The Best Of Mexico: Puerto Vallarta vs Mazatlán

Puerto Vallarta Versus Mazatlán: Comparing Two Top
Beach Destinations

One of the questions I hear most frequently is why I chose to live in Mazatlán, rather than the better-known Puerto Vallarta. In fact, even here at Live and Invest Overseas, Puerto Vallarta gets more coverage and higher ratings.

So why choose Mazatlán? Let’s compare the two.

Comparing The Best Of Mexico: Puerto Vallarta vs Mazatlán

In Some Ways, Both Destinations Are Quite Similar

Both Puerto Vallarta (PV) and Mazatlán enjoy choice spots on Mexico’s Pacific coast, with good access to the United States and Canada.

Both cities are longtime tourism destinations, which has both positive and negative consequences. For example, the touristy “Romantic Zone” in Puerto Vallarta is about the least romantic environment I’ve ever seen… similar to Mazatlán’s Golden Zone.

PV and Mazatlán also both offer numerous, varied lifestyle options for the part-year resident, vacation homeowner, or full-time expat. They have good residential property inventories and can be great places to manage a rental.

English is widely spoken in both cities, and both are popular with American and Canadian expats.

The infrastructure is good in both PV and Mazatlán, not only for the practical stuff (water, electricity, cable, internet, etc.), but also with respect to their tourism infrastructure, with restaurants, nightlife, and activities.

The cost of living is close between PV and Mazatlán in the expat areas. The statistical data I found claims Mazatlán to be a bit cheaper, but only by 11% overall. In many categories, they’re too close to call. Mazatlán has a “real” city behind the coastal areas in which you can live very inexpensively.

Both cities can be very walkable if you settle in the right place—many expats live without a car. And both cities offer tranquil beachfront neighborhoods, which are completely residential and free from the trappings of tourism.

Finally, the cost of living is very low right now in both places, thanks to a U.S. dollar that’s very strong by historical standards. Based on exchange rates, prices are about half of what they were in 2008. And the Canadian dollar is also at record highs against the Mexican peso.

And, of course, both cities benefit from Mexico’s super-easy residency. I got my resident’s visa at a consulate in about 20 minutes without translations, background checks, or document certifications. And you may not even need residency with Mexico’s long, six-month tourist stays.

But Mazatlán And Puerto Vallarta Differ In A Number Of Important Ways

Here are some areas where the cities are different, along with my opinion as to which is better.

Beaches and boardwalk: Mazatlán wins this category, with miles of contiguous beaches. Compared to those in PV, they’re larger and relatively uncrowded. The longest beach, at three miles long (almost 5 km), is along Avenida del Mar. There’s no construction on the beach, making it 100% accessible from the boardwalk. The Cerritos beach is also three miles long.

At five miles (8 km), Mazatlán’s boardwalk (malecón) is claimed to be the longest uninterrupted boardwalk in the world.

Mazatlán’s beaches in high season are still perfect for long walks

Restaurants, cafés, and nightlife: Puerto Vallarta takes this one easily. Even though Mazatlán is almost twice the size of Puerto Vallarta, PV has far more restaurants and cafés of the type an expat or visitor would seek out.

Make no mistake: Both cities have plenty of fine dining, cafés, casual beachfront restaurants, and night spots. But PV probably doubles Mazatlán’s offering so far.

Cultural scene: I give this one to Mazatlán. With the Angela Peralta Theater, a symphony orchestra, chamber music groups, the Sunday concert series, and Friday Art Walk, Mazatlán offers plenty of cultural activity. Mazatlán’s Carnaval celebration is the third largest in the hemisphere, after Rio de Janeiro and New Orleans’s Mardi Gras.

Ocean views and scenery: This category goes handily to Puerto Vallarta. PV is bordered by mountains to the east, and its elevation rises rapidly as you go inland. This provides for a wealth of magnificent ocean and sunset views from a number of areas. In Mazatlán, the only way to get views like this is to have a place on the ocean or on one of two very small and crowded coastal hills.

Also, the hills around Puerto Vallarta (and heading south) are thick, green, and lush, while the area surrounding Mazatlán is dry and brown during much of the winter high season.

The ocean views are awesome in this lush setting just south of PV

Weather: High temperatures are somewhat higher in Puerto Vallarta than in Mazatlán. In August, for example, Mazatlán averages 88° F (31°C), while PV comes in at 93° F (34°C). Mazatlán, however, tends to be more humid than PV, so it won’t feel much different.

Puerto Vallarta gets more rain than Mazatlán, with 55 inches of rain (1,392 mm) falling on 75 days of the year. Mazatlán gets only 32 inches (800 mm), with rainfall seen on just 46 days.

But PV’s increased rainfall is what makes the area so green and lush, so I see this as a benefit.

To me, the weather between the two cities is a wash, in a practical way. If you’re here (in either city) in the summer, you’ll want air conditioning… if you’re here in the winter, you’ll throw the windows open and enjoy the sunshine.

Historic colonial center: Here I prefer Mazatlán. The historic center is large, active, and in pretty good shape. It’s undergone a dramatic restoration in recent years and is still improving. Plazuela Machado, the colonial town square, is unlike anything I’ve seen, with its historic buildings, outdoor dining, and large, renowned theater.

