South Shore (Zona Sur), Puerto Vallarta real estate: properties for sale
270 properties for sale · median US$749,000 · US$35,800–US$8,900,000 · Updated 3 Oct 2026
South Shore is the cliffside coast south of Puerto Vallarta, ending where the road stops at Boca de Tomatlán. Its hillside communities draw retirees and second-home buyers who want views, privacy and turnkey rental residences.
MLS area: South Shore
Also known as: Zona Sur, Costa Sur, Carretera a Barra de Navidad, South Shore, Conchas Chinas, Amapas, Mismaloya, Boca de Tomatlán.
Updated 3 Oct 2026
Full facts table
- Median asking price
- US$749,000 · MX$13,481,445
- Range
- US$35,800 – US$8,900,000
- Median price per m²
- US$4,464
- Pre-construction
- 59 / 215 (27%)
- Median days on market
- 196 days
Inside South Shore (Zona Sur)
Communities in South Shore (Zona Sur)
Developments in South Shore (Zona Sur)
- Mayamar 41
- Blue Horizon 7
- La Jolla De Mismaloya 6
- Villas Tizoc 6
- Rivera (Riviera) Amapas 5
- Sierra Del Mar 5
- Avalon 4
- Solamar 4
- Terraza Del Mar 4
- Amapas I 3
- Girasol 3
- Indah 3
- Las Penas 3
- Las Verandas de Amapas 3
- Montemar 3
- Punta Negra 3
- Carmelina 2
- Los Palmares 2
- Paramount Bay 2
- Playa Esmeralda 2
- Playas Gemelas 2
- Villas Banderas 2
Newest listings
US$745,000
NEWBuiltHouse · 5 bed · 5 bath · 1 half bath · 525 m² · 931 m² lot
Mismaloya, South Shore
MLS 45461
US$455,000
NEWBuiltCondo · 1 bed · 2 bath · 115 m²
Blue Horizon, Mismaloya, South Shore
MLS 45195
US$1,850,000
NEWLand · 879 m² lot
Boca de Tomatlan, South Shore
MLS 45127
US$403,388
NEWBuiltCondo · 1 bed · 1 bath · 76 m²
Playa Esmeralda, Sierra Del Mar, South Shore
MLS 44971
US$1,195,000
NEWBuiltCondo · 2 bed · 2 bath · 323 m²
Avalon, Amapas, South Shore
MLS 44973
Showing 60 of 270 listings
US$8,900,000
BuiltHouse · 7 bed · 8 bath · 1 half bath · 1597 m² · 1240 m² lot
Garza Blanca, South Shore
MLS 44383
US$7,995,000
BuiltHouse · 7 bed · 7 bath · 6 half bath · 2322 m² · 1286 m² lot
Mismaloya, South Shore
MLS 44835
US$5,750,000
BuiltHouse · 4 bed · 4 bath · 1 half bath · 960 m² · 575 m² lot
Lower Conchas Chinas, South Shore
MLS 39208
US$5,500,000
BuiltHouse · 4 bed · 4 bath · 1 half bath · 1031 m² · 575 m² lot
Lower Conchas Chinas, South Shore
MLS 39211
US$4,999,000
BuiltHouse · 6 bed · 7 bath · 1100 m² · 1431 m² lot
Upper Conchas Chinas, South Shore
MLS 32376
US$4,900,000
NEWBuiltHouse · 7 bed · 8 bath · 1 half bath · 848 m² · 1502 m² lot
Lower Conchas Chinas, South Shore
MLS 44941
US$4,200,000
BuiltHouse · 8 bed · 8 bath · 6 half bath · 2000 m² · 1878 m² lot
Amapas, South Shore
MLS 41655
US$3,200,000
BuiltHouse · 8 bed · 11 bath · 989 m² · 640 m² lot
Mismaloya, South Shore
MLS 44073
US$2,995,000
BuiltHouse · 6 bed · 8 bath · 1038 m² · 1055 m² lot
Mismaloya, South Shore
MLS 44775
US$2,950,000
BuiltCondo · 5 bed · 5 bath · 1 half bath · 1175 m²
Villas Banderas, Lower Conchas Chinas, South Shore
MLS 40693
US$2,750,000
BuiltHouse · 6 bed · 5 bath · 1 half bath · 900 m² · 2101 m² lot
Upper Conchas Chinas, South Shore
MLS 43428
US$2,650,000
BuiltHouse · 11 bed · 12 bath · 2 half bath · 817 m² · 1215 m² lot
Boca de Tomatlan, South Shore
MLS 40987
US$2,600,000
BuiltHouse · 5 bed · 7 bath · 1 half bath · 754 m² · 1049 m² lot
Lower Conchas Chinas, South Shore
MLS 40984
US$2,600,000
NEWBuiltHouse · 6 bed · 7 bath · 350 m² · 4132 m² lot
Upper Conchas Chinas, South Shore
MLS 43028
US$2,595,000
BuiltHouse · 5 bed · 5 bath · 2 half bath · 651 m² · 698 m² lot
