This region is on the north side of the airport and consists primarily of commercial properties and some low-end priced housing. Very few homes in this region would be classified as tourism real estate.
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Aeropuerto
This region surrounds the Puerto Vallarta airport and consists primarily of commercial properties for sale and some low-end priced housing. Little in the way of housing, especially tourism real estate.
Below are listed some of the Puerto Vallarta Airport Zone Real Estate properties currently listed for sale.
Valle Jalisco
The northerly and southerly sides of Banderas Bay are shaped by a small mountain range providing hillside elevation for the towns and real estate developments built here. In the center of this coastline starts a large agricultural valley that provides a long beach at bay shore, fed by the Ameca River that stretches back for many miles. On the Jalisco side of the valley, extending from the Ameca River (the northwest border) eastward around Vallarta and Pitillal is the region known Valle Jalisco (as this side of the valley is in the state of Jalisco). It includes everything along the highway from Marina Vallarta, around the airport, and back into the valley. This area encompasses mostly low-end residential homes, businesses, and farms, with little tourism real estate development. The main small towns on this side of the river are Las Juntas, Ixtapa, and Las Palmas. The road through these towns eventually heads into the hills to the towns of the Sierra Madre. These have not been traditionally popular with foreigners, except for Talpa, which has seen some tourist development in recent years.
Keep in mind…
- Limited tourism real estate in this region, not many properties for sale.
- Close to the airport and highway.
- Mostly low-end residential, commercial and industrial neighborhoods, even farmland.
Rio Pitillal South
This sub-region of the Hotel Zone is bordered by the highway leading into town and the Libramiento, and the Pitillal River to the north. It consists mostly of suburbs and shopping centers, with popular neighborhoods such as Fluvial Vallarta, Versalles and Las Palmas. Real estate listings here consists of mostly moderately priced single family homes, although some new tower apartment buildings have been constructed recently, all providing easy access to all parts of Puerto Vallarta. Most of this would not be considered “tourism” real estate, but rather homes to full-time residents who work in the region.
Fluvial Vallarta has become the anchor development of this area, offering lots to build single family homes, commercial properties, and has attracted big stores such as Costco, Soriana and La Comer. There major shopping center Caracoles is here, as are a number of private medical clinics situated nearby.
Rio Pitillal North
This sub-region is bordered by the Pitillal River to the south and includes primarily the town of Pitillal, one of the largest communities within the Vallarta region. Real estate listings here consists of mostly low- to -moderately priced single family homes for sale with easy access to all parts of Puerto Vallarta. Most of this would not be considered “tourism” real estate, but rather homes to full-time residents who work in the region.
This is a popular area for, or close to, major shopping centers and large grocery stores.
Marina Vallarta
Marina Vallarta began with a dream of creating a new level of life on Banderas Bay, where sailboats, yachts and fishing craft could count on a safe harbor. Today, it is a first-class, planned real estate community including both homes and condominiums, shopping mall, an American school and first-class hotels, centered around a marina and an 18-hole golf course. Marina Vallarta’s real estate opportunities include marina, oceanfront and fairway homes and condominiums for sale, with oceanfront condominium towers being the newest developments.
Work on the marina itself, with 450 boat slips, began in 1986. And by 1990, the marina was in full swing, even though it was 1993 before it was completed. Today, there are high-rise condominiums along the shoreline, marina-front condos, and homes and small development condominiums along the fairways of the Marina Vallarta golf course. It’s an excellent location that’s close to the airport and not far from downtown Puerto Vallarta, from shopping available close by at Plaza Marina or at the shopping centers Galerías Vallarta near the port or La Isla in the Hotel Zone.
Landmarks, Sights & Activities
There are three distinguishing landmarks for Marina Vallarta. When arriving by vehicle, the first you’ll see is a large whale sculpture at the Marina’s main entrance. It was built by Octavio González in the early 90s and paid for by local Marina businessmen. The prominent landmark is a lighthouse, built alongside the marina promenade and at the end of Calle (street) Timon. The lighthouse has a bar at the top and is a wonderful place to have an evening cocktail and get a great view of all of Marina Vallarta. The marina promenade is very popular with strollers, enjoying the many boats in the marina, and the many restaurants available for breakfast, lunch and dinner. On Thursday evenings the whole marina boardwalk turns into a market with all sorts of interesting available, much of it handmade. It is a very popular event with people coming from all over, and enjoying one of the boardwalk restaurants afterwards.
