Palmilla vs. Querencia: A Data-Driven Look at Cabo’s Ultra-Luxury Market

Palmilla vs. Querencia: What the Numbers Say About Los Cabos' Two Prestige Communities

Home Sales Comparison | January 2025 – May 2026

If you're shopping at the top end of the Los Cabos market, these are the two names that come up most. Palmilla and Querencia are both world-class communities — private, golf-anchored, amenity-rich, and populated by serious buyers. But they're not the same market, and the data over the past 17 months makes that clear.

Here's what the MLS actually shows.

The Velocity Gap

Palmilla sold 39 homes between January 2025 and May 2026. Querencia sold 19. Same time period, same general buyer profile — but Palmilla is moving product at roughly twice the rate.

That gap matters. Higher velocity means more comparable sales to support your purchase price, more liquidity if you ever want to sell, and a more active community of owners and guests. For a buyer thinking about resale, Palmilla's transaction depth is a real advantage.

The Price Points

	Palmilla	Querencia
Median Sold Price	$5,850,000	$4,750,000
Average Sold Price	$6,869,257	$5,202,368
Total Sold Volume	$267,901,040	$98,845,000
DOM	327	355
Sale-to-List Ratio	96.34%	94.39%

 

Palmilla trades at a premium — about $1.1M higher on median, and nearly $1.7M higher on average. Some of that is product mix (more oceanside inventory) and some of it is pure brand. Palmilla's Jack Nicklaus course and hotel infrastructure carry weight with a certain buyer.

Querencia's pricing reflects a more inland-focused inventory at a slightly lower entry point. For buyers who prioritize the golf lifestyle over ocean views, it offers genuine value in a private, well-managed community.

What Sellers Are Getting

This is where Palmilla pulls further ahead. Homes there are closing at 96.34% of list price — and co-broker transactions (outside agents bringing buyers) are closing at 98.42%. That's a market where outside buyers are competing, not negotiating.

Querencia is at 94.39% overall — still solid, but about two points softer. Five homes also came back on market during this period, which suggests some pricing misalignment on the original listings.

The takeaway for sellers: in both communities, you need to price correctly on entry. But Palmilla gives you slightly more margin for error. Querencia punishes overpricing more visibly.

The Pipeline Right Now

Both communities have meaningful pending inventory:

• Palmilla: 28 homes pending at an avg of $6,694,214 — that's $187M in the pipeline
• Querencia: 15 homes pending at an avg of $5,916,000 — about $88M in play

Palmilla's pending count is nearly equal to its entire sold count over 17 months. That tells you the second half of 2026 could be a strong close period there.

Who Each Community Is Right For

Buy Palmilla if: ocean proximity matters, you want maximum resale liquidity, and you're comfortable paying a premium for one of the most recognized addresses in Mexico. The brand travels well — your buyers (or renters) know the name.

Buy Querencia if: the golf experience is the priority, you're looking for a slightly lower entry into the ultra-luxury segment, and you're planning to hold long-term. The community is quieter and more private by design.

The Bottom Line

Both markets are healthy. Neither is distressed. But Palmilla is outperforming Querencia on every key metric right now — velocity, price, and close-to-ask ratio. If you're a buyer with flexibility between the two, the data favors Palmilla. If Querencia is your target, there's real opportunity in the current inventory — just go in knowing what the comps support.

Thinking about buying or selling in either community? I've worked both and know the inventory well. Let's talk before you make a move.

📩 fletcher@remexico.com

Data sourced from the Los Cabos MLS, January 1, 2025 – May 24, 2026. Includes Palmilla-Inland, Palmilla-Ocean Side, Querencia-Inland, and Querencia-Ocean Side.