Paradero Homes Todos Santos: What Ownership Actually Includes

Buyers looking at Paradero Homes ask the same questions before they commit, and most of them are not about the architecture. They are about what the HOA covers, what the fixed monthly costs look like, how the rental program works, and what happens during the eighteen months the home is being built.

We sat down with Monica Armos, Homes Manager at Paradero, to walk through all of it.

Paradero Homes at a glance

What happens during the 18-month build

Monica is the single point of contact from the moment a buyer purchases through delivery of the finished home.

"During the construction, we give updates through each milestone of the home, so they see the transparency of the project and they can see how it's evolving. Each time that you want to come and see the residence, we can guide you through that."

For a pre-construction purchase, having one named person accountable through the whole build is what turns an eighteen-month wait into a process you can actually follow.

What the HOA covers

"The HOA is done to preserve both sides: the community itself, the project, and everything that is for the homeowner. It includes the landscaping, security, and all the people working around the home and the common areas — as well as the activities and experiences you're going to have at Paradero."

That last part is worth noting. Access to the master plan's programming is built into the HOA, which is a different structure from many luxury communities in Los Cabos, where memberships are purchased separately from the property.

The fixed costs

• Landscaping
• Pool cleaning
• Housekeeping inspections

A four-bedroom home will "maintain more or less the same average of costs" as another four-bedroom, Monica says. What moves the number between homes is occupancy, utility usage, and any services the owner requests.

How the monthly dues are set

Paradero prepares the figure for each home individually rather than publishing a flat rate, because the number moves with occupancy and season.

"Each time we have a prospect, we really go detail by detail so they can have the exact numbers."

The same applies to nightly rental rates and the revenue split: buyers receive season-by-season scenarios built around the specific home they are considering. If you are evaluating Paradero, that scenario package is what to ask for first — and we are happy to request it on your behalf.

How the rental program works

Homes enrolled in the program are operated by the hotel itself, not handed to a third-party property manager.

Paradero handles the entire operational side: pre-arrival, reservations, the concierge team, maintenance and housekeeping. Guests staying in a home receive the same standards as hotel guests, with experiences staged in the house itself — including one of Paradero's chefs cooking in your kitchen.

"You're going to have all the standards as if you were in a hotel, but in the privacy of a home," Monica says.

On the economics, Paradero reports that its split is more favorable to owners than what is typically available in the Los Cabos market, and projects that roughly 30% annual occupancy covers the HOA and the home's maintenance.

Using your own home

This is where managed-rental programs often get restrictive, and Paradero's approach is unusually open:

"We are really open for the homeowner to decide the dates they want to come. They just let us know their availability and we make the reservation for them. We don't have a specific amount of days or months that they have to let us know beforehand, because the home has to be ready either for renting or for using it."

No blackout periods and no minimum advance notice. The home stays ready either way.

The 5% reserve fund

"The reserve fund is basically an account that the homeowners have. We take 5% of the income of the home, just in case — to prevent, if you have a maintenance failure or anything that needs to be done at the home, you have a safe for those works."

It is the owner's account, funded automatically from rental income, so that unexpected work does not become an unexpected bill.

The annual preventive maintenance program

"Each residence follows an annual preventive maintenance program to avoid major problems in the future. Our goal is to prevent or oversee before it can be a bigger thing."

In a coastal climate, salt air and humidity work steadily on anything mechanical. A scheduled preventive program is what keeps ownership costs predictable rather than lumpy.

Owners and guests receive the same service

Asked whether homeowners are treated differently from renters, Monica was direct:

"We want them to be equally important, either being a homeowner or a rental. Homeowners have access to the whole master plan, and to the same experiences a renter can have."

With only 26 homes, the team knows every owner and their family by name. "We read the homeowners. We know them. So we know what they're going to need during the stay. It's being part of your family, taking care of your home."

Why 26 homes matters

The master plan tops out at 26 homes. That ceiling is set by the plan itself, which makes it a structural feature of the project rather than a phase of sales.

It also shapes the ownership experience: a team of this size can operate at a level of familiarity that larger developments cannot, which is what Monica describes when she talks about knowing each family's preferences before they arrive.

The community it attracts

Asked for her favorite part of the job, Monica's answer was not about the homes.

"The homeowners I have right now are more into the Todos Santos community than I was before entering here. They are people who like to meet, who like to talk among themselves, and who want to go back to the roots, back to the basics — forget about technology, forget about everything that's going on, and be immersed in this project."

Coming from Mexico City, she describes arriving as "entering another dimension."

Watch the full conversation

The full interview runs eighteen minutes and covers more ground than we could fit here, including the concierge work that happens before an owner arrives, how costs vary between homes, and what the curated in-home experiences include.

Watch the complete episode on YouTube, and subscribe for the rest of the series.

Where to go from here

• Explore Todos Santos and nearby Pescadero / Cerritos
• See all homes for sale and condos for sale
• Foreign buyer basics: The Fideicomiso Explained and our buying and selling guides
• Want the full scenarios on a specific Paradero home? Get in touch and we will put them together for you.

Frequently asked questions

What does the HOA cover at Paradero Homes?

Landscaping, security, the staff working across the homes and common areas, and access to Paradero's activities and experiences. Fixed costs within it include landscaping, pool cleaning and housekeeping inspections. Paradero prepares the monthly figure per home, since it moves with occupancy and season.

How does the Paradero rental program work?

Homes enrolled in the program are operated by the hotel, which handles reservations, pre-arrival, concierge, maintenance and housekeeping. Guests receive the same service standards as hotel guests, plus experiences staged in the home. Paradero reports its owner split is more favorable than what is typically available in the Los Cabos market.

Can I use my own home if it's in the rental program?

Yes. There is no minimum advance notice and no set limit on owner days. Owners share their travel availability and Paradero books the home for them, keeping it ready either way.

What is the 5% reserve fund at Paradero?

Paradero allocates 5% of a home's rental income into an account belonging to the homeowner, used to cover maintenance work on the home.

How many homes are there at Paradero Todos Santos?

26 in the entire master plan, a ceiling set by the plan itself.

What occupancy is needed to cover costs at Paradero?

Paradero projects that approximately 30% annual occupancy covers the HOA fees and the maintenance of the home.