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Vallarta Hotel Zone

This area is aptly named, since it is where the majority 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, Jalisco. However, as Vallarta has grown, there has been extensive development behind the shoreline heading inland, including developments such as Fluvial Vallarta 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, Walmart, Soriana and Costco and La Comer.

Gallerias Vallarta is a large, air-conditioned shopping center in front of the cruise ship terminal offering a large department store (Liverpool), movie theaters, eateries, sporting goods, and casino. Next door to Walmart and Sam’s and across the street from Puerto Vallarta’s Maritime Terminal.
Vallarta’s newest shopping center is La Isla, located behind the Grand Venetians condominium towers and next to Plaza Peninsula. It has many shops, boutiques, restaurants and movie theaters.
Plaza Peninsula offers fine restaurants, boutiques, and nightclubs, situated behind the Peninsula condominium towers. Currently, there are not many of their locals rented out, most are now to just banks.
Plaza Caracol offers a number of different service shops, grocery store (Soriana), movie theaters, and smaller convenience stores. Located across the street from the Friendly Hotel.

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.

Vallarta Hotel Zone Real Estate Options

For the most part the Vallarta Hotel Zone Real Estate options are tower-living condominiums for sale that are relatively new and offer fantastic panoramic views of the bay and town, and for the most part, with very nice beaches out front. They also provide easy access into town and to the airport, and to most of the area’s shopping centers.

For those interested in a home for sale in this area, there really nothing along the beach, but across the highway, there are a lot of options in the developments and neighborhoods of Fluvial Vallarta and Versalles.

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.

Boca de Tomatlan

South of Mismaloya on Carr. 200 Sur, the fishing town of Boca de Tomatlan is known to locals as simply “Boca,” which means “mouth” in Spanish. It is the principal water taxi departure point for South Shore destinations such as Quimixto, Las Animas and Yelapa. Easily reached by local bus, car or water taxi from Vallarta. It’s the trailhead point for popular and picturesque hiking trail heading south to Las Animas beach. Most of the Boca de Tomatlan real estate opportunities here are the homes for sale that have been built between the highway and the shoreline, mostly cliffs with dramatic views of the bay.

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

Playas Gemelas

Playas Gemelas borders next to the development of Garza Blanca and follows the coast south until the cove of Mismaloya. The most popular developments along here are Sierra del Mar with luxury hillside homes for sale and Sierra del Mar Los Arcos with oceanfront homesites, homes and condominiums for sale. Several condo projects also enjoy the beachfront, clustered along the beach of Playas Gemelas.

Playas Gemelas borders next to the development of Garza Blanca and follows the coast south until the cove of Mismaloya. The most popular developments along here are Sierra del Mar, with luxury hillside homes, and Sierra del Mar Los Arcos with oceanfront homesites, condominiums, and homes. Several condominium projects also enjoy the beachfront, clustered along the beach of Playas Gemelas.

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.

Amapas

Sitting side by side on the hills surrounding Puerto Vallarta’s southern boundary, Amapas and Conchas Chinas are upscale residential neighborhoods with both upper and lower sections, as divided by the Carr. 200 South highway. 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.

What makes the area exceptional are the amazing views. There isn’t much in the way of shopping or restaurant opportunities, that all happens down below in downtown Vallarta, so in most cases you’ll need a car. Here, you can enjoy peace and quiet with panoramic views of the bay, with all that Vallarta has to offer just minutes away.

Getting to Amapas

Several streets along the highway, such as Callejón de la Igualdad and Hortensia, allow access to higher Amapas, while the lower neighborhood can be accessed via Amapas St. in Emiliano Zapata.

Neighborhoods & Neighboring Regions

Amapas is located right next to the Romantic Zone (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 spectacular residential developments and condos located alongside the scenic highway as you continue southbound.

Amapas Real Estate Options

Amapas is one of the most popular areas for Puerto Vallarta real estate. Many of the Amapas Real Estate listings are condominiums for sale, situated in mid-size condominium projects that were built primarily from 2004-2010. The views are spectacular, and the easy access to town has made this a favorite place to live for many. But that access also means having a car, as it is a steep walking up and down these hills.

Some of the best views available in all of Banderas Bay can be enjoyed from the Puerto Vallarta condos in Amapas, for mid-to-high-end luxury real estate homes for sale and condos that are built into these hills behind and to the south of Vallarta. For many, that’s the primary reason for living and owning a property in this exclusive zone just south of Vallarta’s downtown area, nestled into the foothills of the Sierra Madre.

The steep winding roads are an adventure but lead to spectacular vistas that most Amapas homes and condominiums are privy to. The sandy beaches, rock grottos and hidden coves of Los Muertos and Banderas Bay are easily seen, or you can actually reach them directly from Los Muertos beach on foot.

East Vallarta

The east side of Central Vallarta follows the river Cuale up the valley and consists primarily of the hillside behind Puerto Vallarta, known as La Pechuga and also few popular neighborhoods such as El Remance and Las Canoas. Further up the valley, its has become quite a large neighborhood in itself over the past few years. The other neighborhoods are typical Mexican neighborhoods, most residential single family homes or apartments, with easy access to downtown. There is one development, Rivera Cuale, which offers and well-priced condominiums alongside the Cuale River, with city and river, and for some, ocean views.

Getting to East Vallarta

If you were coming into Puerto Vallarta via highway that wraps around the town, as you came out of the main tunnel and until the next smaller tunnel, the area on your right we define as “East” Vallarta. A popular drive through it begins from underneath the highway bridge that pass over the River Cuale. Here you’ll drive along the river until you come to a second smaller bridge, which you can pass and end up in downtown Vallarta. But don’t over quite yet, keep straight and you’ll come to a lovely plaza that is worth taking in. You can also take Lazaro Cardenas from the beach and you’ll eventually meet up with this mentioned lower bridge and into East Vallarta.

