Puerto Los Cabos Real Estate
Sixty-six properties have sold here in three years. Not one of them beat its asking price, and only seven matched it. $16,918,928 came off $180,270,898 of asking prices. Here is what all of it actually sells for.
Nothing here has ever sold above the asking price
Across 66 recorded Puerto Los Cabos sales in the three years to 26 August 2026, zero closed above the asking price. Seven closed at exactly the asking price — six homesites and one condominium. The other fifty-nine closed below it, at a median of 92.6% of list.
Houses are the clearest case of all. Thirty-one house sales, and not one reached its asking price. In Fundadores, where twenty-one of those thirty-one happened, the record is twenty-one sales and twenty-one discounts, with $8,759,830 coming off $105,301,000 of asking prices.
The second thing to know is where the inventory sits. The Ritz-Carlton enclaves hold $86,499,000 of listings — 42% of everything for sale in the community — against two recorded sales. The top listing there asks $29,950,000; the highest price any Puerto Los Cabos property has closed at is $8,675,000.
Homesites, Houses, Residences
Puerto Los Cabos is still a community being built out. Homesites are the largest market by transaction count, and they are also the softest to negotiate.
Homesites
32 sales, median $573,500, range $400,000 to $4,025,000. The biggest market by count and the softest at 90.2% of asking — six of the seven full-price sales in the whole community were lots. 19 listed now, $425,000 to $3,490,000.
Houses
31 sales, median $3,870,000, range $2,075,000 to $8,675,000. Median close 94.1% of asking, and not one of the thirty-one reached its asking price. 28 listed now, $1,689,000 to $29,950,000.
Residences
3 sales, at $3,800,000, $1,900,000 and $1,795,000. Too few to draw a trend from, and two of the three are in Fundadores rather than at the Ritz-Carlton. 3 listed now, $4,200,000 to $5,100,000.
The Five Neighborhoods That Trade
Every one of these has recorded MLS activity. Prices below are closed sales and current asking prices — nothing here is an estimate.
Fundadores Homes
Twenty-one house sales worth $96,541,170, and twenty-one discounts. The deepest house record in the community, with a clean bedroom ladder to six bedrooms.
Explore Fundadores Homes
Fundadores Homesites
Twenty lot sales at a median $862,150 — and the eleven parcels listed today ask a median $112,150 below it.
Explore Fundadores Homesites
El Altillo
The softest record in the community: houses at a median 83.1% of asking, lots at 88.2%. Three identically priced lots closed $15,000 apart.
Explore El Altillo
La Noria
The cheapest house sales here, at a median $2,287,500 — and the only house listed below $2 million anywhere in the community.
Explore La Noria
Ritz-Carlton Residences
$86,499,000 listed — 42% of the community’s inventory — against two recorded sales, both at a double-digit discount.
Explore the ResidencesWhat Puerto Los Cabos Actually Sells For
Closed sales from the Los Cabos MLS, trailing three years. Recorded transactions, not asking prices. Fundadores is shown split by product type because its houses and its homesites behave very differently.
| Neighborhood | Type | Sales | Median Close | Range | % of Ask |
|---|---|---|---|---|---|
| Fundadores Homes | Houses | 21 | $4,100,000 | $2.25M – $8.68M | 94.6% |
| Fundadores Homesites | Land | 20 | $862,150 | $400K – $4.03M | 92.6% |
| El Altillo | Houses & land | 13 | $526,000 | $405K – $4.70M | 88.2% |
| La Noria | Houses & land | 8 | $2,200,000 | $425K – $3.25M | 92.0% |
| Fundadores condominiums | Residences | 2 | $1,847,500 | $1.79M – $1.90M | 97.4% |
| Ritz-Carlton Residences | House & residence | 2 | $5,047,500 | $3.80M – $6.29M | 84.7% |
Source: Los Cabos MLS (FlexMLS), closed sales, three years to 26 August 2026. Community-wide: 66 sales, $163,351,970 volume, median close $2,037,500, median sale price 92.6% of asking. No sale closed above the asking price. Seven closed at exactly asking, leaving 59 below. The El Altillo median is low because ten of its thirteen sales were homesites. Data is deemed reliable but not guaranteed and is refreshed quarterly.
