Homes for Sale in Los Cabos

Since the pandemic, the Cabo market has basically finished every single year above the previous one. So naturally people are asking: “If we’re down roughly 30% year-to-date right now… where do you think we finish the year?” Personally? I do not think we make up that entire gap between now and year-end. Now, something could happen tomorrow that pulls people off the sidelines. Interest rates could shift. Confidence could come back quickly. Markets can change fast. But if I had to guess today, I’d say we probably finish somewhere around 10% below last year overall. And honestly, earlier this year, even before a lot of this data came out, I was already saying I thought we’d be slightly down. Not crash-down. Not doom-and-gloom. Just… down. Meanwhile, everybody else was still saying: “Another record year.” “Up 10%.” “Market’s unstoppable.” To be fair, they’d been right every year since COVID. But markets don’t move in one direction forever. And this is the important part: a market slowing down does not automatically mean a bad market. For patient buyers, this is where opportunities start appearing. Negotiability improves. Inventory builds. People become more realistic. That does not mean Cabo is collapsing. It just means the frenzy cooled off. So if you’ve been patient, paying attention, and waiting for leverage to return a little bit… this may be the window you’ve been looking for.

The Los Cabos real estate market has shifted , and buyers who understand that are getting deals that weren't possible two or three years ago. We recently helped a client purchase a four-bedroom condo with master suites on the sunset side, an elevator, and stunning views. The property was listed at $550K. They paid $475K. Not long ago, that kind of negotiation didn't happen. The price was fixed. You paid it or someone else did. Today, inventory between $300K and $800K has grown significantly, and sellers are moving. We also helped a client pick up a brand-new unit at Cabo Costa, pool, gym, smart tub pool, oversized patio , in the low $300s. Three years ago that price point for a new development with those amenities simply didn't exist in this market. If you've been thinking about buying in Los Cabos and waiting for the right moment, this is worth paying attention to. Reach out or visit CaboRealEstate.com to see what's currently available. 📍 Los Cabos, Baja California Sur 🔗 CaboRealEstate.com . . . #CaboRealEstate #LosCabosRealEstate #BuyingInCabo #RemexicoRealEstate #BuyersMarket #CaboCondos #MexicoRealEstate #InvestInCabo #BajaCaliforniaSur

Los Cabos has more direct U.S. flights than Mexico City. 33 cities. No connections. 10 years ago there were 18. We sat down with Rodrigo Esponda, Director General of FITURCA, the Los Cabos Tourism Board, and Fletcher Wheaton to talk about what built this airport network and why it matters for buyers. A 3-hour direct flight gets used. A connection through Houston gets skipped. The easier it is to get here, the more people use what they own. Boston is next on the list. The network is not done growing. Stay tuned for the full episode. 📍 Los Cabos, Baja California Sur 🔗 CaboRealEstate.com . . . #LosCabos #CaboRealEstate #BajaLife #MexicoRealEstate #CaboSanLucas #InvestInMexico #LosCabosAirport #BuyInMexico #RemexicoRealEstate #BajaCaliforniaSur #LosCabos2026 #RodrigoEsponda #FITURCA

Homes across Baja are now averaging around 94% of list price from sell-to-list ratio. That’s a noticeable shift. And compared to last year, homes are becoming the most negotiable property type in many areas. I was just talking with somebody who submitted a couple offers they honestly didn’t think would get accepted… and they were. Now, I’m not saying every luxury seller is suddenly desperate. But what I am saying is this: all it takes is finding the right seller at the right moment. Homes are much harder to price than condos. With condos, you usually have a lot of direct comparable sales in the same building or development. Pretty straightforward. Homes are different. Especially on the Pacific side, where properties can vary wildly in location, views, construction quality, design, lot size, and infrastructure. And then you add emotions into it. A lot of homeowners were personally involved in building their house. They picked the finishes. Watched it get constructed. Put years into it. Naturally, they become emotionally attached. That’s when you hear: “There’s nothing else like it.” And honestly… sometimes they’re right. But the market still determines value. Not sentiment. Not memories. Not what it cost to build three years ago. In slower markets, buyers gain leverage — especially the ones willing to negotiate respectfully and stay patient.

Is there a Zillow in Mexico? The answer is no. There is not one true Zillow equivalent in Mexico. In the United States, platforms like Zillow pull a lot of their information from MLS systems. There are hundreds of MLS systems across the U.S., and while consolidation is happening, the data infrastructure is already there. Mexico is different. There are only a few markets in Mexico with functioning MLS systems where that type of data can actually be pulled from. In many other markets, there is no centralized database, no consistent inventory system, and no reliable source for sold data. That makes building a true national Zillow type platform extremely difficult. A lot of people have tried. Most have run into the same problem. Where does the data come from? In many Mexican real estate markets, the dominant brokerages act almost like de facto MLS systems. If there are eight to ten brokerages controlling most of the sales in a market, they may not want a true MLS because it levels the playing field. That is the real issue. A national platform would be useful for buyers, sellers, and agents, but without consistent MLS data, accurate listings, and reliable sold information, it is very hard to build. So for now, I do not see a true countrywide Zillow type platform in Mexico happening anytime soon. And that is one of the biggest reasons why local market knowledge matters so much when buying or selling real estate in Mexico.

