Homes for Sale in Los Cabos

Palmilla or Querencia? Two agents who know both communities well give their honest take, and both land on the same answer, for different reasons. They also get into what ranks above Palmilla entirely, where the value is sitting in the market right now, and the restaurants agents actually take their clients to (which is a different list than what you find on your own). Worth watching if you are evaluating communities in Los Cabos or just want a straight read on what the market looks like from people working in it every day. https://www.youtube.com/watch?v=o_3eM9QIvyI 📍 Los Cabos, Baja California Sur 🔗 CaboRealEstate.com . . . #CaboRealEstate #LosCabos #Palmilla #Querencia #RemexicoRealEstate #MexicoRealEstate #LosCabosRealEstate #BajaCaliforniaSur #CaboInvestment #MarketUpdate2026

One market in Baja California Sur went up this quarter while the rest of the region slowed down. That market is La Paz. Land transactions in La Paz were up 40 percent in Q2 2026. Average prices up 32 percent. This is the same period when total sold volume across Baja California Sur dropped 30 percent and houses in the Cabo corridor took a 43 percent hit in volume. La Paz has been building toward this for a while. State capital infrastructure. A real local economy. Direct flights from the US. And land prices that are still a fraction of what comparable properties cost along the Los Cabos corridor. The Q2 numbers suggest that buyers who have been watching the peninsula are starting to act specifically on La Paz. If you want to talk through what La Paz looks like right now in terms of inventory and value, reach out directly. 📍 La Paz, Baja California Sur . . . #LaPaz #BajaCaliforniaSur #RemexicoRealEstate #MexicoRealEstate #BajaInvestment #CaboRealEstate #MarketUpdate2026 #LaPazRealEstate #BajaLiving

Price just dropped on this one. Brand new. Fully furnished. Never lived in, never rented. Two bedrooms, 2.5 baths with partial ocean views from the living room and main bedroom. Cuatrovientos A2-204 is ten minutes from Medano Beach and Downtown Cabo, with a pool, 24-hour guarded security, and underground parking. Restaurants, grocery stores, and shopping all within easy reach. If you have been watching this development, now is the time to look more closely. DM us or reach out directly. 📍 Cabo San Lucas, Baja California Sur 🔗 CaboRealEstate.com ✉️ ariel@caborealestate.com . . . #CuatrovientosCabo #CaboSanLucas #BajaCaliforniaSur #RemexicoRealEstate #CaboRealEstate #PriceReduction

Everybody’s got a different top 5 list when it comes to Cabo golf, but after playing a good amount of courses around Baja, here’s where I stand right now. ⛳️ 1️⃣ Chileno Bay 2️⃣ Querencia 3️⃣ Rancho San Lucas 4️⃣ El Cardonal at Diamante 5️⃣ Quivira Chileno Bay is just on another level overall. Querencia keeps growing on me every time I play it. Rancho San Lucas might be the smoothest flowing course in Cabo. Cardonal is one of the most fun and playable layouts out there, and Quivira has some of the craziest views in all of Mexico. What makes Cabo golf so unique is that every course has a completely different personality. Some are pure resort golf with jaw-dropping ocean views, while others are serious championship layouts that will absolutely humble you if your game is off. That’s part of what makes the golf scene here so addictive. I also think a lot of these golf communities are becoming lifestyle plays as much as golf plays. The beach clubs, restaurants, wellness amenities, pickleball, gyms, and overall atmosphere are becoming just as important as the actual golf course itself. A lot of owners don’t even golf every week, but they still want access to the lifestyle and exclusivity these communities offer. And outside of Cabo itself, Baja golf keeps getting better. Costa Palmas, Puerta Cortés in La Paz, and especially TPC Danzante Bay are helping put Baja on the map globally as a true golf destination. Some of these courses can compete with almost anything in North America from a scenery and experience standpoint. Honorable mentions to Puerto Los Cabos, Cabo del Sol Desert, Costa Palmas, Twin Dolphin, El Dorado, Puerto Cortés and TPC Danzante Bay… honestly Danzante Bay might be the best golf experience in all of Baja. 👀 Curious where everybody else ranks these courses and what I’m missing from the list.

