Homes for Sale in Los Cabos

Puerto Los Cabos is one of those places that makes more sense the second time you visit. The first drive out there feels “far.” Then suddenly you realize it’s actually not far at all… and now you’re wondering why everything feels calmer there 👀 Beautiful streets. Quiet atmosphere. Beach proximity. Amazing homes. Less noise. Different energy. It almost feels like its own little world outside San José del Cabo. And that’s why so many people end up loving it. Not every buyer wants the same version of Cabo anymore. Some people want movement. Others want peace. Puerto Los Cabos somehow gives you both. Would you live there? . . . #PuertoLosCabos #SanJoseDelCabo #LosCabosRealEstate #BajaCaliforniaSur #LuxuryRealEstate #CaboLifestyle

I recently had somebody ask me which community I thought was better in Cabo: Chileno Bay or Maravilla? And honestly, without hesitation, I said Chileno Bay. The person asking me was a little surprised by that answer because Maravilla is obviously an incredible luxury community. This isn’t me saying Maravilla is lacking or that it’s not one of the top communities in Cabo — because it absolutely is. But when I really break down everything that matters in the ultra-luxury market, I personally think Chileno Bay is still the strongest overall package in Los Cabos. When I evaluate these communities, I’m not just looking at one nice clubhouse or one nice golf course. I’m looking at the full ecosystem of the development: Beachfront quality. Swimmability. Golf. Beach clubs. Density. Privacy. Amenities. Layout. Long-term desirability. Resale demand. Overall execution of the project. And when you factor all of that together, I think Chileno Bay checks more boxes. First off, the location and beachfront at Chileno Bay are hard to beat. The beach itself is one of the best in Cabo. It’s swimmable, visually stunning, protected, and feels like a true luxury beach environment. That matters more than people realize long term because beachfront quality is one of the hardest things to replicate. Second, I think the overall design and flow of Chileno Bay was extremely well executed. The community feels spread out. It doesn’t feel overly dense. You have space, privacy, and a much more relaxed luxury feel. Some luxury communities in Cabo can start feeling crowded as more inventory gets built out, and personally, I think Maravilla trends a little more in that direction compared to Chileno Bay. Another huge factor for me is golf and amenities. Maravilla has the Twin Dolphin golf course, which is fantastic. Nobody is disputing that. But Chileno Bay has two really strong golf experiences nearby and access to a broader lifestyle package overall. The beach clubs at Chileno Bay are exceptional, and I think the community as a whole caters incredibly well to families, second-home owners, and ultra-high-net-worth buyers looking for a luxury resort-style experience. I also think Chileno Bay carries a stronger international reputation at this point. When affluent buyers come into Cabo and start looking at the top tier of communities, Chileno Bay is almost always near the top of the conversation. There’s a prestige factor there that has been built over time through strong execution, strong ownership experiences, and consistent demand. Now with all of that being said, I actually think there may be some better value opportunities in Maravilla right now — especially with condos. I’ve seen some really attractive product there, and depending on what a buyer is looking for, Maravilla could absolutely make more sense financially. Some people may also prefer the feel of Maravilla. Real estate is personal. One buyer may prioritize privacy and lower density, while another may prioritize newer product or a certain golf experience. There’s no universal right answer. But if you’re asking me personally which community I would choose if all things were equal, I would still lean Chileno Bay. To me, it’s one of the most complete luxury communities ever developed in Cabo. Curious where everyone else stands on this debate. Fletcher Wheaton

Here’s a situation that happens all the time in real estate, especially in markets with a lot of inventory. I recently spoke with somebody looking to sell their home. There’s a little more to the story because the seller was offended that I referred him to another agent who actually specializes in that particular area and has a proven track record there. What he didn’t realize is that the referral was actually in his best interest. I’m getting pulled in a lot of different directions right now, and instead of trying to force myself into every listing opportunity, I referred him to somebody who I genuinely believe is one of the strongest agents in that market. But here’s where things probably went sideways. We sent over comparable sales and gave him realistic pricing recommendations based on the current inventory and actual market conditions. The area where he’s selling already has a ton of competition. My guess is another agent came in afterward and told him exactly what he wanted to hear: “We can get you more money.” “We can sell it faster.” “Your property is worth more than those comps.” And unfortunately, that’s one of the biggest problems in real estate. A lot of agents compete for listings by competing on price expectations instead of competing on strategy, execution, and honesty. Now this property will probably end up hitting the market at a price I’d estimate is close to a million dollars over where it realistically should be. And what happens next? The property sits. Buyers ignore it. Days on market climb. Price reductions start happening. The listing becomes stale. Meanwhile, the seller gets frustrated because they were sold a dream instead of being given a realistic plan. I cannot emphasize enough how important it is to be upfront with sellers from day one. The first negotiation in real estate is not with the buyer. It’s with the seller. Sometimes the best thing you can do as an agent is tell somebody the truth, even if it costs you the listing. And for the record, the agent I referred him to is an absolute beast in that market and would have done an incredible job if the property was priced correctly. We’re actually passing on a lot of listings right now simply because some sellers want numbers the market does not support. That may sound counterintuitive in real estate, but protecting your reputation long term matters more than chasing every listing.

