5 de Diciembre
The neighborhood just north of the Malecón where Vallarta still lives like itself: taco stands next to new boutique condos, fishermen on Camarones beach, and prices the Romantic Zone left behind years ago.
5 de Diciembre at a glance
Straight talk: what the brochures skip
We work this bay every day, and we would rather you hear this from us than discover it after closing.
It is a working neighborhood
Roosters, car horns, a mechanic on the corner, cumbia from a courtyard on Saturday. This is the charm and the trade in one. If you want a curated resort feel, this is not it, and we would rather tell you now.
Gentrification is here too
The boutique buildings are multiplying and prices are following the Romantic Zone’s old script. Good for equity, hard on the character that brought you. The neighborhood you buy is mid-transformation, direction known, endpoint not.
Blocks vary street by street
One block is freshly painted with a wine bar, the next is unfinished cinderblock. Walk your specific block at morning, siesta and night before you offer. We will walk it with you.
The highway edge is loud
The blocks along the main road north carry constant traffic noise. Two streets in, it fades to neighborhood sounds. The price difference between those blocks is smaller than the noise difference.
Older buildings, older bones
Much of the housing stock predates modern codes: wiring, plumbing and waterproofing deserve real inspection, especially in renovated-to-flip units where the paint is newer than the pipes.
Rental rules of thumb differ
Short-stay demand is growing but occupancy and rates trail the Romantic Zone meaningfully. The value math here is entry price and appreciation, not peak nightly income. We will run both scenarios honestly.
Living here, day to day
Mornings here belong to the neighborhood: coffee where the barista knows the regulars, fishermen selling the dawn catch off Camarones, produce from the corner frutería. The Malecón starts a ten minute walk south, which means downtown restaurants, galleries and the boardwalk sunset are daily options rather than excursions.
Evenings split the difference between old and new Vallarta: a taco dinner standing on the sidewalk for a few dollars, or one of the chef-driven rooms that have started following the new buildings in. Most owners here brag about the same two things: what they paid, and what they can walk to.
Market snapshot
These figures come from our Flexmls-connected MLS data and cover July 2025 – July 2026; they update as new sales close.
| Indicator | All residential, last 12 months |
|---|---|
| Median sold price | US$358,000 (about MX$6.4M) |
| Median days on market | 169 days |
| Active listings right now | 142 |
| Sold above asking | 14% of sales |
This information is deemed to be reliable, but is not guaranteed. The information herein provided has been made available by the Flexmls IDX System and may not be the listing of the provider.
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Ask your question5 de Diciembre: buyer questions
What is the 5 de Diciembre neighborhood?
Colonia 5 de Diciembre is the neighborhood immediately north of the Malecón and downtown Puerto Vallarta, running toward the Hotel Zone, centered on Playa Camarones. It is one of the city’s oldest working neighborhoods and its strongest central value for buyers.
Can foreigners buy in 5 de Diciembre?
Yes, through a fideicomiso, the renewable 50-year bank trust used across Mexico’s coastal restricted zone, with full rights to use, rent, sell and will the property. The process is identical to buying in the Romantic Zone.
How much does a condo in 5 de Diciembre cost?
As a working range, one bedrooms run roughly US$180,000 to US$350,000 and two bedrooms US$280,000 to US$550,000, with new view buildings above that. Comparable space typically prices about a third below the Romantic Zone.
Is 5 de Diciembre safe?
Yes, with the same practical framing as central Vallarta generally: it is a busy, lived-in neighborhood where normal city precautions apply. It reads rougher than the polished tourist zones on some blocks, which is aesthetics more than risk. Walk it at night before buying and you will feel the difference between scruffy and unsafe.
What is Playa Camarones like?
A long, walkable, genuinely local beach: fishing pangas at dawn, families on weekends, a handful of beach restaurants, and a fraction of the Los Muertos crowds. Swimmable most of the year with normal surf awareness.
Can I rent out a 5 de Diciembre condo?
Yes, and demand is growing with the new buildings, but occupancy and nightly rates trail the Romantic Zone meaningfully. The investment case here is entry price and appreciation more than peak income. Check HOA rules, register for rental taxes, and for furnished monthly rentals, VivaRenta.mx advertises to long-stay tenants.
Can I walk to downtown and the Malecon?
Yes. The Malecón begins at the neighborhood’s southern edge, so downtown restaurants, galleries and the boardwalk are a ten to twenty minute walk from most of the colonia, flat the whole way.
What are HOA fees like?
In the newer boutique buildings expect roughly US$120 to US$300 per month, generally lighter than Romantic Zone towers because buildings are smaller with fewer amenities. Older buildings can be minimal or informal, which cuts costs and cuts reserves, so read what exists carefully.
Own here already?
Get a written market evaluation of your 5 de Diciembre property, reviewed by Alan Muchantef, AMPI member broker: value range, sold comparables, and the honest picture.
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