San Pancho, Riviera Nayarit real estate: properties for sale

Condos in San Pancho (31) · Houses in San Pancho (41)

136 properties for sale · median US$625,000 · US$62,677–US$8,750,000 · Updated 2 Oct 2026

San Pancho, San Francisco on the map, is a mellow, walkable village on the Riviera Nayarit coast. It has no nightclubs, a bilingual mix of expat and Mexican families, and an open-Pacific beach framed by jungle headlands.

Also known as: San Francisco (Nayarit).

Updated 2 Oct 2026

Full facts table

Median asking price: US$625,000 · MX$11,100,000
Range: US$62,677 – US$8,750,000
Median price per m²: US$4,747
Pre-construction: 24 / 72 (33%)
Median days on market: 171 days

Inside San Pancho

Communities in San Pancho

San Pancho 136

Costa Azul

Newest listings

Showing 60 of 136 listings

Named places here

Costa Azul

Prices at a glance

Properties for sale in San Pancho by price band
	homes	condos	lots	other	Total
Under US$250,000	0	0	40	0	40
US$250,000–US$500,000	6	14	4	0	24
US$500,000–US$1,000,000	16	14	10	1	41
US$1,000,000–US$2,000,000	7	2	7	0	16
US$2,000,000+	12	1	2	0	15
Total	41	31	63	1	136

What these properties report

Of 136 properties in San Pancho
Feature	Count	Share
Pool	32	24%
Gated / entry gate	18	13%
24-hour security	4	3%
Gym	29	21%
Elevator	22	16%
Beach access	11	8%
Golf-course view	2	1%
Pets allowed	72	53%
Furnished	9	7%
Ocean view	35	26%
Parking reported	56	41%

Listed each year

Year	Listed	Median asking price	Median asking US$/m²
2015	37	US$367,500	US$1,949
2016	29	US$389,000	US$1,880
2017	35	US$1,190,000	US$2,303
2018	41	US$817,000	US$2,522
2019	43	US$450,000	US$2,214
2020	33	US$499,000	US$3,042
2021	46	US$747,500	US$2,992
2022	45	US$478,300	US$2,214
2023	53	US$1,492,500	US$4,191
2024	75	US$949,000	US$4,381
2025	81	US$849,500	US$3,883
2026	27	US$1,057,750	US$4,711

Asking prices at listing, not sale prices. Source: AMPI Vallarta Nayarit MLS history (MLS-truth), through Sep 2026.

About San Pancho

San Pancho, San Francisco on the map, is the mellow, grown-up alternative to Sayulita eight kilometres to the south: a small, walkable, bilingual village with no nightclubs and no cruise crowds, a deep mix of expat and Mexican families, and a wide open-Pacific beach of about a kilometre and a half framed by jungle headlands. The MLS keeps everything in one community, so buyers describe it by side. The village grid runs from the highway to the sand in fifteen minutes on foot, with the plaza, Avenida Tercer Mundo, the Entreamigos community centre and its Sunday market, the theatre and the polo club at La Patrona to the east. Las Olas on the Costa Azul side is the gated beachfront trophy address; Selva Azul is the hillside pocket of large estates; the outskirts run north along the highway towards Lo de Marcos.

Buyers are lifestyle, retirement and second-home owners and boutique-rental investors rather than volume investors. The shore break is stronger than Sayulita's; this is a surf-and-walk beach more than a swimming beach.

Practical points. The airport is forty-two to forty-five kilometres, fifty to sixty minutes on Highway 200, the only paved artery, which has closed in rainy-season washouts; the new Guadalajara highway shortens the trip to Guadalajara but not to the airport. There is a small public health centre in town; twenty-four-hour emergency care with ICU is at CMQ Riviera Nayarit in Bucerías, twenty-five to thirty minutes south. No full supermarket in town; provisioning is in La Cruz, Bucerías or Vallarta. Older students commute to schools in Bucerías, La Cruz or Vallarta. Internal streets are cobblestone or sand and golf carts are common. Verify ejido history and the fideicomiso on any lot outside the village grid.

— John Forget, Mexico Life Realty

Quick answers

How many properties are for sale in San Pancho?

As of 2 Oct 2026, 136 properties are for sale in San Pancho: 63 lots, 41 houses, 31 condos and 1 multi-family.

What is the median asking price in San Pancho?

As of 2 Oct 2026, The median asking price is US$625,000 (MX$11,100,000); asking prices run from US$62,677 to US$8,750,000.

How much of San Pancho is pre-construction?

As of 2 Oct 2026, 33% of the properties for sale (24 of 72) are pre-construction.

Which communities are in San Pancho?

As of 2 Oct 2026, San Pancho has 1 communities: San Pancho (136).

Where is San Pancho?

As of 2 Oct 2026, San Pancho is in Riviera Nayarit, Mexico.

How many properties under US$250,000 are for sale in San Pancho?

As of 2 Oct 2026, 40 properties under US$250,000 are for sale in San Pancho.

How many properties under US$500,000 are for sale in San Pancho?

As of 2 Oct 2026, 64 properties under US$500,000 are for sale in San Pancho.

How many properties were listed in San Pancho in 2025?

As of 28 Sep 2026, 81 properties were listed in San Pancho in 2025, based on MLS history (asking prices at listing, not sale prices).

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Compare San Pancho with:

Sayulita · Rincón de Guayabitos, La Peñita & Chacala · Punta Mita