mezcales
MLS 41587
US$214,269
Pre-constructionCondo · 2 bed · 2 bath · 96 m²
Mezcales, Mezcales
MLS 41589
US$213,897
BuiltCondo · 2 bed · 2 bath · 96 m²
Mezcales, Mezcales
MLS 41577
US$212,700
BuiltHouse · 3 bed · 2 bath · 1 half bath · 99 m² · 185 m² lot
Mezcales, Mezcales
MLS 43313
US$211,800 ▼ US$11,730
BuiltHouse · 2 bed · 2 bath · 2 half bath · 56 m² · 134 m² lot
Mezcales, Mezcales
MLS 42881
US$211,307
Pre-constructionCondo · 3 bed · 2 bath · 113 m²
Mezcales, Mezcales
MLS 41584
US$199,700
BuiltHouse · 2 bed · 1 bath · 1 half bath · 83 m² · 133 m² lot
Mezcales, Mezcales
MLS 44260
US$192,000
BuiltHouse · 3 bed · 3 bath · 94 m² · 97 m² lot
El Tondoroque, Mezcales
MLS 42834
US$185,000
BuiltHouse · 3 bed · 3 bath · 94 m² · 90 m² lot
El Tondoroque, Mezcales
MLS 42960
US$182,858
BuiltHouse · 3 bed · 3 bath · 94 m² · 90 m² lot
El Tondoroque, Mezcales
MLS 44561
US$174,900
PendingBuiltHouse · 4 bed · 3 bath · 230 m² · 134 m² lot
Mezcales, Mezcales
MLS 43917
US$172,428
Pre-constructionCondo · 1 bed · 1 bath · 78 m²
Mezcales, Mezcales
MLS 41579
US$172,428
Pre-constructionCondo · 1 bed · 1 bath · 78 m²
Mezcales, Mezcales
MLS 41582
US$167,647
BuiltCondo · 2 bed · 2 bath · 82 m²
Aldea Hortus, El Tondoroque, Mezcales
MLS 43866
US$167,000
BuiltHouse · 3 bed · 3 bath · 82 m² · 167 m² lot
San Vicente, Mezcales
MLS 44529
US$165,000
BuiltHouse · 3 bed · 2 bath · 1 half bath · 130 m² · 91 m² lot
San Vicente, Mezcales
MLS 42335
US$165,000
BuiltHouse · 3 bed · 2 bath · 1 half bath · 98 m² · 98 m² lot
Mezcales, Mezcales
MLS 44207
US$165,000
BuiltHouse · 3 bed · 2 bath · 1 half bath · 97 m² · 97 m² lot
Mezcales, Mezcales
MLS 44836
US$161,764
BuiltCondo · 2 bed · 2 bath · 82 m²
Aldea Hortus, El Tondoroque, Mezcales
MLS 43877
US$160,000
PendingBuiltHouse · 2 bed · 2 bath · 106 m² · 249 m² lot
Mezcales, Mezcales
MLS 38343
US$152,000
BuiltCondo · 2 bed · 2 bath · 83 m²
El Tondoroque, Mezcales
MLS 43989
Prices at a glance
| homes | condos | lots | Total | |
|---|---|---|---|---|
| Under US$250,000 | 19 | 59 | 60 | 138 |
| US$250,000–US$500,000 | 15 | 1 | 1 | 17 |
| US$500,000–US$1,000,000 | 2 | 0 | 2 | 4 |
| US$1,000,000–US$2,000,000 | 1 | 0 | 1 | 2 |
| US$2,000,000+ | 0 | 0 | 1 | 1 |
| Total | 37 | 60 | 65 | 162 |
| Community | Properties | Median US$ | Lowest–highest US$ |
|---|---|---|---|
| Mezcales | 75 | US$160,000 | US$44,160–US$567,000 |
| El Tondoroque | 47 | US$135,294 | US$129,411–US$710,000 |
| San Vicente | 18 | US$85,354 | US$51,510–US$378,000 |
| San Jose del Valle | 4 | US$975,255 | US$48,000–US$1,250,000 |
What these properties report
| Feature | Count | Share |
|---|---|---|
| Pool | 77 | 48% |
| Gated / entry gate | 35 | 22% |
| 24-hour security | 53 | 33% |
| Gym | 49 | 30% |
| Elevator | 36 | 22% |
| Pets allowed | 95 | 59% |
| Furnished | 6 | 4% |
| Parking reported | 52 | 32% |
Listed each year
Listed each year
| Year | Listed | Median asking price | Median asking US$/m² |
|---|---|---|---|
| 2015 | 25 | US$79,500 | US$801 |
| 2016 | 19 | US$71,750 | US$765 |
| 2017 | 39 | US$91,000 | US$700 |
| 2018 | 14 | US$228,000 | — |
| 2019 | 20 | US$187,000 | US$1,128 |
| 2020 | 12 | — | — |
| 2021 | 22 | US$75,375 | US$1,038 |
| 2022 | 53 | US$250,000 | US$1,907 |
| 2023 | 129 | US$169,250 | US$1,657 |
| 2024 | 102 | US$186,444 | US$1,700 |
| 2025 | 202 | US$234,154 | US$2,002 |
| 2026 | 90 | US$127,310 | US$1,553 |
Asking prices at listing, not sale prices. Source: AMPI Vallarta Nayarit MLS history (MLS-truth), through Sep 2026.