Culture: Arts, music, cuisine
Most of the cultural experiences can be found on the marina promenade, which is lined with numerous restaurants. Some have live entertainment, although there are always passing trios or mariachis who are ready to perform for you. In the evenings, artists display their works as well along the promenade. For dining, there’s a wide variety of cuisine types available, the best idea is to simply walk the promenade and read their menus. The marina especially comes alive in the evenings, with people and families walking the promenade before selecting a place for dinner. Calle Popa (near the entrance and siding with Plaza Neptuno) has become very popular as it lined with many restaurants and side-walk cafes offering many types of cuisine. There’s a type and price of cuisine here for everyone.
Marina Vallarta Beaches
The beach in front of Marina Vallarta is only accessible to the public at one end, alongside the airport. From here, (some parking is available), you can enjoy a walk east along the beach where most of the hotels and condo towers are located, or, for a more traditional Mexico experience, you can walk west in front of the airport to the beach restaurants situated by the river, called Los Jitomates.
A few hotels, such as the Marriott, offer membership cards for access at very reasonable rates (Day Pass, with the food and drinks you have deductible from the cost of the pass) and also discounts at the restaurants, bars and spa.
Marina Vallarta Golf Course
Marina Vallarta has an 18-hole course designed by Joe Finger, situated in the middle of the development, which offers a marvelous mix of the typical tropical ambiance of the Pacific coast with views of the Sierra Madre and Banderas Bay. The Marina Vallarta golf course is owned and operated by Club Corp who also have two 18-hole courses, called Vista Vallarta in the hills behind Vallarta. The clubhouse is situated on the main entry road, follow it until you have to turn and it’s on your right. It also offers probably about the best golf package for those who stay here four-six months a year. You’ll find more information regarding this here.
Marina Vallarta Marina
Centrally located, close to the airport and 15 minutes from downtown, the marina at Marina Vallarta is a favorite for boaters, for both long and short term rentals. There are 450 slips ranging in size from 30 to 140 ft. Some are privately owned in the marina (both in the main marina or in front of oceanfront homes and townhouses), others are rented on a daily, weekly or monthly basis. Services include electricity, satellite TV, water, honey barge, security, and laundry service. Opequimar provides a fuel dock, full marine services with an 88-ton travel lift capable of lifting ships up to 95 feet.
Marina Vallarta Real Estate Options
There is a wide variety of Marina Vallarta real estate options available, and along with it close proximity to the airport and downtown Vallarta, it is a favorite for many. Older Marina Vallarta condo projects line the marina and golf course, with newer condominium tower units available situated along the beach that offers amazing views of the bay and looking back towards downtown Vallarta. Single family homes, and most recently condominiums towers, can be found for sale along the fairways of the golf course while in front on the beach there are larger condo projects and hotels. For those who may be moving to Vallarta and have children who are school age, an advantage to Marina Vallarta is that the American School is located here and can walk to school from most parts of the development.
Vallarta North
This region is situated between the international airport and the beginning of downtown or Central Vallarta. Starting at the airport it extends south along the coastline, including Marina Vallarta, the Hotel Zone and then meeting up with downtown Puerto Vallarta. It is the most concentrated region for hotels and real estate condominiums for sale you’ll find in the area, and it also provides easy access to the airport, shopping, medical facilities and downtown Vallarta.
Marina Vallarta began with a dream of creating a new level of life on Banderas Bay, where sailboats, yachts, and fishing craft could count on a safe harbor. Today, Marina Vallarta is a planned real estate community including both homes and condominiums, a shopping mall, a school, condominiums and first-class hotels, with landscaping throughout. Marina Vallarta’s real estate opportunities include marina, oceanfront and fairway homes, and condominiums, with oceanfront condominium towers being the newest development. Work on the marina itself, with 450 boat slips, began in 1986. And by 1990, the marina was in full swing, even though it was 1993 before it was completed (ahead of schedule). Now, there are high-rise condominiums along the shoreline, marina-front condos, and homes and small development condominiums for sale along the fairways of the Marina Vallarta golf course. It’s an excellent location that’s close to the airport and not far from downtown Puerto Vallarta and shopping available close by at Plaza Marina.
Along the coastline from Marina Vallarta and the cruise ship terminal, is the Hotel Zone, lined with, of course, hotels, but most recently a number of condominiums high-rise towers (Grand Venetian, Peninsula, and Icon Vallarta) that offer spectacular views of the whole bay including downtown Vallarta. Most of the region’s shopping centers are situated within the Hotel Zone along the access highway, with many new one’s planned for the future or under construction. It has become the place to go to shopping.
As Vallarta has grown, however, there has been extensive development behind the shoreline heading inland, within two sub-regions we refer to as Rio Pitillal North and Rio Pitillal South. Situated here are developments such as Fluvial and Versalles and towns such as Pitillal, along with residential neighborhoods of differing ages and affluence, well-serviced by a number of shopping centers and stores, such as Sam’s, Wal-Mart, Soriana and Costco. Fluvial is the newest development, offering reasonably priced single family dwelling homesites, condo developments and commercial lots. Most recently new condominium tower projects are being built here that offer nice, but less expensive units that those along the beach in the Hotel Zone, with the same access to downtown, the airport and to shopping opportunities.
