Boca de Tomatlán, South Shore (Zona Sur), Puerto Vallarta real estate: properties for sale
13 properties for sale · median US$799,000 · US$95,375–US$2,650,000 · Updated 23 Sep 2026
Boca de Tomatlán is the end-of-road fishing port on South Shore, the water-taxi hub reached by boat to the beach villages further south. Pangas sit on the sand beside seafood palapas, with steep jungle lots above the cove.
MLS community: Boca de Tomatlan
Also known as: Boca.
Updated 23 Sep 2026
Full facts table
- Median asking price
- US$799,000 · MX$14,380,000
- Range
- US$95,375 – US$2,650,000
- Median price per m²
- US$2,692
- Pre-construction
- 0 / 6 (0%)
- Median days on market
- 290 days
Inside Boca de Tomatlán
Other communities in South Shore (Zona Sur)
Newest listings
US$1,850,000
NEWLand · 879 m² lot
Boca de Tomatlan, South Shore
MLS 45127
US$525,000
BuiltHouse · 3 bed · 3 bath · 1 half bath · 408 m² · 122 m² lot
Boca de Tomatlan, South Shore
MLS 43161
US$230,000
Land · 884 m² lot
Boca de Tomatlan, South Shore
MLS 43743
US$799,000
BuiltCondo · 2 bed · 3 bath · 203 m²
Blue Horizon, Boca de Tomatlan, South Shore
MLS 42992
US$649,000
BuiltHouse · 4 bed · 5 bath · 400 m² · 997 m² lot
Boca de Tomatlan, South Shore
MLS 42262
See all 13 listings
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$2,068,420
Land · 2823 m² lot
Boca de Tomatlan, South Shore
MLS 40456
US$1,850,000
NEWLand · 879 m² lot
Boca de Tomatlan, South Shore
MLS 45127
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$1,490,000
Land · 4185 m² lot
Boca de Tomatlan, South Shore
MLS 27023
US$895,000
BuiltHouse · 2 bed · 2 bath · 418 m² · 1924 m² lot
Boca de Tomatlan, South Shore
MLS 40884
US$799,000
BuiltCondo · 2 bed · 3 bath · 203 m²
Blue Horizon, Boca de Tomatlan, South Shore
MLS 42992
US$649,000
BuiltHouse · 4 bed · 5 bath · 400 m² · 997 m² lot
Boca de Tomatlan, South Shore
MLS 42262
US$525,000
BuiltHouse · 3 bed · 3 bath · 1 half bath · 408 m² · 122 m² lot
Boca de Tomatlan, South Shore
MLS 43161
US$258,000
Land · 831 m² lot
Boca de Tomatlan, South Shore
MLS 41785
US$230,000
Land · 884 m² lot
Boca de Tomatlan, South Shore
MLS 43743
US$228,000
Land · 174 m² lot
Boca de Tomatlan, South Shore
MLS 40475
US$95,375
Land · 772 m² lot
Boca de Tomatlan, South Shore
MLS 37931
Named places here
Yelapa
boat access only, south of Boca; a Reddit thread asks who sells property there — unmet demand, no listings assigned
Las Ánimas
Quimixto
Prices at a glance
| homes | condos | lots | Total | |
|---|---|---|---|---|
| Under US$250,000 | 0 | 0 | 3 | 3 |
| US$250,000–US$500,000 | 0 | 0 | 1 | 1 |
| US$500,000–US$1,000,000 | 3 | 1 | 0 | 4 |
| US$1,000,000–US$2,000,000 | 1 | 0 | 2 | 3 |
| US$2,000,000+ | 1 | 0 | 1 | 2 |
| Total | 5 | 1 | 7 | 13 |
What these properties report
| Feature | Count | Share |
|---|---|---|
| Pool | 1 | 8% |
| 24-hour security | 1 | 8% |
| Gym | 1 | 8% |
| Elevator | 1 | 8% |
| Beach access | 2 | 15% |
| Pets allowed | 6 | 46% |
| Furnished | 1 | 8% |
| Ocean view | 9 | 69% |
| Parking reported | 2 | 15% |
Listed each year
Listed each year
| Year | Listed | Median asking price | Median asking US$/m² |
|---|---|---|---|
| 2015 | 4 | — | — |
| 2016 | 4 | — | — |
| 2017 | 10 | — | — |
| 2018 | 4 | US$310,000 | — |
| 2019 | 10 | US$1,186,528 | US$1,241 |
| 2020 | 11 | US$495,000 | US$2,713 |
| 2021 | 11 | US$568,000 | — |
| 2022 | 9 | — | — |
| 2023 | 12 | US$747,200 | US$3,480 |
| 2024 | 12 | US$557,000 | — |
| 2025 | 9 | US$285,120 | — |
| 2026 | 3 | — | — |
Asking prices at listing, not sale prices. Source: AMPI Vallarta Nayarit MLS history (MLS-truth), through Sep 2026.
About Boca de Tomatlán
Boca de Tomatlán is where the road stops: the end-of-highway fishing port on the South Shore, about thirty minutes south of the Malecón, and the water-taxi hub for Yelapa, Quimixto and Las Ánimas, the beach villages reachable only by boat. A river mouth, pangas on the sand, seafood palapas and steep jungle lots above the cove.
Buyers are people who want the jungle edge of the bay, boat access and quiet at prices well below Conchas Chinas. There is no lifeguard, no grocery and no hospital; everything is the drive back through Mismaloya. Steep lots need retaining walls and drainage checked, some parcels have ejido history, so the notary's title search comes before any deposit, and foreigners hold through a fideicomiso.
— John Forget, Mexico Life Realty
Quick answers
How many properties are for sale in Boca de Tomatlán?
As of 23 Sep 2026, 13 properties are for sale in Boca de Tomatlán: 7 lots, 5 houses and 1 condo.
What is the median asking price in Boca de Tomatlán?
As of 23 Sep 2026, The median asking price is US$799,000 (MX$14,380,000); asking prices run from US$95,375 to US$2,650,000.
How much of Boca de Tomatlán is pre-construction?
As of 23 Sep 2026, 0% of the properties for sale (0 of 6) are pre-construction.
Where is Boca de Tomatlán?
As of 23 Sep 2026, Boca de Tomatlán is in South Shore (Zona Sur), Puerto Vallarta, Mexico.
How many properties were listed in Boca de Tomatlán in 2025?
As of 28 Sep 2026, 9 properties were listed in Boca de Tomatlán in 2025, based on MLS history (asking prices at listing, not sale prices).