Principal Regions of Vallarta & Riviera Nayarit

Over the years as Puerto Vallarta has grown and a number of communities and developments have become established both to the north and south of its downtown borders, it has become more and more apparent that there needs to be names for the regions in which the communities are situated.

Costa Vallarta
This is how we refer to the whole region. It begins at Cabo Corrientes in the south and extends north, including the entire Banderas Bay coastline, and continues beyond the bay and up the coast as far north as San Francisco, Nayarit.

Four Regions
Within Costa Vallarta there are four regions: Puerto Vallarta, South Shore, North Shore and Costa Vallarta North, or also most recently referred to as Riviera Nayarit. Their boundaries and the residential real estate areas within them are described as follows.

Amapas – Conchas Chinas
Some say the best views in all Banderas Bay are from the hills of Amapas and Conchas Chinas. For many, that’s the primary reason for living in this exclusive zone just south of Vallarta’s downtown area, nestled in the foothills of the Sierra Madre.

For years, Conchas Chinas has offered some of the most exclusive homes and condominiums available around the bay. Recently, Amapas has followed suit with mostly mid-range condominiums. The views are spectacular, and the easy access to town has made this a favorite place to live for many.

Bucerias – La Cruz
This has been a favorite area for homeowners for many years, especially when Puerto Vallarta became too big for some, who headed north to the relatively small towns of Bucerias and La Cruz. But now there are a number of large developments situated between the two towns, as well as a new marina facility.

These two towns have plenty of character and reflect the strong culture of Mexico. If it’s Mexico you are looking for, you’ll find it here more so than in neighboring Flamingos or the North Shore. The area has strong markets for both homes and condominiums on the beach, hillside and in the towns. Real estate development for the marina is yet to come.

Costalegre
At Boca de Tomatlan, the coast highway turns into the mountains, winding its way through pine forests before eventually returning to the coast. Because the road is so curvy and far from the coast, the area has seen very little home or condominium development. But it will be coming. New roads have been constructed from the main highway to the coastline, opening it up for development.

Farther down the highway, there are a number of small towns and exclusive developments, but only Careyes has an active real estate market. Careyes is about three hours from Vallarta and offers exclusive, high-end homes perched along the cliffs of Careyes bay.

El Centro
There’s no doubt that living in the heart of downtown is attractive for many who move to Puerto Vallarta specifically for the romantic life suggested by strolling along the Malecón on a sunny Sunday, surrounded by the friendly faces of Mexico. This is where tourism real estate began in Puerto Vallarta, with builders such as Wulff and Romero constructing homes for gringos on the hills behind town and along the Cuale River (hence, the nickname “Gringo Gulch”).

Traditional homes dot the hillside, offering wonderful views of the town and bay. Although there are a few small condo projects here, most are located along Los Muertos to the south. This is the town’s most popular beach, with an active day and nightlife along Olas Altas Street above the beach. Along the Malecon, which stretches from one end of town to the other, there are mostly shops, restaurants and nightclubs, with few homes or condominiums. But if you like to be close to the best restaurants and nightlife, this is the place to be.

Hotel Zone
Aptly named, this area is where most of the hotels have been built as Vallarta has grown over the years. It starts at Marina Vallarta and extends south along the coastline to downtown Puerto Vallarta. Most recently, the coastline has become popular for the development of high-rise condominiums, not just hotel rooms. The location is convenient, easy to reach from both downtown and the airport, as well as the coastal highway heading north and south.

In addition, as Vallarta has grown, there has been extensive development heading inland, including developments such as Fluvial and Versalles and towns such as Pitillal, along with residential neighborhoods of differing ages and affluence. This area is well-serviced by a number of shopping centers and stores, such as Sam’s, Wal-Mart, Soriana and Costco.

Marina Vallarta
Marina Vallarta began with a dream of creating a new lifestyle on Banderas Bay, where sailboats, yachts and fishing craft could count on a safe harbor. Today, Marina Vallarta is a planned community that includes residential sites, a shopping mall, a school, condominiums, first-class hotels and professional landscaping throughout.

Work on the 450-boat-slip marina itself began in 1986, and by 1990 the marina was in full swing, although 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 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.

North Shore (Costa Norte)
One of the fast-growing areas of the bay, the region between La Cruz de Huanacaxtle and Punta de Mita is often referred to as the “North Shore” (Costa Norte), since it’s the north shore of Banderas Bay. It includes a number of new developments, as well as a few established ones, on a fantastic stretch of sandy beaches and coves. While some areas offer beachfront, others provide oceanfront or ocean-view, with numerous options for a luxurious but laid-back lifestyle. Development here has been mostly high-end luxury homes and, most recently, some larger condominium developments.

The only urban areas are at the point of Punta de Mita, where the towns of El Corral del Risco and Emiliano Zapata (also known as El Anclote) are located. There are a few small condominium projects along the beach here, with reasonably priced homes and lots situated behind.

Nuevo Vallarta – Flamingos
As one of the fastest growing, most successful investment regions in the state of Nayarit, the mega developments of Nuevo Vallarta and Flamingos are known best for the full spectrum of real estate types and amenities they offer, including three golf courses and two marinas. Situated along the longest beach in the bay, stretching from the Paradise Village Marina to Bucerias, there are fairway homes and condos, beachfront homes (but mostly condos) and canal-side opportunities.

If access to the ocean is important to you, as well as golf, this area is probably your best option. Prices are mid-range for the most part, and there’s plenty to choose from. The southeast border of this area is the Ameca River and the main highway; therefore, the town of Jarretaderas is included, as well.

Riviera Nayarit Norte
As you travel north beyond Banderas Bay, the mountains hide the Pacific coastline until the highway zigzags through them to once again connect with the shore. This coastline can also be reached via Punta de Mita, taking a back road along the coast from Punta de Mita to Sayulita. Along this road the new oceanfront FONATUR development of Litibú features an 18-hole golf course with preliminary condo, hotel and fairway home opportunities. Farther along toward Sayulita, there are a few small towns and developments built along the rugged coastline.

At Sayulita, the road cuts back in and connects with the main highway (Carr. 200 Norte). Whereas Punta de Mita is high-end, luxury real estate, fun and funky Sayulita offers low- to mid-range real estate pricing, a surf destination that is becoming more stylish and chic.

South Shore
The boundless green jungle and surf-splashed rocks of a coast interspersed with private coves distinguish the South Shore, where rugged, low-density residences, along with villas and other homes, dot the coastline on the curving road toward Barra de Navidad, providing views of the constantly changing palette of the bay.

Where Conchas Chinas ends, the South Shore begins, stretching south to the small community of Boca de Tomatlan. This is where the region’s first gated hillside communities were built. Today, there are a number of them, offering mostly single-family residences or villas. The coastline has some homes built along the cliffs, but most development has been for condominiums.

Valle de Jalisco
On the Jalisco side of the valley, extending from the Ameca River (the northwest border) eastward around Vallarta and Pitillal, is the Valle Jalisco area. It also includes everything along the highway from Marina Vallarta, around the airport, and back into the valley.

This area includes 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 towns in the Sierra Madre: San Sebastian, Mascota and Talpa.

Valle de Nayarit
There are a number of small towns situated in the valley behind Nuevo Vallarta and Flamingos, including Mezcales, San Vicente, San José and Valle de Banderas. Although not commonly referred to as tourism real estate, these towns are experiencing growth because the regional economy has been strong. The southeast border for this area is the Ameca River, with Bucerias to the northwest.