East Vallarta Real Estate Options

Besides Rivera Cuale, East Vallarta real estate options are limited with mostly small, older traditional homes for sale. But if you really want to live in a Mexican neighborhood, this is a great one. A most recent trend is seeing people interested in living in the downtown area, as it is easy to get around and be in the heart of things. East Vallarta will certainly become more popular as this trend continues, with older properties torn down to make way for small boutique condominium/flat properties.

South (Emiliano Zapata)

The south side of downtown Puerto Vallarta is a vibrant region that offers primarily low- to mid- priced condominiums for those interested in living right downtown and close to the beach. Also commonly known as Romantic Zone, or Zona Romántica, Downtown or Centro South, Olas Altas or Emiliano Zapata, it actually is a little bit of all these names and more. This is an eclectic, funky and fun area of Vallarta. Recent development has seen a surge in boutique condo projects situated a few blocks from the beach but with sophisticated roof-top bars, swimming pool and lounge areas to provide views of the bay.

An entire city within a city, Emiliano Zapata comprises a 9 x 9-block grid south of the Rio Cuale, waiting to be explored. It encompasses all the areas and streets mentioned above, along with many others. From elementary schools to universities, 24/7 drugstores to hospitals, humble abodes to regrettable high-rises, Romantic Zone is as multifaceted as it gets.

As the road nears the Isla Rio Cuale bridge, Emiliano Zapata’s northern boundary, it turns and rises, revealing one of the colonia’s busiest thoroughfares, along with the gorgeous Conchas Chinas hills as a backdrop limiting its southern edge. The Cuale river wraps around Emiliano Zapata and, along with the small Libramiento (the name for the highway that loops around downtown Vallarta) tunnel, serves as its eastern boundary. On the opposite end, it meets Los Muertos, Puerto Vallarta’s most popular beach.

Neighborhoods & Neighboring Regions

Emiliano Zapata is flanked on its northern edge by the Isla Río Cuale, the ocean (Los Muertos Beach) on the west, the Conchas Chinas and Amapas neighborhoods on the south, and the El Caloso neighborhood on the east. Popular neighborhoods within Emiliano Zapata include Olas Altas Street, home to many shops, restaurants and coffee shops with outdoor seating on the sidewalks, making them popular destinations to browse the internet, watch people walk by, and enjoy a nice latte, all at the same time. In fact, Olas Altas’ bustling outdoor cafe scene is the only place in town where you can purchase fine jewelry, find a hot date, sing and dance your heart out, and ride a real donkey, all on the same block.

Isla Rio Cuale, located between Emiliano Zapata and El Centro, is a destination of its own, one of Puerto Vallarta’s verdant oasis. It stretches several blocks inland from the ocean, is accessible by foot at several access points along the way (including some suspension bridges worth tackling) and features a few restaurants, an outdoor artisan market featuring Mexican artifacts, and is also home to Puerto Vallarta’s Cultural Center on its easternmost area.

Culture and Landmarks

The Malecon continues over into the east side of downtown Vallarta via a pedestrian bridge over the Cuale River. As you pass over you have access down onto the Rio Cuale island, mentioned earlier. The promenade continues, providing access now to beachside bars andrestaurants and plenty of local artisan shops. But it slowly winds down, becoming narrowing, until it reaches the end of Los Muertos Beach and the beginning of Amapas. Along the way you’ll pass the new modern city pier that provides great views and picture taking opportunities.

The eastside of Vallarta, Emiliano Zapata, has become a haven for music venues and theater shows. There are a number of small theaters and cabarets, that has become even more rich with its lively, gay-friendly environment. A night out on the town involving a show and dinner afterwards, has become very popular, and most of Vallarta’s top and newest restaurants seem to be popping up here.

Los Muertos Beach

The beach at Emiliano Zapata, Los Muertos, is Puerto Vallarta’s most popular beach. Many restaurants are located right next to it, providing visitors with all the services and amenities they might need while enjoying the view and the sun from shady palapas or beach umbrellas, provided by the restaurants. You will be expected to consume from the eateries in order to enjoy them. That said, most restaurants won’t frown if you purchase, in addition, a snack or other goods from one of several authorized beach vendors in the area, wearing white uniforms.

Dividing Los Muertos Beach in half, is the new stylish Los Muertos pier, one of Puerto Vallarta’s newest and most beautiful landmarks, which provides easy access to water taxis and day cruises that depart from the beach. The southernmost stretch of Los Muertos beach is particularly popular with the gay community with several restaurants catering to them.

Romantic Zone Real Estate Options

The south side of downtown Puerto Vallarta is a vibrant region that offers a number of different real estate listings for sale for those interested in living right downtown and close to the beach. This is an eclectic, funky and fun area of Vallarta. The beach of Los Muertos is very popular and is lined with hotels and some condominiums. Olas Altas is a busy street, lined with cafes and restaurants and shops and just a block away from the beach. Along this street and behind you’ll find apartments for sale, small-to-medium size condominium projects (oceanfront and ocean view) and single family homes (very few with views).

Most recently numerous boutique condominium projects have been developed here that offer reasonable pricing with excellent access to all of the Romantic Zone area and downtown Vallarta. Most have amazing rooftop bars, terraces and restaurants as private amenities for the owners, looking out over the city and bay. If you want to be close to where “the action is”, this is the place!