Amapas, South Shore
MLS 38427
US$2,500,000
Multi-family · 914 m² lot
Amapas, South Shore
MLS 41613
US$2,500,000
BuiltHouse · 6 bed · 6 bath · 1 half bath · 900 m² · 931 m² lot
Upper Conchas Chinas, South Shore
MLS 42199
US$2,499,000
NEWBuiltHouse · 6 bed · 5 bath · 2 half bath · 565 m² · 839 m² lot
Amapas, South Shore
MLS 45013
US$2,450,000
BuiltHouse · 4 bed · 4 bath · 1 half bath · 536 m² · 848 m² lot
Upper Conchas Chinas, South Shore
MLS 43766
US$2,400,000
BuiltHouse · 5 bed · 5 bath · 1 half bath · 743 m² · 796 m² lot
Sierra Del Mar, South Shore
MLS 42782
US$2,350,000
BuiltHouse · 3 bed · 3 bath · 2 half bath · 459 m² · 338 m² lot
Amapas, South Shore
MLS 43544
US$2,290,000
BuiltCondo · 4 bed · 5 bath · 1 half bath · 502 m²
Avalon, Amapas, South Shore
MLS 37858
US$2,200,000
BuiltHouse · 5 bed · 6 bath · 1 half bath · 850 m² · 1371 m² lot
Sierra Del Mar, South Shore
MLS 39752
US$2,200,000
BuiltCondo · 4 bed · 4 bath · 1 half bath · 295 m²
Indah, Lower Conchas Chinas, South Shore
MLS 44167
US$2,150,000
BuiltHouse · 6 bed · 6 bath · 2 half bath · 607 m² · 308 m² lot
Mismaloya, South Shore
MLS 40986
US$2,100,000
BuiltHouse · 5 bed · 6 bath · 3 half bath · 646 m² · 836 m² lot
Sierra Del Mar, South Shore
MLS 43439
US$2,068,420
Land · 2823 m² lot
Boca de Tomatlan, South Shore
MLS 40456
US$1,950,000
BuiltHouse · 3 bed · 3 bath · 2 half bath · 471 m² · 471 m² lot
Amapas, South Shore
MLS 33951
US$1,950,000 ▼ US$500,000
BuiltCondo · 3 bed · 3 bath · 1 half bath · 448 m²
La Cima III, Amapas, South Shore
MLS 44837
US$1,908,000
Land · 1890 m² lot
Upper Conchas Chinas, South Shore
MLS 42090
US$1,875,000
BuiltCondo · 3 bed · 3 bath · 1 half bath · 242 m²
Sierra Del Mar, Mismaloya, South Shore
MLS 38662
US$1,850,000
BuiltCondo · 3 bed · 3 bath · 1 half bath · 578 m²
Amapas, South Shore
MLS 38120
US$1,850,000
BuiltHouse · 5 bed · 5 bath · 1 half bath · 796 m² · 690 m² lot
Punta Negra, South Shore
MLS 41838
US$1,850,000
NEWLand · 879 m² lot
Boca de Tomatlan, South Shore
MLS 45127
US$1,825,000
BuiltCondo · 3 bed · 3 bath · 278 m²
Indah, Lower Conchas Chinas, South Shore
MLS 43602
US$1,799,000
Land · 749 m² lot
Playa Gemelas, South Shore
MLS 41074
US$1,795,000
BuiltCondo · 4 bed · 4 bath · 1 half bath · 338 m²
Sierra Del Mar, Sierra Del Mar, South Shore
MLS 41274
US$1,750,000
BuiltCondo · 3 bed · 3 bath · 1 half bath · 422 m²
Santa Barbara Shores, Amapas, South Shore
MLS 43016
US$1,700,000
BuiltCondo · 2 bed · 3 bath · 299 m²
Vallarta Med, Upper Conchas Chinas, South Shore
MLS 43239
US$1,689,000
BuiltHouse · 5 bed · 5 bath · 1 half bath · 320 m² · 610 m² lot
Boca de Tomatlan, South Shore
MLS 42453
US$1,650,000
BuiltCondo · 3 bed · 3 bath · 1 half bath · 320 m²
Sierra Del Mar, Sierra Del Mar, South Shore
MLS 40773
US$1,639,000
BuiltHouse · 3 bed · 3 bath · 1 half bath · 470 m² · 667 m² lot
Mismaloya, South Shore
MLS 40971
US$1,597,824
Pre-constructionCondo · 2 bed · 3 bath · 292 m²
Mayamar, Amapas, South Shore
MLS 43204
US$1,595,000
BuiltCondo · 3 bed · 3 bath · 258 m²
Sierra Del Mar, Sierra Del Mar, South Shore
MLS 44568
US$1,575,000
BuiltCondo · 3 bed · 3 bath · 249 m²
Sayan, Lower Conchas Chinas, South Shore
MLS 44845
US$1,550,000
BuiltCondo · 3 bed · 3 bath · 218 m²
Indah, Lower Conchas Chinas, South Shore
MLS 44254
US$1,549,000
BuiltCondo · 5 bed · 5 bath · 2 half bath · 510 m²
Amapas, South Shore
MLS 37007
US$1,495,000
Land · 896 m² lot