About Mezcales
Mezcales is the inland pueblo belt on the Nayarit side, eleven kilometres and about fifteen minutes from the airport on the Tepic highway, and buyers split it by village rather than by the MLS label. Mezcales itself is the original pueblo of some twenty-four thousand people: spread-out houses, the weekend tianguis, and a kilometre of commercial strip along the highway. El Tondoroque, just north-west, is the small privada around the private Hospital Tondoroque where the newer gated subdivisions cluster, Refugio Laguna beside the El Quelele nature reserve and La Fronda among them. San Vicente is the most populous locality in the municipality, local-built homes plus new master-planned gates such as Primavera Residencial. San José del Valle and San Juan de Abajo are the farming pueblos towards Valle de Banderas with only a handful of listings, mostly lots.
This is a working Mexican belt with a fast-growing fringe of gated houses aimed at foreign and Mexican second-home buyers who want a new house with a yard at a fraction of coastal prices; fields of watermelon, corn and tobacco still surround it. The new construction is houses and lots in gated subdivisions, not condo towers.
Practical points. There is no beach; the nearest sand is Nuevo Vallarta or Bucerías, ten to fifteen minutes by car. Downtown Vallarta is twenty-five to thirty-five minutes. Hospital Tondoroque is private and local; full emergency care with ICU is at Joya in Nuevo Vallarta or CMQ in Bucerías, fifteen minutes. No international school; families use Bucerías, Nuevo Vallarta or Vallarta. Inside many of the new gates the streets are still cobblestone or maintained dirt, and the summer rains test the drainage; ask how the subdivision handled the last wet season. Much of this land was ejido; the notary must confirm the dominio pleno conversion and the deed before you close.
— John Forget, Mexico Life Realty
Quick answers
How many properties are for sale in Mezcales?
As of 3 Oct 2026, 162 properties are for sale in Mezcales: 65 lots, 60 condos and 37 houses.
What is the median asking price in Mezcales?
As of 3 Oct 2026, The median asking price is US$135,294 (MX$2,300,000); asking prices run from US$44,160 to US$5,221,588.
How much of Mezcales is pre-construction?
As of 3 Oct 2026, 15% of the properties for sale (15 of 97) are pre-construction.
Which communities are in Mezcales?
As of 3 Oct 2026, Mezcales has 5 communities: El Tondoroque (47), Mezcales (75), San Jose del Valle (4), San Juan De Abajo (0) and San Vicente (18).
Where is Mezcales?
As of 3 Oct 2026, Mezcales is in Riviera Nayarit, Mexico.
More questions
How many properties under US$250,000 are for sale in Mezcales?
As of 3 Oct 2026, 138 properties under US$250,000 are for sale in Mezcales.
How many properties under US$500,000 are for sale in Mezcales?
As of 3 Oct 2026, 155 properties under US$500,000 are for sale in Mezcales.
How many properties were listed in Mezcales in 2025?
As of 28 Sep 2026, 202 properties were listed in Mezcales in 2025, based on MLS history (asking prices at listing, not sale prices).