Keep in mind…
- Easy access, situated half-way between the airport and downtown.
- Medical facilities located very close by.
- Plenty of shopping opportunities as most malls are in this region.
- Lots of restaurants with downtown just a few minutes away.
- Great variety of real estate options available, regarding price, type and location.
- Marina Vallarta with a marina and golf course, plus Vista Vallarta courses close by.
- Oceanfront condo towers offer spectacular views of the bay.
- Airport is just minutes away, as is downtown Vallarta.
- Traffic can get busy, as can access to neighborhoods coming off the main highway.
El Tuito
High up in the hills of the Sierra Madre, surrounded by pine trees, is the town of El Tuito. It’s about an hour from downtown Puerto Vallarta and its the access point for people heading to the coastal communities of Tehuamixtle and Mayto. So although it is not situated on the beach, a spectacular beach is about 35 km away. The is cowboy and cattle country, quite rural, set around a beautiful plaza and kiosk in the center of town.
The town is made up primarily of older traditional Mexican homes with little development of track homes or condos here –its for those looking for “real” Mexico. Recently a few projects offering lots and small homes for sale have have begun development and are now up for sale.
Mismaloya
The region of Mismaloya begins on the northerly hillside that overlooks Mismaloya and includes the southern peninsula of land that is famous and best known as the setting for the movie that put Puerto Vallarta on the tourist map, director John Huston’s “The Night of the Iguana”. This is a beautiful small bay framed by tropical rainforest-blanketed mountains. On the beach are lots of rustic palapa restaurants and a large hotel, inland a small village with country-style restaurants and a small hotel that’s fun to explore, especially on horseback.
Nearby rock outcroppings define the Los Arcos National Marine Park, a super place to snorkel, scuba dive or bird watch –even the whales in Banderas Bay from November through March seem to favor this area.
Mismaloya real estate options are primarily condominiums for sale overlooking the bay of Mismaloya and as well, hillside condos and homes for sale situated above the highway in the development of Lomas de Mismaloya
Conchas Chinas
A little farther south from downtown, just past the sub-region of Amapas, is one of Vallarta’s oldest and most prestigious developments, Conchas Chinas. It is an upscale residential neighborhood with both upper and lower sections divided by the Carr. 200 South highway where one will find exemplary samples of Conchas Chinas real estate. Here, traditional Vallarta-style villas and modern condominiums sit next to each other, sharing a spectacular view of Banderas Bay, in the case of those located high up on the hill, or within walking distance to the beach, or direct access to it for the lower sections.
The steep winding roads are an adventure to explore, with many open spaces where you will be tempted to stop your car and take a few snapshots of the spectacular vistas available from several high vantage points. The sandy beaches, rock, grottos and hidden coves are just as fun, as they are accessible by car, or you can actually reach them directly from Los Muertos beach on foot.
Close to town, mere minutes from everything yet a world apart, this is a haven for those looking for peace of mind and a refined lifestyle. Properties tend to be expensive, many of them bought as second homes and rental properties. Hacienda-style architecture with domed cupolas and integrated palapas predominate, built on several levels to optimize the views and the mountainside lots.
Getting to Conchas Chinas
There are two entrances to upper Conchas Chinas and most locals refer to them as the “first” or “second” entrance, the former being the closest to town. The entire upper neighborhood can be accessed through either, however. Accesses to lower Conchas Chinasare clearly indicated along the highway. Roads are steep and there are few services or amenities within the development, so a vehicle is definitely a necessity for homeowners.
Neighborhoods & Neighboring Regions
Conchas Chinas is located right next to Amapas and Emiliano Zapata, making this neighborhood particularly alluring to those already familiar with Emiliano Zapata’s many restaurants, galleries, coffee shops and other attractions. As you pass Conchas Chinas on the highway and enter the South Shore, population density decreases. However, you will find several luxury real estates, spectacular residential developments, and condos located alongside the scenic highway as you continue southbound.
Conchas Chinas Real Estate Options
For years it has been the development for Puerto Vallarta high-end real estate, offering panoramic vistas of the whole bay and for some, downtown Vallarta as well. The coastal highway heading south splits Conchas Chinas in two, with mostly condominium development on the upper side of the road. There are, however, some exceptional single family homes for sale here as well. But most of the homes were built below the highway and along the shoreline, where some of Vallarta most exceptional homes are located. Recently, though, some of these older, dated properties are being replaced by modern condominium complexes that offer exceptions views of the bay.