Lomas del Pacifico, South Shore
MLS 41265
US$1,490,000
Land · 4185 m² lot
Boca de Tomatlan, South Shore
MLS 27023
US$1,399,000
BuiltCondo · 4 bed · 3 bath · 1 half bath · 467 m²
Amapas, South Shore
MLS 29296
US$1,387,584
Pre-constructionCondo · 2 bed · 3 bath · 292 m²
Mayamar, Amapas, South Shore
MLS 43202
US$1,347,192
Pre-constructionCondo · 2 bed · 3 bath · 243 m²
Mayamar, Amapas, South Shore
MLS 43203
US$1,336,630
PendingPre-constructionCondo · 2 bed · 2 bath · 152 m²
Amapas, South Shore
MLS 43724
US$1,299,000
BuiltHouse · 14 bed · 14 bath · 1 half bath · 830 m² · 566 m² lot
Amapas, South Shore
MLS 40313
US$1,299,000
BuiltCondo · 2 bed · 2 bath · 240 m²
Avalon, Amapas, South Shore
MLS 42762
US$1,275,000
BuiltCondo · 2 bed · 2 bath · 160 m²
Las Verandas de Amapas, Amapas, South Shore
MLS 31835
US$1,261,440
Pre-constructionCondo · 2 bed · 3 bath · 292 m²
Mayamar, Amapas, South Shore
MLS 43200
US$1,250,000
BuiltCondo · 2 bed · 3 bath · 240 m²
Los Palmares, Punta Negra, South Shore
MLS 39097
US$1,250,000
BuiltCondo · 4 bed · 4 bath · 371 m²
Punta Negra, Punta Negra, South Shore
MLS 40734
US$1,249,000
BuiltCondo · 2 bed · 2 bath · 163 m²
Lower Conchas Chinas, South Shore
MLS 39601
Prices at a glance
| homes | condos | lots | other | Total | |
|---|---|---|---|---|---|
| Under US$250,000 | 1 | 3 | 27 | 4 | 35 |
| US$250,000–US$500,000 | 1 | 42 | 6 | 0 | 49 |
| US$500,000–US$1,000,000 | 4 | 87 | 9 | 0 | 100 |
| US$1,000,000–US$2,000,000 | 9 | 43 | 7 | 0 | 59 |
| US$2,000,000+ | 22 | 3 | 1 | 1 | 27 |
| Total | 37 | 178 | 50 | 5 | 270 |
| Community | Properties | Median US$ | Lowest–highest US$ |
|---|---|---|---|
| Amapas | 127 | US$695,000 | US$35,800–US$4,200,000 |
| Lomas del Pacifico | 25 | US$182,850 | US$64,873–US$1,495,000 |
| Mismaloya | 25 | US$419,000 | US$87,750–US$7,995,000 |
| Lower Conchas Chinas | 21 | US$1,199,000 | US$399,000–US$5,750,000 |
| Upper Conchas Chinas | 19 | US$1,100,000 | US$439,000–US$4,999,000 |
| Punta Negra | 14 | US$910,267 | US$481,216–US$1,850,000 |
| Boca de Tomatlan | 13 | US$799,000 | US$95,375–US$2,650,000 |
| Sierra Del Mar | 10 | US$1,622,500 | US$403,388–US$2,400,000 |
| Playa Gemelas | 7 | US$300,000 | US$249,900–US$1,799,000 |
| Playa Los Venados | 4 | US$677,000 | US$625,000–US$1,200,000 |
| Lomas de Mismaloya | 3 | US$162,929 | US$50,655–US$1,099,000 |
| Garza Blanca | 2 | US$4,942,500 | US$985,000–US$8,900,000 |
What these properties report
| Feature | Count | Share |
|---|---|---|
| Pool | 170 | 63% |
| Gated / entry gate | 122 | 45% |
| 24-hour security | 103 | 38% |
| Gym | 121 | 45% |
| Elevator | 153 | 57% |
| Beach access | 45 | 17% |
| Pets allowed | 196 | 73% |
| Furnished | 115 | 43% |
| Ocean view | 228 | 84% |
| Parking reported | 142 | 53% |
Listed each year
Listed each year
| Year | Listed | Median asking price | Median asking US$/m² |
|---|---|---|---|
| 2015 | 222 | US$498,000 | US$2,007 |
| 2016 | 206 | US$684,500 | US$2,266 |
| 2017 | 216 | US$549,000 | US$3,032 |
| 2018 | 204 | US$527,000 | US$2,446 |
| 2019 | 226 | US$422,250 | US$2,445 |
| 2020 | 222 | US$348,684 | US$2,693 |
| 2021 | 242 | US$522,042 | US$4,000 |
| 2022 | 189 | US$1,125,000 | US$3,789 |
| 2023 | 254 | US$819,850 | US$4,330 |
| 2024 | 252 | US$795,000 | US$4,323 |
| 2025 | 265 | US$867,500 | US$5,157 |
| 2026 | 168 | US$799,000 | US$5,129 |
Asking prices at listing, not sale prices. Source: AMPI Vallarta Nayarit MLS history (MLS-truth), through Sep 2026.
