Homes for Sale in Los Cabos

The Pacific coast real estate market, Todos Santos, Pescadero, Cerritos, is not one story right now. It is several stories running at the same time. Here is what stands out: Homes in Pescadero and Cerritos are the strongest segment on this coast. Average price up 53% year over year ($626K to $964K), closing at 96.9% of list. 29 homes under contract right now, up 70% from this time last year. When pending contracts are up 70%, the market is telling you something before the closings catch up. Land in Todos Santos has made a significant shift. Fewer transactions than last year, but the average sale price jumped 242%, from $173K to $593K. The cheap lots are not what buyers are moving on anymore. The deals getting done are for larger, higher-quality parcels. Condos in Todos Santos: zero sold year to date. 16 active. 2 pending. Average days on market: 226. If you own a condo in Todos Santos, pricing strategy matters more right now than it has in years. Pescadero and Cerritos condos, on the other hand, are actually active, 10 sold, under-contract activity up 55%. Same corridor. Very different outcomes depending on which segment you are in. Whether you are thinking about selling, buying, or just want to understand what your property is worth in this environment, reach out. We track this market closely. 📍 Todos Santos & Pescadero | Cerritos · Baja California Sur 🔗 CaboRealEstate.com . . . #TodosSantos #Pescadero #BajaCaliforniaSur #RemexicoRealEstate #CaboRealEstate #MexicoRealEstate #TodosSantosRealEstate #PacificBaja #MarketReport2026 #BajaRealEstate #BajaLiving #ElPescadero #InvestMexico

One of the biggest mistakes buyers make with pre-construction properties happens after they take delivery. Most buyers understand the importance of getting a home inspection done before closing or immediately after taking possession. That inspection creates a documented third-party record of punch list items, deficiencies, and repairs the developer should address before warranties expire. However, where many buyers make a costly mistake is failing to schedule a second inspection before the warranty period runs out. In many pre-construction condos and homes, warranties are only valid for one year from the date you take possession. The reality is that many problems do not appear immediately. Plumbing issues, settlement cracks, AC problems, leaks, drainage concerns, or electrical defects may not become noticeable until you have actually lived in the property for several months. One of the smartest things a buyer can do is schedule a follow-up inspection around month 10 or 11. This creates documented proof from an independent third party identifying any unresolved or newly discovered issues before the warranty expires. That report can then be formally presented to the developer, creating a clear record that the deficiencies were identified within the warranty period. A second inspection may cost a few hundred dollars, but it could potentially save you thousands in future repairs.

This was a text I got recently. I get a lot of these. And once again, most of the time these are not even my clients. They’re people who bought with other agents and then reach out to me later when things start getting confusing or stressful. This particular situation involved a newer condo tower not far from here. Their agent told them that once they took possession of the condo, they’d have the deed in “about two months.” That was last year. Now we’re almost in June… and they still don’t have title. The buyer was understandably freaking out. But here’s the reality: depending on the circumstances, this can actually be pretty normal in Mexico — especially in larger condo developments. The problem wasn’t necessarily the delay. The problem was the certainty. Giving somebody a hard timeline without explaining the caveats is dangerous. Because once condo regimes, municipal approvals, notaries, utilities, and final filings get involved, a lot of this is no longer fully controlled by the developer or the agent. The municipality moves at its own pace. I’ve seen titles happen in 60 days. I’ve also seen them take much longer. That’s why buyers need realistic expectations from the beginning instead of hearing whatever sounds good in the sales process. This is also why I keep saying: possession does not always mean title. Those are two very different things in Mexico real estate.

The Pacific coast real estate market: Todos Santos, Pescadero, Cerritos. Is not one story. It is four or five stories running at the same time, depending on what segment you are in. Homes in Pescadero | Cerritos are up 53% in average price, closing at nearly full ask, with pending contracts up 70% year over year. Land in Todos Santos is trading at prices three times higher than last year. And condos in Todos Santos have gone quiet, nothing has closed YTD. Same corridor. Very different realities depending on what you own or what you are looking for. Swipe through for the full breakdown. Then reach out if you want to know what any of this means for your specific situation. Tell us in the poll: which area is your favorite? 📍 Todos Santos | Pescadero | Cerritos 🔗 CaboRealEstate.com . . . #TodosSantos #Pescadero #Cerritos #BajaCaliforniaSur TodosSantosRealEstate

Just Sold in Cabo San Lucas ✨ This corner condo checked all the right boxes: thoughtful design, natural light, high-end upgrades, and a location that makes Cabo living feel easy. From the quartz bar and wine refrigerator to the hurricane-resistant windows, every detail was designed for comfort, style, and functionality. Add in two parking spaces, 24-hour security, a rooftop pool with incredible views, and walking distance to Medano Beach… and it is easy to see why this property stood out. A smart purchase for personal use, vacation rental potential, or simply owning a piece of Cabo in one of its most convenient areas. Congratulations to everyone involved in this successful closing. 🥂 📍 Cabo San Lucas, Baja California Sur #JustSold #CaboRealEstate #LosCabosRealEstate #CaboSanLucas #MedanoBeach

