Fundadores Homes Real Estate
Twenty-one house sales in three years, and not one of them reached the asking price. Not one matched it either. The median closed at 94.6% of list, and $8,759,830 came off $105,301,000 of asking prices.
Twenty-one sales, twenty-one discounts
Fundadores is the core of Puerto Los Cabos, and it has the deepest house record in the community: 21 sales in the three years to 26 August 2026, worth $96,541,170. Every single one closed below its asking price. None matched it, and none beat it.
Across the twenty-one, $8,759,830 came off $105,301,000 of asking prices — an average concession of $417,135. The median sale closed at 94.6% of list, and the deepest cut was 16.6%: $1,490,000 off an $8,990,000 asking price in May 2025.
Bedroom count sets the price up to six bedrooms and then stops: three-bedroom houses have a median close of $2,450,000, four-bedroom $2,820,000, five-bedroom $4,650,000 and six-bedroom $6,525,000. Above that the ladder breaks — the one seven-bedroom sale closed at $4,756,170 and the one eight-bedroom at $3,870,000, both below the six-bedroom median.
- 21 house sales, $96,541,170, from $2,250,000 to $8,675,000
- Median close $4,100,000, at a median 94.6% of asking
- Zero sales at or above the asking price
- 11 houses listed now, $3,950,000 to $5,900,000
What bedroom count is worth — up to a point
| Bedrooms | Sales | Median Close | Step Up |
|---|---|---|---|
| 3 bedrooms | 2 | $2,450,000 | — |
| 4 bedrooms | 4 | $2,820,000 | +$370,000 |
| 5 bedrooms | 9 | $4,650,000 | +$1,830,000 |
| 6 bedrooms | 4 | $6,525,000 | +$1,875,000 |
| 7 bedrooms | 1 | $4,756,170 | −$1,768,830 |
| 8 bedrooms | 1 | $3,870,000 | −$886,170 |
Closed sales, Los Cabos MLS, three years to 26 August 2026. The seven- and eight-bedroom rows are single sales and both closed below the six-bedroom median. Above six bedrooms, bedroom count stops being a useful guide to price here — look at the property, not the count.
All twenty-one Fundadores house sales
| MLS | Beds | Asked | Closed | Discount | % of Ask | Date |
|---|---|---|---|---|---|---|
| 23-480 | 6 | $8,975,000 | $8,675,000 | −$300,000 | 96.7% | Jun 2024 |
| 23-3950 | 6 | $9,850,000 | $8,250,000 | −$1,600,000 | 83.8% | Aug 2024 |
| 24-5647 | 5 | $8,990,000 | $7,500,000 | −$1,490,000 | 83.4% | May 2025 |
| 25-5786 | 5 | $7,750,000 | $6,950,000 | −$800,000 | 89.7% | May 2026 |
| 25-1358 | 5 | $6,200,000 | $5,700,000 | −$500,000 | 91.9% | Jul 2025 |
| 24-2777 | 6 | $5,250,000 | $4,800,000 | −$450,000 | 91.4% | May 2025 |
| 23-2205 | 7 | $5,299,000 | $4,756,170 | −$542,830 | 89.8% | May 2024 |
| 23-4342 | 5 | $4,950,000 | $4,750,000 | −$200,000 | 96.0% | Apr 2024 |
| 24-5156 | 5 | $4,795,000 | $4,650,000 | −$145,000 | 97.0% | Mar 2025 |
| 26-656 | 5 | $4,875,000 | $4,600,000 | −$275,000 | 94.4% | Aug 2026 |
| 24-2927 | 5 | $4,290,000 | $4,100,000 | −$190,000 | 95.6% | Jan 2025 |
| 24-1225 | 5 | $4,099,000 | $3,950,000 | −$149,000 | 96.4% | Nov 2024 |
| 24-1951 | 4 | $3,995,000 | $3,900,000 | −$95,000 | 97.6% | Jul 2024 |
| 23-3121 | 8 | $4,600,000 | $3,870,000 | −$730,000 | 84.1% | Sep 2024 |
| 24-2324 | 5 | $3,595,000 | $3,550,000 | −$45,000 | 98.7% | Sep 2024 |
| 23-727 | 6 | $3,700,000 | $3,500,000 | −$200,000 | 94.6% | Oct 2023 |
| 23-4237 | 4 | $2,998,000 | $2,850,000 | −$148,000 | 95.1% | Apr 2024 |
| 24-2942 | 4 | $2,950,000 | $2,790,000 | −$160,000 | 94.6% | Jan 2025 |
| 24-2776 | 3 | $2,800,000 | $2,650,000 | −$150,000 | 94.6% | Mar 2025 |
| 23-3865 | 4 | $2,950,000 | $2,500,000 | −$450,000 | 84.7% | Jun 2024 |
| 25-4704 | 3 | $2,390,000 | $2,250,000 | −$140,000 | 94.1% | Apr 2026 |
Every recorded house sale, Los Cabos MLS, three years to 26 August 2026. Total taken off asking prices: $8,759,830 off $105,301,000. Two condominiums also sold in Fundadores, at $1,900,000 and $1,795,000 — the second of those is the only built property in the whole community to close at exactly its asking price.
Eleven listings, against a $4,100,000 median
| MLS | Beds | Built | Asking | vs Median Close |
|---|---|---|---|---|
| 26-575 | 6 | 2026 | $5,900,000 | +$1,800,000 |
| 26-3059 | 5 | 2016 | $5,700,000 | +$1,600,000 |
| 25-5531 | 8 | 2021 | $5,260,000 | +$1,160,000 |
| 25-5864 | 5 | 2026 | $5,250,000 | +$1,150,000 |
| 26-1305 | 7 | 2015 | $4,995,000 | +$895,000 |
| 25-4333 | 5 | 2025 | $4,950,000 | +$850,000 |
| 26-927 | 6 | 2017 | $4,900,000 | +$800,000 |
| 26-944 | 5 | 2017 | $4,890,000 | +$790,000 |
| 25-5818 | 5 | 2009 | $4,498,000 | +$398,000 |
| 26-1171 | 5 | 2010 | $3,950,000 | −$150,000 |
| 26-865 | 7 | Not stated | $3,950,000 | −$150,000 |
Active listings, Los Cabos MLS, as at 26 August 2026, totalling $54,243,000 at a median of $4,950,000 — $850,000 above the median close.
Two of the eleven ask below the $4,100,000 median. The other nine ask above it, and the record says every one of them will need to come down to trade.
Three things worth knowing about Fundadores Homes
Twenty-one for twenty-one is not a coincidence. Every recorded Fundadores house sale closed below its asking price, and the median concession was 5.4% of list. That is the clearest negotiating signal on this site: not a suggestion that you might get a discount, but a record with no exceptions in it at all.
The size of the discount tracks the asking price. The four largest concessions — $1,600,000, $1,490,000, $800,000 and $730,000 — all came off asking prices above $4,500,000. Below $3,000,000 the concessions are mostly $140,000 to $160,000, with one exception at $450,000. Broadly, the higher the ask, the further it has fallen.
Do not price a seven- or eight-bedroom house off the bedroom ladder. The ladder rises cleanly to $6,525,000 at six bedrooms and then reverses: the one seven-bedroom sale closed at $4,756,170 and the one eight-bedroom at $3,870,000. Two of the eleven current listings are seven- or eight-bedroom. At that size the count says almost nothing and the property says everything.
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Fundadores Homes, Answered
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Compare Fundadores Homes to the rest of Puerto Los Cabos
Five neighborhoods, from $425,000 homesites to $29.95 million estates.