In Mazatlán, the historic center is miles from the Golden Zone, Mazatlán’s main tourist area.

The city’s old-fashioned, “non-tourist” central market is still thriving, as is its newer Saturday farmers’ market, an enormous flower market, and a bustling shrimp market (shrimp is a big industry in Mazatlán).

Most full-time expats live in Mazatlán’s historic center.

Casa Provenza sits in the heart of Medellin's  restaurant and nightlife district
Casa Provenza sits in the heart of Medellin's  restaurant and nightlife district

Mazatlán’s Plazuela Machado, day and night

LGBT lifestyle: Puerto Vallarta wins this category, for sure. PV is known to be the most gay-friendly city in Mexico. But PV is more than just gay-friendly… and gay people are more than just “accepted” or “welcomed.” Here it can feel like being gay is the norm.

You’ll see same-sex couples, both male, and female, of all ages and nationalities.

There are gay people and same-sex couples in Mazatlán, too. But they’re not that open, and I haven’t seen any public displays of affection. Mazatlán is more of a Mexican destination than an international resort, and their traditional conservatism shows in this area.

Outdoor activities: PV definitely wins this category. If you enjoy outdoor activities, PV (and the nearby jungle) offers plenty. You’ll find quads, buggies, zip-lining, flyboarding, bungee jumping, etc.

And they make booking easy, with agents and kiosks all over town.

In Mazatlán, the biggest outdoor attraction is sportfishing, perhaps followed by golf… both of which you’ll find in PV, too.

Access to the United States and Canada: Here it depends on whether you’re driving or flying.

Mazatlán is a day’s drive closer to the U.S. border, with a drive time of about 13.5 hours. Many seasonal residents from the north drive down in the autumn and drive back in the springtime.

But PV has far better nonstop flight service to both the States and Canada.

  • Puerto Vallarta nonstops: 17 to the United States, 15 to Canada
  • Mazatlán nonstops: 4 to the United States, 5 to Canada

Real estate: I give this one to Mazatlán.

Studies have shown that PV has the most expensive real estate market in Mexico. But this is a bit misleading. You have to realize that PV is weighted heavily with resort/expat properties, so it doesn’t compare well on nationwide samples that include cities (like Mazatlán) with large, working-class neighborhoods.

Mazatlán is mostly a Mexican market. In the vacation-home market (excluding the other parts of town), about 65% of the buyers are Mexican. Of the remainder, 60% are Canadian.

If you want a condo directly on the sand, PV prices will appear very expensive. But that’s mostly because the new luxury offerings (on the sand) tend to be larger in PV than in Mazatlán. On a cost-per-square-meter basis, PV is only about 6% higher. In both cities, I looked at new, high-end construction, both on the beach and outside of town.

But in the historic center, it was a far different story. I found three front-line condos for sale in Puerto Vallarta, ranging in price from US$600k to US$1.3 million. The cost per square meter averaged US$3,662.

Then I found a brand-new luxury building on the seafront in Mazatlán’s historic center. The average price here is under US$340,000, which works out to US$1,491 per square meter.

Back To The Original Question

So why did we pick Mazatlán? It was mostly the attraction of the walkable historic center and all the amenities it offers… including the fact that the historic center is miles from the main tourist area in Mazatlán.

And, importantly, it’s possible to buy a beachfront property in the historic center, which is rare… so you can enjoy the advantages of both.

Also, Mazatlán is primarily a Mexican resort. On any given night in the historic center, I’d say 95% of the people on the boardwalk are from Mexico. And while there’s a strong expat presence, it’s unquestionably a Mexican city.

To me, it just feels homier than Puerto Vallarta.

Which City Is Right For You?

If you want a quiet, lush, hillside setting that’s away from the noise of the beach area—with long ocean and sunset views—then you definitely want to head to PV.

Also, if you want outdoor, active diversions, then PV will be better for you.

Overall, Puerto Vallarta is just plain “nicer” than Mazatlán, which can be rough around the edges in some areas.

Pick Mazatlán if you want a less-touristy environment in a more Mexican city, or if you like life in the historic center. It’s the perfect spot if you want to walk for miles on an uncrowded beach, while in the city limits.

I’d say Mazatlán is better for full-time living, while PV would be better for a vacation home. Also, I think you’ll prefer Mazatlán if you’re over 55…

All analysis aside though, these cities are both good choices for a vacation- or second-home destination—depending on your preferences—and hold good opportunities for property investment.

Lee Harrison
Editor, Overseas Property Alert

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7 COMMENTS

  1. Great article. Both cities are very enjoyable. However, i can say, mazatlán does feel more like home. You can be part of a community. There are many ways to be involved and part take of local situations. Tourists are welcome, but the city itself survives on different economic industries besides tourism. Plus, real estate opportunities are way more affordable vs PV. If you have visited both cities, cost of living in MZT is less expensive

  2. I agree with Ishai. We have spent a lot of time in both cities.
    We do live full time at Lake Chapala though. We would like top live in Mazatlan full time. But, the summers are just too hot and humid. We did try it for one summer. YIKES!!!

  3. We lived in PV for a year and found it more humid and rainy than what it is here in Mazatlan. Mazatlan is more of a “city” feel and it has a lot of fun bands playing all over the city for us expat types… We are not going back to PV as we love Mazatlan and all it has to offer.