El Pitillal South — Pitillal Centro, Puerto Vallarta real estate: properties for sale
18 properties for sale · median US$230,607 · US$116,200–US$710,000 · Updated 25 Sep 2026
El Pitillal South — Pitillal Centro is the southern half of El Pitillal, Puerto Vallarta's largest delegación and once its own town. Its plaza and market anchor it, with La Playita, San Esteban and Villas Río nearby, no beach at hand.
MLS area: Pitillal South
Also known as: Pitillal Centro, El Pitillal.
Updated 25 Sep 2026
Full facts table
- Median asking price
- US$230,607 · MX$3,936,150
- Range
- US$116,200 – US$710,000
- Median price per m²
- US$2,238
- Pre-construction
- 7 / 16 (44%)
- Median days on market
- 58 days
Inside El Pitillal South — Pitillal Centro
Communities in El Pitillal South — Pitillal Centro
Developments in El Pitillal South — Pitillal Centro
- Miramar 7
Newest listings
US$189,000
NEWBuiltCondo · 2 bed · 1 bath · 110 m²
Villas Rio, Pitillal South
MLS 45076
US$275,000
NEWBuiltHouse · 3 bed · 3 bath · 95 m² · 90 m² lot
Paseo de la Ribera, Pitillal South
MLS 45108
US$207,970
NEWPre-constructionCondo · 1 bed · 2 bath · 87 m²
Miramar, Pitillal Centro, Pitillal South
MLS 44912
US$129,339
NEWPre-constructionCondo · 0 bed · 1 bath · 52 m²
Miramar, Pitillal Centro, Pitillal South
MLS 44919
US$138,577
NEWPre-constructionCondo · 0 bed · 1 bath · 52 m²
Miramar, Pitillal Centro, Pitillal South
MLS 44920
See all 18 listings
US$710,000
NEWBuiltHouse · 5 bed · 5 bath · 2 half bath · 569 m² · 355 m² lot
Pitillal Centro, Pitillal South
MLS 44967
US$436,000
Land · 706 m² lot
Pitillal Centro, Pitillal South
MLS 44048
US$371,428
BuiltHouse · 5 bed · 3 bath · 1 half bath · 300 m² · 182 m² lot
Pitillal Centro, Pitillal South
MLS 43665
US$288,500
NEWPre-constructionCondo · 2 bed · 2 bath · 121 m²
Miramar, Pitillal Centro, Pitillal South
MLS 45056
US$288,441
Pre-constructionCondo · 2 bed · 2 bath · 1 half bath · 177 m²
Miramar, Pitillal Centro, Pitillal South
MLS 42958
US$287,000
BuiltHouse · 9 bed · 4 bath · 1 half bath · 500 m² · 229 m² lot
San Esteban, Pitillal South
MLS 44055
US$275,000
NEWBuiltHouse · 3 bed · 3 bath · 95 m² · 90 m² lot
Paseo de la Ribera, Pitillal South
MLS 45108
US$269,000
NEWPre-constructionCondo · 2 bed · 2 bath · 121 m²
Miramar, Pitillal Centro, Pitillal South
MLS 45061
US$250,000
PendingBuiltHouse · 3 bed · 3 bath · 2 half bath · 309 m² · 94 m² lot
Villas Rio, Pitillal South
MLS 40278
US$230,607
NEWPre-constructionCondo · 1 bed · 2 bath · 87 m²
Miramar, Pitillal Centro, Pitillal South
MLS 45055
US$229,500
BuiltHouse · 5 bed · 4 bath · 1 half bath · 201 m² · 166 m² lot
La Playita, Pitillal South
MLS 44457
US$207,970
NEWPre-constructionCondo · 1 bed · 2 bath · 87 m²
Miramar, Pitillal Centro, Pitillal South
MLS 44912
US$199,000
BuiltCondo · 2 bed · 1 bath · 86 m²
Villas Rio, Pitillal South
MLS 43490
US$189,000
NEWBuiltCondo · 2 bed · 1 bath · 110 m²
Villas Rio, Pitillal South
MLS 45076
US$181,791
BuiltCondo · 2 bed · 1 bath · 81 m²
Villas Rio, Pitillal South
MLS 43993
US$138,577
NEWPre-constructionCondo · 0 bed · 1 bath · 52 m²
Miramar, Pitillal Centro, Pitillal South
MLS 44920
US$129,339
NEWPre-constructionCondo · 0 bed · 1 bath · 52 m²
Miramar, Pitillal Centro, Pitillal South
MLS 44919
US$116,200
Land · 181 m² lot
Pitillal Centro, Pitillal South
MLS 44049
Prices at a glance
| homes | condos | lots | Total | |
|---|---|---|---|---|
| Under US$250,000 | 1 | 7 | 1 | 9 |
| US$250,000–US$500,000 | 4 | 3 | 1 | 8 |
| US$500,000–US$1,000,000 | 1 | 0 | 0 | 1 |
| Total | 6 | 10 | 2 | 18 |
| Community | Properties | Median US$ | Lowest–highest US$ |
|---|---|---|---|
| Pitillal Centro | 11 | US$269,000 | US$116,200–US$710,000 |
| Villas Rio | 4 | US$194,000 | US$181,791–US$250,000 |
| La Playita | 1 | US$229,500 | US$229,500–US$229,500 |
| Paseo de la Ribera | 1 | US$275,000 | US$275,000–US$275,000 |
| San Esteban | 1 | US$287,000 | US$287,000–US$287,000 |
What these properties report