What’s Stopping Buyers From Pulling the Trigger in Cabo? One interesting thing happening in the Los Cabos real estate market right now is that there are a lot of buyers quietly sitting on the fence. They’re researching. They’re visiting. They’re touring communities. They’re asking questions. And in many cases, they already know what they want to buy. They just haven’t made the final move yet. The Buyers Are Still There What’s interesting is that many of these clients haven’t disappeared at all. In fact, some are more engaged than ever. We have clients who: Bought pre-construction and are now planning their next purchase Continue asking for updated listings Reach out every few weeks asking, “What about this one?” Have already narrowed down communities they like Are actively comparing the Pacific side, East Cape, golf communities, and San José areas The interest is absolutely still there. The difference is that many buyers today are taking more time before making major decisions. What’s Holding People Back? For many higher-end buyers, the hesitation is not necessarily Cabo itself. A lot of the uncertainty comes from: Political events in the United States Concerns about the economy Interest rates Stock market volatility Business uncertainty back home People are being more cautious with large purchases in general. But at the same time, they continue looking because they still see long-term value in Los Cabos. Cabo Keeps Pulling People Back In One thing we continue noticing is that buyers who initially were not considering Cabo seriously are slowly changing their mindset after spending more time here. Some people originally focused on: Florida Arizona Palm Springs Hawaii And then they spend meaningful time in Cabo and realize: The lifestyle is different The weather is excellent The food scene is world-class The golf is exceptional The communities feel safer and more private than expected The quality of life can actually be better than they imagined A lot of buyers also start exploring areas they never originally considered: East Cape Pacific side communities San José del Cabo Golf resort communities Their perspective evolves over time. Relationships Matter More Than Pressure One thing we’ve learned is that constantly pushing people almost never works in luxury real estate. In fact, some clients openly say: “Don’t push me.” And honestly, that’s fine. The better approach is simply staying in touch, continuing to educate them, sending opportunities when appropriate, and allowing them to move at their own pace. Because often the buyer who says “maybe in two years” eventually becomes the buyer who calls unexpectedly and says: “Okay, I’m ready.” Cabo Is Becoming More Mainstream There’s also no question that Los Cabos is becoming more visible internationally. More people are hearing about: The luxury communities The golf scene The restaurants The direct flights The lifestyle The investment opportunities And once buyers come down and experience it firsthand, many realize Cabo offers much more than the typical tourist perception. A lot of people are surprised by: The quality of the developments The infrastructure improvements The luxury level of the communities The diversity between areas The overall lifestyle available here Sometimes Buyers Just Need Time One of the biggest lessons in Cabo real estate is understanding that timing matters. Some buyers are ready immediately. Others need: More visits More confidence Better financial timing More comfort with world events More exposure to the market That doesn’t mean they aren’t serious. In many cases, it simply means they’re making thoughtful decisions on major purchases. And often, the buyers who take their time end up being the happiest with their decision once they finally make it. If you’re considering buying real estate in Los Cabos and want honest local insight without pressure, reach out to Chris Ellis and Tony Comerford with Cabo Real Estate Group . Whether you’re exploring the Pacific side, East Cape, San José del Cabo, or luxury golf communities, they can help guide you through the market and answer questions as you evaluate your options. Chris Ellis 📧 chris@caborealestate.com 📞 +1 (206) 355-0636 Tony Comerford 📧 anthony@caborealestate.com 📞 +1 (206) 355-1081

So one of my agents just asked me about a client that bought an expensive pre construction unit that’s close to completion. He asked whether the client should do upgrades directly with the developer or hire somebody outside after delivery. There are a couple things to unravel here. First, developers are usually going to charge significantly more for upgrades compared to using an outside provider. In many cases, it can be almost double the cost. So naturally buyers start looking at outside vendors to save money. However, the issue becomes warranties and liability. If you bring in an outside contractor after delivery and something goes wrong later, the developer can immediately point fingers and say it was caused by the outside provider and not their responsibility. This becomes especially important with things like rooftops, waterproofing, railings, AC systems, electrical work, or anything tied into the structure of the property. I had a situation where clients bought a pre construction home and installed storm shutters through an outside company because the developer did not have a preferred vendor list. After heavy rain, water intrusion became an issue and the developer blamed the outside contractor and the railing modifications, saying it voided responsibility on their end. Personally, I thought it was a weak excuse, but it still created a massive headache and delayed getting the issue resolved. Eventually the developer stepped up and handled the situation, but it turned into a much bigger process than it should have been. So the lesson here is simple. Sometimes paying more through the developer can actually protect you long term because there is less room for finger pointing if problems come up later. Every project and developer is different, but buyers need to think beyond just the upfront cost savings.

