Amapas Puerto Vallarta: The Most Exclusive Area to Live and Invest 2026
If there's one area in Puerto Vallarta that combines privacy, exclusivity, and complete access to the city's cultural life, it's Amapas. Located on the hillsides south of the Romantic Zone, this hillside neighborhood is home to some of the most sought-after and best-renting properties in the entire destination — with a well-established expat community, premium architecture, and a tourist demand that never wanes.
If you're considering where to buy in Puerto Vallarta and want something different from the standard beachfront condo, Amapas is the answer that many sophisticated buyers have already discovered.
Why Amapas? It's the only neighborhood in Puerto Vallarta where the privacy of a hillside residential area coexists with walking access to the city's best beaches, restaurants, and nightlife. This translates into premium tourist demand and one of the highest vacation occupancy rates in the destination.
What Makes Amapas So Special?
Unique Location in Puerto Vallarta
Amapas stretches across the hillsides south of the historic downtown, between the Romantic Zone and Conchas Chinas. It's a hillside area — properties are terraced on the slope, creating natural privacy, great views, and a sense of retreat you don't find in massive beach developments. At the same time, the Romantic Zone — with its beaches, restaurants, markets, and cultural life — is less than a 10-minute walk away.
Established Expat Community
Amapas is one of the neighborhoods with the highest concentration of foreign residents in Puerto Vallarta. Americans, Canadians, and Europeans who chose PV for their second home or retirement have built a community here with a life of its own: social groups, niche restaurants, curated architecture, and a standard of living that remains organically high.
Premium Tourist Market
The travelers searching for Amapas on Airbnb or VRBO are not just passing through — they are affluent travelers who pay significantly higher rates for the privacy, authentic character of the neighborhood, and the experience of "living like a local" in one of Puerto Vallarta's most genuine areas. This directly translates to higher rental income and better occupancy during mid and low seasons.
Limited and Hard-to-Replicate Inventory
The geography of Amapas limits development. There is no flat land to build high-rises, which keeps density low and exclusivity high. New projects in the area are boutique — buildings with a maximum of 15 to 30 units — which preserves the value of existing properties.
Available Property: Luxury Duplex in Amapas I
Available Now · Amapas I · Deeded
Luxury Duplex — Amapas I Condominium
$10,138,017 MXN
- 2 bedrooms · 3 full bathrooms
- 201.66 m² in a 2-level duplex
- Private jacuzzi + covered terrace + deck + patio
- Pet-friendly and with fiber optic internet
- Boutique building with only 23 units
- $9,960 MXN/month HOA fee includes gas, water, pool, gym, 24h security, garden, and on-site management
A 2-level duplex with 201 m² in the exclusive Amapas I Condominium. The monthly HOA fee already includes gas, water, and all amenities — no surprises in operational costs for living or renting.
Amapas vs. Other Puerto Vallarta Areas
| Area | Style | Entry Price | Buyer Profile | Vacation Rental ROI |
|---|---|---|---|---|
| Amapas | Exclusive Hillside | $10M+ MXN | Expat / Premium Retirement | 9–13% |
| Romantic Zone | Cultural Hub | $5M+ MXN | Expat / Nomad | 9–12% |
| Conchas Chinas | Oceanfront Hillside | $11M+ MXN | Luxury Buyer | 10–14% |
| Marina Vallarta | Modern / Marina | $5M+ MXN | Family / Golfer | 6–9% |
| Bucerías | Beach Town | $6.1M+ MXN | Investor | 8–12% |
How Much Can You Earn Renting in Amapas?
The profile of tourists looking for Amapas on vacation rental platforms is different from the average: affluent travelers, longer stays (7–21 days), willing to pay a premium for privacy, authentic character, and real space. A 201 m² duplex with a private jacuzzi and terrace in Amapas has all the ingredients to stand out on Airbnb.
| Season | Est. Nightly Rate | Est. Occupancy | Est. Monthly Income |
|---|---|---|---|
| High (Dec–Apr) | $8,000–$12,000 MXN | 85–95% | $200,000–$310,000 MXN |
| Mid (May, Nov) | $5,500–$7,500 MXN | 65–75% | $107,000–$169,000 MXN |
| Low (Jun–Oct) | $4,000–$5,500 MXN | 50–60% | $60,000–$99,000 MXN |
| Annual Average | ~$6,500 MXN | ~68% | ~$132,000 MXN |
Estimated gross annual income: ~$1,584,000 MXN. After deducting the maintenance fee ($119,520 MXN/year) and rental management (20–25%), the net annual ROI on the purchase price is in the 9–11% range — with the added advantage that the HOA fee already includes gas, water, and utilities.
Who Is This Property For?
The Expat Buyer
An American or Canadian looking for an authentic second home in PV. Amapas is exactly where they want to live — away from the noise of large condos, yet close to everything. A high-end retirement or second home.
The Sophisticated Investor
Understands that the ROI in Amapas comes from the quality of the guest, not the volume. Higher rates, longer stays, lower turnover, and less wear and tear on the property. Premium vacation rental with lower operational demands.
The Permanent Resident
201 m² on two levels, pet-friendly, fiber optic internet, jacuzzi, and gym included in the HOA fee. For someone who wants to live well in PV with all the amenities without sacrificing privacy or space.
Frequently Asked Questions about Amapas
Is Amapas safe to live in or rent out?
Yes. It's one of the areas with the largest expat presence and most organized community in Puerto Vallarta. The Amapas I Condominium has 24-hour private security and on-site management. The incident rate in the area is considerably lower than in high-density tourist zones.
Can you reach Amapas by car?
Yes, although the streets are narrow and steep — characteristic of PV's hillside areas. The unit includes a deeded garage. To get to downtown and the Romantic Zone, many residents prefer to use Uber or walk (a 5–10 minute walk downhill).
Does the $9,960 MXN/month fee really include gas and water?
Yes. The HOA fee for the Amapas I Condominium covers: gas, water, common area maintenance, pool, gym, garden, trash collection, on-site management, and 24h security. For an owner or for a vacation rental setup, this greatly simplifies management and the calculation of operating costs.
Does the duplex have good connectivity for digital nomads?
Yes — the unit has fiber optic internet. Amapas is a favorite area for high-profile digital nomads in PV for this exact combination: fiber optic internet, privacy, an authentic atmosphere, and access to the city. This also makes it an excellent market segment for monthly rentals.
Can foreigners buy in Amapas?
Yes, through a bank trust (Fideicomiso) — the standard mechanism for foreigners in Mexico's coastal zones. HOMIA has experience guiding buyers from the USA and Canada through the entire process: from selecting the bank to the delivery of the title deeds. The cost of the Fideicomiso is approximately $1,650 USD for setup + $600 USD/year.
Interested in This Amapas Property?
201 m², 2-level duplex, private jacuzzi, pet-friendly, in a boutique building of 23 units. Schedule a visit or a video call with our team — no pressure, just honest information.
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