Puerto Vallarta, Jalisco
South Shore (Conchas Chinas, Amapas & Mismaloya)
Hillside luxury with the best views of the bay
The South Shore runs south of Zona Romántica along the coastal highway through Amapas, Conchas Chinas, Mismaloya and Boca de Tomatlán. It is Puerto Vallarta’s premier area for hillside villas and ocean-view condos, with jungle backdrops, small coves and some of the bay’s highest-priced homes.
Market snapshot
- Active listings
- 251
- Median list price
- $749K
- Price range
- $36K – $19M
- Lots & land
- 50
Live figures from the local MLS, updated November 12, 2026. List prices in USD.
Homes here climb the mountain above the coastal road, so most properties look straight out over the Bay of Banderas. Amapas and Conchas Chinas are minutes from Zona Romántica; Mismaloya and Boca de Tomatlán feel more secluded, with beaches and river mouths framed by jungle.
Expect steep driveways, stairs and dramatic architecture. In exchange, buyers get privacy, sunsets and some of the most sought-after luxury villas in Puerto Vallarta, plus land for custom homes.
Kevin’s take
The South Shore has probably the most beautiful, dramatic postcard views in the entire bay, where the Sierra Madre mountains meet the ocean. It’s home to some of the most stunning luxury properties and gorgeous beaches in the region.
Who it’s for
Ideal for buyers who prioritize views, privacy and architecture, and for luxury vacation rentals. Less practical for anyone with mobility limits, since many homes have stairs and steep access.
Latest listings — South Shore (Conchas Chinas, Amapas & Mismaloya)
See all properties$219,000
Km 7.5 Carretera a Barra de Navidad 11 -2402, Garza Blanca Fase II — Puerto Vallarta
2 bd 3 baResidential
$1,898,000
4904 Carretera Melaque, Villa Querencia — Puerto Vallarta
4 bd 4.5 baResidential
$945,000
128 Calle Hortensias 48390 7, Penthouse Terrazas Amapas — Puerto Vallarta
4 bd 3.5 baResidential
$399,000
7 Manzana 120 Zona 5, Lote 7 Boca de Tomatlan — Puerto Vallarta
Land
$3,995,000
133 P.º De Las Conchas Chinas, Primrose — Puerto Vallarta
7 bd 9 baResidential
$775,000
297 Gardenias 4, LAS MORADAS 4 — Puerto Vallarta
4 bd 4.5 baResidential
$1,750,000
248 Gardenias 708, Avalon 708 — Puerto Vallarta
2 bd 2.5 baResidential
$440,860
SN P.º De Las Madre Perlas 1, La Canada 1 — Puerto Vallarta
3 bd 3.5 baResidential
$1,350,000
2226 carr barra de navidad km 9.5 201, Xalli 201 — Puerto Vallarta
3 bd 3 baResidential
Frequently asked questions
Which neighborhoods are on Puerto Vallarta’s South Shore?
From north to south: Amapas, Conchas Chinas, Punta Negra, Garza Blanca, Mismaloya and Boca de Tomatlán, along the coastal highway 200.
Do South Shore homes have ocean views?
Most do, because they sit on the hillside above the road. Views, access and stairs vary a lot from one property to another.
Is there land for sale on the South Shore?
Yes. Building lots appear regularly, many with steep terrain. Plan for engineering, access and permits before buying land to build.
Can foreigners buy property here?
Yes. Because this area is within 50 km of the coast, foreigners buy residential property through a fideicomiso (a bank trust) or, for some purposes, a Mexican corporation. The buyer has full use and control of the property and can sell, rent or pass it on. See our buyer’s guide for the step-by-step process.
How much are closing costs?
Buyers usually budget a percentage of the purchase price for acquisition tax, notary fees, appraisal, the fideicomiso setup and registration. The exact amount depends on the price and the municipality (Puerto Vallarta, Jalisco); we provide an estimate for each property.
Thinking about buying here?
Tell us what you are looking for and we will send you matching properties, including off-market options, with an honest view of the area.