Palmilla vs. Querencia Real Estate: Sales, Prices, and Market Trends

Palmilla vs. Querencia: What the Data Actually Says About Los Cabos' Two Premier Golf Communities

By Fletcher Wheaton | REmexico Real Estate

A couple of agents on my team did a video recently where they each picked their favorite — Palmilla or Querencia — and some people took it the wrong way. Felt like an attack on one or the other. So let me be clear from the start: I love both of these communities. I've had sales in both. They're two of the finest addresses in all of Mexico, and a lot of serious money has been flowing into both of them for years.

But I also just pulled 18 months of MLS data — January 2025 through June 2026 — and the numbers tell an interesting story. If you're buying, selling, or just trying to understand where these markets are headed, this is worth reading.

The Sales Data: Palmilla Is Moving More Volume

Let's start with the numbers, because everyone has an opinion and not everyone has data.

Over the past 18 months, Palmilla recorded 39 closed sales compared to 19 in Querencia — roughly double the transaction volume. The average sale price in Palmilla during that period was $6.86 million. Querencia averaged $5.2 million. That's a $1.6 million gap per transaction on average, and it adds up: Palmilla generated approximately $270 million in total sales volume versus $100 million in Querencia.

Right now, the pending pipeline is telling a similar story. There are currently 28 homes pending in Palmilla at a combined value of $187 million — an average of roughly $6.7 million per home. Querencia has 15 homes pending at $88 million, averaging around $5.9 million. Interestingly, that pending average in Querencia is higher than the trailing 18-month average — suggesting prices in Querencia are moving up.

What does this mean? Palmilla has historically been the pricier community. But Querencia is closing the gap, and its pace of price appreciation has actually been faster over the past few years.

What You're Actually Buying In Each Community

Numbers are one thing. What you're getting is another.

Palmilla is one of the oldest luxury communities in Los Cabos. It's established, it's green, and it has something almost no other high-end community in Cabo can offer: a large, genuinely swimmable beach. That beachfront land is a major part of Palmilla's identity. You've got palm trees, mature landscaping, and a beach club that's been refined over decades. Because it's older, some of the inventory reflects that — if you're touring homes on the water, you'll find some that are beautifully maintained and others that are due for a renovation. That's actually an opportunity depending on how you look at it.

Palmilla also carries higher carrying costs. All-in — HOA, membership dues, electricity, gas — you're typically looking at around $7,000–$8,000 per month for this lifestyle. That includes a notable perk: Palmilla's homeowners association carries a Lloyd's of London policy that covers common areas in the event of a natural disaster above a certain threshold. It's the kind of infrastructure you'd expect from a community at this price point.

Querencia, by comparison, is widely considered to have better amenities. I'd be hard pressed to argue against that. The facilities are newer, more comprehensive, and the golf course is in my personal top three in all of Cabo — no hesitation. They're adding a second course, which will only add to the case. Querencia's beach club is in a smaller footprint — there's a sliver of beachfront with a club and condos, but no homes on the water. The interior of the community more than makes up for it with the amenities side, but if a true swimmable beach with deeded access is on your non-negotiable list, that matters.

Querencia's carrying costs run lower than Palmilla's — but the delta has been shrinking. Fees and dues have increased more noticeably in recent years as the community has continued to build out and raise the bar on what they're offering.

Who's Buying in Each Community

When I got to Cabo ten years ago, the typical buyer in these communities was mid-60s. Today I'd put that closer to 50, maybe a bit younger. You're seeing more entrepreneurs in their 40s, and a wave of boomer wealth transfer that's bringing younger buyers in through family money. That shift is real and it's affecting both communities.

But the type of buyer does tend to differ between the two.

Palmilla feels more like a vacation home market — second homes, third homes, buyers who are here for the season or flying in several times a year. The beach access and the resort-like feel plays well to that demographic. You're buying into a lifestyle you can step into and out of.

Querencia skews more toward full-time or semi-permanent residents and families. I was playing golf there once and the comfort stations were full of kids in school uniforms — local Mexican families and expat families both. McGregor School is right there, which is one of the better international schools in the area, and it's convenient for both communities. But the vibe in Querencia reads as more of a place where people are actually living, not just visiting. That doesn't mean you won't find families in Palmilla or vacationers in Querencia — but it's the general lean.

The Golf Question (Since Everyone Asks)

About 15% of the people who buy in golf course communities actually play golf. That's worth remembering when you're evaluating a purchase here. Most buyers are buying the lifestyle, the security, the community infrastructure, and the land values that come with a world-class golf address — not because they're going to be on the course four times a week.

That said — Querencia's golf course is elite. It's one of the best in the country, not just in Cabo. The second course they're building will make it the only two-course private club in the region. Palmilla's course is genuinely great, but if competitive golf is your priority, Querencia wins that category.

So Which One?

I get asked this every time I show either community. My honest answer: it depends on you more than it depends on the community.

If you want the swimmable beach, the established feel, the lush landscape, and a more vacation-centric lifestyle — Palmilla makes a lot of sense. It's the pricier market and the one moving more total volume.

If you want world-class golf, newer amenities, a family-forward community, and a market where prices are actively appreciating — Querencia is a serious contender, and the gap between the two is narrowing.

Both communities have seen consistent demand. Both have strong pending pipelines right now. And if you're a homeowner in either community thinking about whether now is a good time to sell — 18 months of data at over $370 million combined in closed sales tells you there are buyers in this market with real capital.

I've closed deals on both sides of this equation. If you want a conversation about specific properties, current pricing, or what your home in either community is worth, reach out directly.

Fletcher Wheaton is a licensed real estate broker and co-owner of REmexico Real Estate. He has been based full-time in Los Cabos for 10 years. MLS data: MLC BCS (Multiple Listing Committee Baja California Sur), January 2025–June 2026.

Fletcher Wheaton - fletcher@remexico.com