One of the most common conversations we have with buyers in Los Cabos goes like this: someone wants to buy land and build a custom home. They have a budget based on what construction costs somewhere else. And they are surprised when we tell them that number is probably not going to work here. Building in Los Cabos is genuinely different from building anywhere else in Mexico. Most materials have to be transported to Baja by boat or long-distance truck. Labor costs more because skilled workers travel here from interior states and earn significantly higher wages than they would at home. Concrete can cost 30 to 35 percent more here than in other parts of Mexico. And in remote areas like the East Cape, a single logistics problem can delay a project by a week and push costs up by 10 to 15 percent. The buyers who build well in Los Cabos are not necessarily the ones with the biggest budgets. They are the ones who understand these realities before they start. If you are considering land and a build in Los Cabos and want to understand what the process actually looks like, contact us. - - Una de las conversaciones más frecuentes que tenemos con compradores en Los Cabos es esta: alguien quiere comprar un terreno y construir su casa. Tienen un presupuesto basado en lo que cuesta construir en otra ciudad. Y se sorprenden cuando les decimos que ese número probablemente no va a funcionar aquí. Construir en Los Cabos es genuinamente diferente a construir en cualquier otro lugar de México. La mayoría de los materiales tienen que transportarse a Baja Sur en barco o en camión de larga distancia. La mano de obra cuesta más porque los trabajadores calificados viajan desde estados del interior y ganan salarios significativamente más altos que en sus lugares de origen. El concreto puede costar entre un 30 y un 35 por ciento más aquí que en otras partes de México. Y en zonas como el East Cape, un solo problema logístico puede retrasar un proyecto una semana y aumentar los costos entre un 10 y un 15 por ciento. Los compradores que construyen bien en Los Cabos no son necesariamente los que tienen el presupuesto más grande. Son los que entienden estas realidades antes de empezar. Si estás considerando un terreno y construcción en Los Cabos, con gusto te orientamos. Más información en caborealestate.com. 📍 Los Cabos, Baja California Sur 🔗 CaboRealEstate.com . . . #CaboRealEstate #BuildingInCabo #LosCabos #BajaCaliforniaSur #RemexicoRealEstate #CustomHomeCabo #MexicoRealEstate #LandCabo #BajaLiving

⛳️ The 5th hole at TPC Danzante Bay might be my favorite par 5 in Baja. Standing on the tee, you're greeted by a sweeping downhill fairway framed by desert mountains, strategic bunkers, and the deep blue Sea of Cortez in the distance. At 611 yards from the back tees, it's a hole that rewards both courage and precision—but the view alone is worth the round. 🌵🌊🏌️‍♂️ #TPCDanzanteBay #LoretoGolf #BajaGolf #SeaOfCortez #GolfMexico #Par5 #GolfLife #DanzanteBay

The Most Dangerous Listing Agent in Cabo Real Estate? The One Who Tells You What You Want to Hear One of the hardest conversations in real estate is telling a seller their property is overpriced. Recently, I had somebody reach out about listing a home. There’s a little more context to the story, but the reality is this: I referred him to another agent who specializes in that specific area and has a proven track record there. Instead of understanding that he was being connected with someone who could likely do a better job, he became offended. The truth is, inventory in that area is extremely high right now. Buyers have options. A lot of options. When we sent over comparable sales and pricing recommendations, I have a strong feeling another agent had already promised him something different — a higher list price, a faster sale, and a better outcome. Unfortunately, this happens all the time in Cabo real estate. Some agents will tell sellers exactly what they want to hear just to win the listing. The problem is that the market eventually tells the truth. In this particular case, I would not be surprised if the property ends up listed close to a million dollars over realistic market value. And if that happens, there’s a very good chance the home sits on the market for a year or longer while competing inventory continues to pile up. This is why pricing strategy matters so much. The first negotiation in real estate is not with the buyer — it’s with the seller. A good agent should protect a seller from chasing unrealistic numbers that ultimately hurt the property’s momentum, market perception, and final sales price. Overpriced listings often become stale listings. Buyers start wondering what’s wrong with the property. Price reductions begin stacking up. Eventually, sellers end up negotiating from a weaker position than if they had priced correctly from day one. What many sellers fail to realize is that sometimes the best thing an agent can do is be honest. In this case, the agent I referred him to is an absolute beast in that market and would likely do an incredible job — if the seller is willing to price the property correctly. At the end of the day, I genuinely hope the seller succeeds and gets his property sold. But I also hope he listens to realistic market data instead of promises designed simply to secure a listing agreement. Because in markets with heavy inventory, pricing isn’t marketing. Pricing is strategy.