So enforcing late fees on pre-construction is something I’ve been thinking about lately because I recently asked a handful of agents the same question and every single one answered the same way. Let’s say you bought pre-construction and the delivery ends up being 14 to 18 months late. The contract says you’re owed a $10,000 penalty payment from the developer. I asked these agents if they would enforce that penalty and every one of them said yes. And I understand why. A contract is a contract. But here’s where it gets interesting. There was a development here in Cabo where buyers all banded together demanding their compensation for delayed delivery. The issue is that money had to come from somewhere. Instead of going toward finishing the project properly, improving amenities, or strengthening the community, that money left the project entirely. Today that same development has no pool, no gym, no clubhouse, and weak common areas. Personally, I believe if those buyers had not taken the immediate payout, those units could easily be worth $100,000 more today because the project would have had stronger amenities, better resale appeal, and a healthier community overall. So you have to ask yourself: Would you rather take the $10,000 today or potentially have significantly more equity and a much easier resale later? Because when buyers go to resell units in projects with poor amenities, fractured communities, and unfinished common areas, the only real tool left is lowering the price. Now obviously every situation is different and there are absolutely times where developers should be held accountable. But this is food for thought for buyers purchasing pre-construction in Cabo and throughout Mexico. Sometimes the bigger win is protecting the long-term value of the project rather than focusing only on the short-term penalty payment.

Every spring I pull the MLS year-over-year numbers and report back — no spin, no cheerleading. This year the data tells a clear story: the Cabo market has cooled. Transaction volume is down. Inventory is up. Buyers have more breathing room than they did twelve months ago. That doesn’t mean the sky is falling. It means we’re in a different market than we were in 2024–2025, and smart buyers and sellers need to understand the difference. These figures cover homes, condos, and land across all of Baja California Sur. The Big Picture: Sales Volume Down 30% Total sold volume across all property types dropped from $697M to $490M during the same January–May window — a 30% decline year over year. Transactions fell 20%. That’s a meaningful slowdown, and it’s showing up across every category: condos, homes, and land. At the same time, active listings increased from 6,081 to 6,781 — a 12% jump. More supply. Less urgency. Buyers finally have options again. Condos: Stable on the Surface At first glance, condos appear steady. Total volume actually increased slightly, from $187M to $190M. But one zone carried the market: the San Jose Corridor. Volume there jumped from $16.8M to $67.4M — nearly a 300% increase — likely driven by a luxury development delivering units rather than broad-based resale demand. Remove that spike and the condo market looks considerably softer. One important takeaway: condo sellers are still holding pricing relatively well. Sale-to-list ratio barely moved, from 97% to 96%. That tells me sellers are becoming more realistic upfront instead of chasing the market downward with repeated price reductions. Houses: The Weakest Segment Houses saw the biggest slowdown. Sales volume fell 43%, dropping from $436M to $247M. Average sale price declined 28%, from $1.67M to $1.20M. The San Jose Corridor — historically the region’s highest-end housing market — saw average sale prices fall from $6.47M to $4.55M, a 29% drop. Under-contract activity there declined 53%. The Pacific side showed similar weakness. House volume fell 40% ($95.5M → $56.4M), while active listings climbed 27%. There’s simply more inventory than the current buyer pool can absorb. Sale-to-list ratio for houses slipped from 96% to 94%. That’s still relatively healthy, but buyers clearly have more leverage than they did a year ago. Land: Slower, But Holding Together Land volume dropped 28%, falling from $73.9M to $53.1M. Not every market moved the same way. La Paz stood out positively, with transactions up 40% and average sale prices increasing 32%. East Cape held up relatively well. Loreto was the major downside outlier, although it remains a very inefficient market due to limited transaction volume. Sale-to-list ratio on land held steady at 92%, the lowest of the three categories but still relatively stable overall. Sellers are not panicking — but with inventory climbing and transaction volume falling nearly 30%, leverage is slowly shifting toward buyers. What This Actually Means This is not a crash. Prices have not collapsed. Sale-to-list ratios are still ranging between 92% and 96% across all categories. What we do have is a volume slowdown. Fewer deals are getting done while inventory continues to build: Condos: inventory up 1% Homes: inventory up 12% Land: inventory up 21% The FOMO is gone. Buyers are taking their time, comparing options, and becoming more selective. Sellers who are still pricing based on 2024 expectations are the ones sitting on the market. Markets like this usually resolve one of two ways: sellers adjust pricing, or buyers regain confidence and step back in aggressively. So far, neither has happened in a meaningful way. If you’re a buyer, this is probably the best negotiating environment we’ve seen in the past two years. If you’re a seller, pricing correctly from day one matters more than ever. The listings sitting unsold today are almost always overpriced relative to current conditions. Ten years on the ground in Baja California Sur has taught me one thing: The people who do well in slower markets are the ones who read the market honestly and adapt early — not the ones pretending conditions haven’t changed. Questions about what this means for your specific situation? Reach out to Fletcher Wheaton at REmexico Real Estate — fletcher@remexico.com