Where the inventory is, against where the sales are
| Neighborhood | Listed now | Total asking | Share of inventory | Sales, 3 yr |
|---|---|---|---|---|
| Ritz-Carlton Residences | 8 | $86,499,000 | 42% | 2 |
| Fundadores Homes | 11 | $54,243,000 | 27% | 21 |
| El Altillo | 13 | $27,637,061 | 14% | 13 |
| La Noria | 7 | $21,378,000 | 10% | 8 |
| Fundadores Homesites | 11 | $14,434,032 | 7% | 20 |
Active listings, Los Cabos MLS, as at 26 August 2026, totalling $204,191,093. Shares rounded to the nearest whole number. The Ritz-Carlton enclaves carry 42% of the money on the market and 3% of the transactions — the widest such mismatch on any of these community sites.
Sales by year
| Year | Sales | Volume | Average sale |
|---|---|---|---|
| 2023 (from 26 Aug) | 7 | $12,381,300 | $1,768,757 |
| 2024 | 26 | $74,896,170 | $2,880,622 |
| 2025 | 21 | $46,254,500 | $2,202,595 |
| 2026 (to 26 Aug) | 12 | $29,820,000 | $2,485,000 |
2023 and 2026 are partial years, so neither is an annual total. Between the two complete years, sales fell from 26 to 21 and the average sale fell with them. The 12 recorded in the first eight months of 2026 annualise to about 19. This is a thinning market, which is consistent with a record in which no seller has achieved their asking price.
The Puerto Los Cabos Buyer’s Guide
A PDF covering what the listing portals will not tell you — all five neighborhoods with every recorded sale, what a 92.6% median actually means when you write an offer, the fideicomiso process, honest closing costs, and the questions to ask before you commit.
- Five neighborhoods, with every recorded sale price
- Houses, homesites and residences analysed separately
- Why no seller here has achieved their asking price
- Fideicomiso bank trust explained step by step
- A realistic closing-cost worksheet at real Puerto Los Cabos prices
Send me the guide
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Yes, you can own here — and it is simpler than you think
Puerto Los Cabos falls inside Mexico’s restricted zone, the strip within 50 km of the coast where foreigners cannot hold direct title. That sounds alarming and is not. Foreign buyers take ownership through a fideicomiso — a renewable bank trust in which a Mexican bank holds title as trustee while you hold every right of ownership: to occupy, renovate, rent, sell, or leave it to your heirs.
The trust runs 50 years and is renewable indefinitely. Setup typically runs a few thousand dollars with an annual maintenance fee. Alternatively, buyers purchasing for rental income sometimes hold through a Mexican corporation instead — which one is right depends on how you intend to use the property, and it is worth deciding before you make an offer rather than after.
Budget roughly 5–8% of the purchase price in closing costs as a buyer: acquisition tax, notary fees, trust setup, and registry. On the community median sale of $2,037,500 that is roughly $101,875 to $163,000. On the median homesite sale of $573,500 it is $28,675 to $45,880. Sellers carry the brokerage commission.
James Laker
I live and work in Los Cabos and I track the Puerto Los Cabos market transaction by transaction. This is a community where every recorded seller has taken less than they asked, and where nearly half the money on the market sits at an address with two sales behind it. Knowing which asking prices are supported by evidence and which are not is most of the job here. Message me directly. No call centre, no lead routing — it comes to my phone.
Puerto Los Cabos, Answered
Can a foreigner buy real estate in Puerto Los Cabos?
How much do properties in Puerto Los Cabos cost?
Do properties in Puerto Los Cabos sell for the asking price?
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Where in Puerto Los Cabos do sellers discount the most?
Why is so much of the inventory at the Ritz-Carlton?
Why does this site not quote a price per square foot?
See What Is Available Right Now
Fifty properties are currently active inside Puerto Los Cabos — 28 houses, 19 homesites and 3 residences, from $425,000 to $29.95 million.