Funny interaction yesterday at the grocery store. A lady a couple people in front of me turns around and goes, “Hey, are you Fletcher? I watch all your videos.” We start talking and she tells me she just closed on a house here in Cabo. Then she says, “I love your videos… but I used somebody else.” 😂 And honestly, that’s happening more and more. First off, I appreciate anybody who watches the content. But I also want to make something very clear: we are very much open for business. Our brokerage is doing well. Our agents are trained well. We have the bandwidth for buyers, listings, negotiations, inspections, all of it. One thing I’ve noticed in slower markets is that some salespeople start getting desperate. And when that happens, people can get pushed into deals that don’t actually fit their goals just because somebody wants the commission. That’s never been my style. The goal is to help people make good decisions in Mexico long term, whether that means buying now, waiting, avoiding pre-construction, negotiating harder, or walking away entirely. Also… the book is almost done. “Buying Real Estate in Mexico: The Good, The Bad & The Ugly” Planned launch: September 2026. No hype. Just reality.

“How often do you receive water in El Tezal?” I’ve lived in the same house for about five or six years now. For most of that time, we would receive water roughly every 14 days. That was enough because we had adequate storage capacity and honestly never really had an issue. Then over the last couple years, it started stretching more toward three weeks at times. Occasionally we’ll order a pipa truck to top off the cistern. People always ask me: “Okay, but how much are you paying?” My actual water bill is around 3,600 pesos a year. About $200 USD annually. Including pipa deliveries, maybe closer to $400 USD total for the year. Now compare that to somebody I spoke with in Denver — married couple with one daughter — paying around $100 USD per month for water. So yes, having to occasionally order a pipa is inconvenient. I’m not pretending it isn’t. But I also think people online sometimes make it sound like all of Tezal is sitting there without water 24/7, and that’s just not accurate. Some areas absolutely have issues. But a lot of times the problem is not only the municipality — it’s the actual development itself. Some developers undersize infrastructure. Maybe they use smaller pipes than they should. Maybe the cistern capacity isn’t sufficient for the number of units they built. That’s why when buying in Cabo, especially in rapidly growing areas like Tezal, infrastructure matters just as much as the finish package and rooftop pool.

Why Rushing to Take Delivery in a Pre-Construction Project Can Be a Mistake One of the more common mistakes I see in Cabo pre-construction real estate is buyers rushing to take delivery the moment a developer says units are ready. Recently, somebody who was not my client reached out to me because they were preparing to take delivery of a condo based on the original timeline they were given years ago when they first purchased. To be clear, this particular project appears solid. Construction is moving forward and there are no major concerns with the development itself. But I still gave the same advice I give many buyers: There is often very little upside to being the very first person to take delivery in a large pre-construction community. In fact, the first buyers often become the guinea pigs. The Community Usually Isn’t Fully Ready A huge mistake buyers make is assuming that because their individual unit is complete, the entire project is complete. That’s rarely the case. In large condo developments with 100 to 200+ units, the first towers are often delivered while: Construction is still ongoing Amenities are unfinished Landscaping is incomplete HOA operations are still being figured out Other buildings are actively under construction So while you technically have the keys, you may still be living inside an active construction zone. Rental Income May Not Match Expectations A lot of investors want to rush delivery because they think they can immediately start generating rental income. But renters typically do not want to stay in a half-finished community surrounded by construction noise, workers, dust, and incomplete amenities. That can impact both occupancy and rental rates. Title Usually Lags Behind Another issue many buyers overlook is title delivery. In Mexico, condo projects often require the condominium regime and legal subdivision process to be finalized before individual titles can be issued. That process can take months after physical delivery. So just because you receive possession does not mean you immediately receive title. Early Buyers Often Discover the Problems First This is one of the biggest reasons I tell buyers not to rush. The first towers usually expose the issues developers did not catch initially. I’ve seen situations where: Balcony drainage ran toward the unit instead of away from it Water intrusion issues appeared after storms Plumbing and AC systems revealed problems only after occupancy increased Developers changed designs in later towers because of mistakes discovered in the first phase Later buyers often benefit from those corrections. The first owners usually deal with the headaches. Sometimes Waiting Creates More Value Ironically, many investors rush delivery because they think they’re getting ahead of the market. But often the real value increase happens later when: Construction is complete Amenities are operational Residents are living there HOA systems stabilize The community has an established reputation A completed and functioning community is typically much easier to rent and resell than a project still going through growing pains. Final Thoughts I understand why buyers get excited when their condo is finally ready after waiting years. But emotionally wanting the keys and financially benefiting from early delivery are two different things. Sometimes the smarter move is letting other buyers go through the initial issues first while the development matures. Because in many pre-construction projects, being first is not always an advantage.