Puerto Vallarta is in Jalisco; Nuevo Vallarta, Bucerías, Punta Mita and Sayulita are across the Ameca River in Nayarit. The fideicomiso works the same in both, but notaries, public registries, local taxes and permit offices differ by state.
Most visitors think of Banderas Bay as one place. Legally it is two. Puerto Vallarta sits in the state of Jalisco. Cross the Ameca River heading north, near the airport, and you are in Nayarit: Nuevo Vallarta, Bucerías, La Cruz, Punta Mita and Sayulita.
What changes for a buyer
- A different state government, with its own notaries, public registry and procedures.
- Different municipalities, which set their own property tax and acquisition tax.
- Different development rules and permitting offices, which matters most for land and pre-construction.
What stays the same
The fideicomiso works the same way in both states, the airport serves both, and buyers on both sides use the same banks and much of the same professional network. Day to day, the line is invisible.
How to use this in your search
Choose the area for the life you want first: walkable old town, resort amenities, a beach town or a gated peninsula. Then make sure your notary, accountant and property manager all work in that state. It is a small detail that saves real time at closing.
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