What is Tezal in Cabo San Lucas?

Where is Tezal in Cabo San Lucas?

If you’ve spent time in Cabo San Lucas, chances are you’ve heard people talk about El Tezal. But what exactly is Tezal? It’s a fair question—and one without a clear legal definition. Still, most locals (myself included) think of Tezal as the entire hillside overlooking Cabo San Lucas, stretching from the bridge at the Country Club (just east of Walmart) to the bridge near Punta Ballena and Santa Carmela.

What makes Tezal special is its location and elevation. Because the land gradually rises as you pull back from Cabo, nearly every development has some type of view—whether it’s the bay, the marina, or the iconic Arch. Add to that the fact that most land in Tezal is zoned for low- to mid-rise buildings (two, three, or four stories), and you have a much higher chance of maintaining an ocean view compared to other parts of town. Plus, billboards aren’t allowed here, so the natural beauty really takes center stage.

Another reason Tezal has exploded in popularity is development opportunity. There’s still a lot of available land, and new pre-construction projects continue to launch, making it one of the hottest markets in Los Cabos. Most of the inventory you’ll find on the MLS today is brand-new or in pre-construction, which appeals to both investors and full-time residents.

For me, Tezal is more than just a place on the map—it’s where locals live, work, and raise their families. Many of my friends and colleagues also call it home. It has that perfect balance: close enough to downtown Cabo for convenience, but far enough removed to feel like a neighborhood.

So while some may stretch the definition of Tezal to include communities down by the arroyo or on the ocean side of the highway, I think of El Tezal as that hillside rising behind Cabo San Lucas—a place defined by its views, growth, and community.

Tezal is one of the most dynamic neighborhoods in Cabo San Lucas, now home to roughly 20% of the city’s population. It’s a community where locals, expats, and vacationers mix seamlessly, making it one of the most diverse and sought-after areas in town. Many residents live here full-time, while others own vacation homes or stay in short-term rentals like Airbnbs.

Originally, Tezal was almost entirely residential, but it has quickly evolved into a true neighborhood. Today, you’ll find pharmacies, restaurants, coffee shops, and bars sprinkled throughout the area—conveniences that were once missing. Roads are being paved, infrastructure continues to improve, and the sense of community is stronger than ever. With a growing mix of Mexican nationals and foreigners, Tezal offers an authentic yet modern lifestyle, all while delivering the ocean views of Cabo Bay and the iconic Arch that buyers love.

One of Tezal’s biggest draws is its wide range of price points. Entry-level buyers can find studio condos starting around $200,000, while ocean-view condos in established HOA communities typically range from $300,000 to $500,000. The area is considered very safe, adding to its appeal for investors and families alike. For those seeking luxury, exclusive communities such as Cresta del Mar and Rancho Paraíso feature homes that start around $1.5 million and often climb to $3 million or more. Many of these neighborhoods still have land available for custom builds, giving buyers the flexibility to design their dream home overlooking the sea.

Because of Tezal’s hillside location and sweeping views, development is booming. An interesting trend is that you can often find completed homes priced similarly to ground-up pre-construction units, which makes it essential to compare each project carefully. With so many options on the market, there is truly something for every type of buyer. Tezal also appeals to families, thanks to the presence of schools and family-friendly services, which bring stability and long-term growth to the area. While pre-construction opportunities can be attractive, buyers should approach them with care and work with trusted professionals. The good news is that many of the projects here are well-planned, making Tezal one of the most versatile and promising neighborhoods in Cabo.

Perhaps Tezal’s biggest advantage is its location. Just a 10-minute drive brings you to downtown Cabo San Lucas, where you’ll find dining, nightlife, and the marina. Four world-class beaches are also within 10 minutes, giving residents easy access to the best of Cabo living. With its convenience, strong community feel, and range of housing options, Tezal isn’t just growing—it’s becoming one of the most desirable places to live and invest in all of Los Cabos.

Fletcher Wheaton – fletcher@remexico.com