About South Shore (Zona Sur)
South Shore, la Zona Sur, is the cliffside coast south of the Romantic Zone along Highway 200, thirty-five kilometres of hills and coves ending where the road stops at Boca de Tomatlán and the beaches beyond are reached by water taxi. Almost nothing here is flat. The MLS communities run south from town. Amapas is the hillside directly above the Romantic Zone, a five-to-ten-minute walk down to Los Muertos beach, and carries nearly half the area's listings. Lower and Upper Conchas Chinas are the established estate hills, the lower part walkable to the beach, the upper part trophy villas reached by car. Then the small coves of Playa Gemelas, Los Venados and Punta Negra, the Garza Blanca and Sierra del Mar resort residences facing Los Arcos, Lomas del Pacífico and Lomas de Mismaloya on the hills inland, the fishing village of Mismaloya where The Night of the Iguana was filmed, and Boca de Tomatlán at the end of the road.
Buyers are retirees and second-home owners who want views and privacy, and resort-residence investors buying turnkey rental income. There is no street life and no services on the corridor; groceries, hospitals and schools are back in town, fifteen to twenty-five minutes.
Practical points. The airport is sixteen to twenty kilometres and twenty-five to thirty-five minutes off peak, longer in cruise-ship traffic, all of it through the centre of town on the one highway. Los Arcos marine park is offshore for snorkelling and diving. The Mismaloya cove has no lifeguard. On the hillsides the questions are slope drainage, retaining walls and rockfall, and on the oceanfront it is salt-air corrosion of the rebar; ask for the engineering history of anything older. Buildings span fifty years, so homeowner dues and rental rules are not comparable from one to the next.
— John Forget, Mexico Life Realty
Quick answers
How many properties are for sale in South Shore (Zona Sur)?
As of 3 Oct 2026, 270 properties are for sale in South Shore (Zona Sur): 178 condos, 50 lots, 37 houses, 4 fractional and 1 multi-family.
What is the median asking price in South Shore (Zona Sur)?
As of 3 Oct 2026, The median asking price is US$749,000 (MX$13,481,445); asking prices run from US$35,800 to US$8,900,000.
How much of South Shore (Zona Sur) is pre-construction?
As of 3 Oct 2026, 27% of the properties for sale (59 of 215) are pre-construction.
Which communities are in South Shore (Zona Sur)?
As of 3 Oct 2026, South Shore (Zona Sur) has 12 communities: Amapas (127), Boca de Tomatlan (13), Garza Blanca (2), Lomas de Mismaloya (3), Lomas del Pacifico (25), Lower Conchas Chinas (21), Mismaloya (25), Playa Gemelas (7), Playa Los Venados (4), Punta Negra (14), Sierra Del Mar (10) and Upper Conchas Chinas (19).
Where is South Shore (Zona Sur)?
As of 3 Oct 2026, South Shore (Zona Sur) is in Puerto Vallarta, Mexico.
More questions
How many properties under US$250,000 are for sale in South Shore (Zona Sur)?
As of 3 Oct 2026, 35 properties under US$250,000 are for sale in South Shore (Zona Sur).
How many properties under US$500,000 are for sale in South Shore (Zona Sur)?
As of 3 Oct 2026, 84 properties under US$500,000 are for sale in South Shore (Zona Sur).
How many properties were listed in South Shore (Zona Sur) in 2025?
As of 28 Sep 2026, 265 properties were listed in South Shore (Zona Sur) in 2025, based on MLS history (asking prices at listing, not sale prices).