I recently sat down with somebody who was preparing to sell their home in Mexico. The property had gone up significantly in value over the years, and a big part of that appreciation came from all the upgrades and additions they made to the home. They added a pool, renovated different parts of the property, repainted everything, upgraded outdoor areas, and invested heavily into improving the house over nearly eight years. So I asked them a very important question: “Do you have your facturas?” For those unfamiliar, facturas in Mexico are official barcoded invoices that can potentially be used to help reduce your capital gains taxes when you sell a property. The owner proudly pulled out folders full of receipts and documentation going back years. Unfortunately, not a single one of them was an actual factura. That means potentially close to a million dollars worth of improvements may not be recognized when calculating their adjusted cost basis for capital gains purposes. In simple terms: They spent the money, but they may not get credit for it when they sell. Now, if you’re doing small cosmetic work here and there, maybe it’s not a huge issue. But once you start adding major improvements like pools, additions, structural renovations, landscaping, outdoor kitchens, roofing, solar, or large remodels, this becomes extremely important. The reality is many contractors and construction companies in Mexico prefer not to issue facturas because they would need to charge IVA and formally report the income. Sometimes clients even choose the cheaper cash option without realizing the long-term tax consequences later. What saves you money today could cost you significantly more when you sell. If you own property in Mexico and you’re doing renovations or construction, always ask upfront about facturas before the work starts. Otherwise, those improvements could simply become a sunk cost from a tax perspective years down the road.

Should you 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.

A lot of property owners in Los Cabos enter Mexico on a tourist visa every time they visit. They own a condo, pay HOA fees, pay property taxes, and then stamp in as a tourist and count their 180 days. It works until it does not. The tourist permit gives you up to 180 days in the country per entry. That sounds like enough until you start adding up extended stays, back-to-back trips, or a year where you spend more time in Cabo than you planned. And if you have temporary or permanent residency and customs stamps your passport as a tourist instead, you lose your residency status entirely and have to start the process over from scratch. Temporary residency changes the equation. You are no longer counting days. You can come and go without the clock running. You can open a Mexican bank account more easily. You can operate a business. And for buyers who eventually want a path to permanent residency and beyond, temporary residency is the first step. The process takes six months to a year. It is not difficult. The most important thing, according to Nohemi Romero, who coordinates foreign resident services for the municipality of Los Cabos, is to start it at a Mexican consulate in your home country, not after you arrive. If you own property in Los Cabos and are still entering as a tourist, it is worth having the conversation about whether residency makes more sense for how you actually use your property. Reach out at CaboRealEstate.com. We work through this with buyers regularly. https://www.youtube.com/watch?v=X5rM7cdltHQ 📍 Los Cabos, Baja California Sur 🔗 CaboRealEstate.com . . . #MexicoResidency #PropertyOwnersMexico #CaboRealEstate #LosCabos #RemexicoRealEstate #ForeignersMexico #LivingInCabo #BuyingInMexico #BajaCaliforniaSur #MexicoRealEstate #ExpatsInMexico #CaboLife

Rooftop. Backyard. Studio. Room to breathe. This 3-bedroom + studio home in Ventanas Phase 2, El Tezal checks the boxes most buyers spend months looking for. Covered garage, 4.5 baths, a generous patio yard, and a rooftop terrace that catches the best of the Cabo sky. The community is one of the most established in the area. Strong HOA, pool, gym, kids park, and the kind of neighbors who actually take care of the place. Schools, beaches, and downtown Cabo all within easy reach. Reach out for details. DM us or visit CaboRealEstate.com. 📍 El Tezal, Cabo San Lucas, Baja California Sur . . . #NewListing #VentanasCabo #ElTezal #CaboSanLucas #BajaCaliforniaSur

One of the most common mistakes foreigners make when starting the Mexico residency process: waiting until they are already here to begin. Temporary residency takes between six months and one year to process. And when you go to start it, immigration is going to ask for documentation, bank account statements, possibly property papers, financial records. If you do not have those documents with you in Mexico, you have to go back home to get them. The simple answer is to begin the process at a Mexican consulate in your home country before you travel. You have access to everything you need, the paperwork gap problem disappears, and the whole process moves more smoothly. This is one of several things Nohemi Romero, the Municipal Coordinator of Attention to Foreign Residents in Los Cabos, covers in our full interview. If you are spending more than 180 days a year in Mexico, own property here, or are considering a longer-term move, this is worth watching. 📍 Los Cabos, Baja California Sur 🔗 CaboRealEstate.com . . . #MexicoResidency #MovingToMexico #CaboRealEstate #LosCabos #RemexicoRealEstate