| Feature | Count | Share |
|---|---|---|
| Pool | 9 | 50% |
| Gated / entry gate | 1 | 6% |
| 24-hour security | 2 | 11% |
| Elevator | 6 | 33% |
| Pets allowed | 16 | 89% |
| Furnished | 3 | 17% |
| Ocean view | 7 | 39% |
| Parking reported | 14 | 78% |
Listed each year
Listed each year
| Year | Listed | Median asking price | Median asking US$/m² |
|---|---|---|---|
| 2015 | 6 | US$140,000 | US$6,791 |
| 2016 | 6 | — | — |
| 2017 | 7 | US$125,000 | US$671 |
| 2018 | 9 | — | — |
| 2019 | 39 | US$88,853 | US$1,239 |
| 2020 | 24 | US$90,788 | US$1,198 |
| 2021 | 1 | — | — |
| 2022 | 4 | — | — |
| 2023 | 7 | US$170,000 | US$1,282 |
| 2024 | 72 | US$215,000 | US$1,099 |
| 2025 | 17 | US$205,042 | US$1,489 |
| 2026 | 6 | — | — |
Asking prices at listing, not sale prices. Source: AMPI Vallarta Nayarit MLS history (MLS-truth), through Sep 2026.
About El Pitillal South — Pitillal Centro
El Pitillal South — Pitillal Centro (the MLS calls it Pitillal South) is the southern half of El Pitillal, Puerto Vallarta's largest delegación and historically an independent town of its own; people just say El Pitillal. Pitillal Centro is the heart: the plaza, the stone parish of San Miguel Arcángel with its eight-metre carved Christ, the market, the western-wear and huarache shops, tortillerías and fishmongers, Walmart on Prisciliano Sánchez. It is a real Mexican town inside the city, very walkable in the centre, with houses and small income properties rather than towers, and no destination dining. La Playita is the small pocket east of the centre along Prisciliano Sánchez, much used for multi-family income properties; San Esteban is the colonia immediately east of the centre against the channel of the Río Pitillal; Villas Río is a modest condo cluster at the southern edge near the Libramiento and Fluvial.
Practical points. The airport is about six kilometres and six minutes by taxi; the Malecón five kilometres, ten to twenty minutes by car or the El Pitillal bus from Prisciliano Sánchez. No beach in the area; the Hotel Zone sand is ten to fifteen minutes. The nearest full hospital is about ten minutes west. San Esteban lies in and beside the river channel: the municipality funded works on the channel there in 2025 and Hurricane Nora flooded the delegación in 2021, so check the street, the elevation and the last two rainy seasons before buying near the river.
— John Forget, Mexico Life Realty
Quick answers
How many properties are for sale in El Pitillal South — Pitillal Centro?
As of 25 Sep 2026, 18 properties are for sale in El Pitillal South — Pitillal Centro: 10 condos, 6 houses and 2 lots.
What is the median asking price in El Pitillal South — Pitillal Centro?
As of 25 Sep 2026, The median asking price is US$230,607 (MX$3,936,150); asking prices run from US$116,200 to US$710,000.
How much of El Pitillal South — Pitillal Centro is pre-construction?
As of 25 Sep 2026, 44% of the properties for sale (7 of 16) are pre-construction.
Which communities are in El Pitillal South — Pitillal Centro?
As of 25 Sep 2026, El Pitillal South — Pitillal Centro has 5 communities: La Playita (1), Paseo de la Ribera (1), Pitillal Centro (11), San Esteban (1) and Villas Rio (4).
Where is El Pitillal South — Pitillal Centro?
As of 25 Sep 2026, El Pitillal South — Pitillal Centro is in Puerto Vallarta, Mexico.
More questions
How many properties under US$250,000 are for sale in El Pitillal South — Pitillal Centro?
As of 25 Sep 2026, 9 properties under US$250,000 are for sale in El Pitillal South — Pitillal Centro.
How many properties under US$500,000 are for sale in El Pitillal South — Pitillal Centro?
As of 25 Sep 2026, 17 properties under US$500,000 are for sale in El Pitillal South — Pitillal Centro.
How many properties were listed in El Pitillal South — Pitillal Centro in 2025?
As of 28 Sep 2026, 17 properties were listed in El Pitillal South — Pitillal Centro in 2025, based on MLS history (asking prices at listing, not sale prices).