Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Cabo San Lucas' property market is included in our pack
Everything you need to know about living in Cabo San Lucas as an expat in 2026 is covered in this guide, from monthly budgets to visa options to neighborhood picks.
We constantly update this blog post with fresh data and local insights so you always have the most current information available.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cabo San Lucas.
Is Cabo San Lucas a good place to live in 2026?
Is quality of life getting better or worse in Cabo San Lucas in 2026?
As of early 2026, quality of life in Cabo San Lucas is improving overall, though affordability remains a growing concern for many residents.
The most noticeable improvement over the past two to three years has been infrastructure development, with the expanded Los Cabos International Airport, better highway connections, and new private hospitals making the area feel more like a fully serviced city than just a tourist destination.
On the flip side, housing affordability in Cabo San Lucas has become the persistent challenge, because the real estate market is increasingly driven by second-home buyers and luxury demand, which pushes rental and purchase prices well above what typical Mexican wages can support.
Are hospitals good in Cabo San Lucas in 2026?
As of early 2026, private hospitals in Cabo San Lucas generally offer good quality care that many expats find comparable to what they experienced back home, though Mexico's overall health system capacity tends to lag behind richer OECD countries.
The hospitals expats most commonly recommend include Hospiten Cabo San Lucas in El Tezal, H+ Hospital Los Cabos along the corridor between the two towns, and BlueNetHospitals on the Cabo San Lucas side near Cabo Bello.
A standard doctor consultation at a private clinic in Cabo San Lucas typically costs between 800 and 1,800 MXN (roughly 40 to 90 USD or 35 to 80 EUR), while specialist visits can run 1,500 to 3,500 MXN (75 to 175 USD or 70 to 160 EUR).
Private health insurance is strongly recommended for expats living in Cabo San Lucas, because the best care experience usually comes through private facilities, and the U.S. Embassy has issued alerts about billing issues at certain hospitals, making insurance pre-approval especially valuable.
Are there any good international schools in Cabo San Lucas in 2026?
As of early 2026, Cabo San Lucas has a small but real selection of international schools, with roughly a handful of options that cater specifically to expat families seeking English-language or internationally recognized curricula.
The two international schools most popular among expat families are Colegio El Camino, which is an officially authorized IB World School located in the Pedregal area, and Delmar International School, which positions itself around international standards and bilingual education.
Annual tuition fees at international schools in Cabo San Lucas typically range from 180,000 to 450,000 MXN per child (roughly 9,000 to 22,500 USD or 8,200 to 20,500 EUR), not including transport, uniforms, or extracurricular activities.
Waitlists at the most in-demand schools in Cabo San Lucas can be long, especially for certain grades during high season when expat families flood in, and while public schools are available, most expat families choose private options due to language continuity and curriculum transfer concerns.
Is Cabo San Lucas a dangerous place in 2026?
As of early 2026, Cabo San Lucas is generally considered safe on a day-to-day basis in tourist and expat zones, though it can experience sudden localized security spikes that catch residents off guard.
The most common safety concerns expats should be aware of in Cabo San Lucas are opportunistic theft in busy areas, occasional vehicle break-ins, and the rare but real possibility of cartel-related incidents that can temporarily affect transport or neighborhood access, as seen in past U.S. Embassy security alerts for the Los Cabos and La Paz region.
The neighborhoods generally considered safest for expats in Cabo San Lucas include El Tezal, Cabo Bello, Pedregal, and the gated communities along the corridor toward San Jose del Cabo, where controlled access and security patrols are standard.
Many women do live alone safely in Cabo San Lucas, particularly in these secure neighborhoods, though common precautions like choosing buildings with controlled access, staying aware in busy tourist zones, and avoiding isolated areas late at night remain good practice.
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How much does everyday life cost in Cabo San Lucas in 2026?
What monthly budget do I need to live well in Cabo San Lucas in 2026?
As of early 2026, a single person needs roughly 65,000 to 110,000 MXN per month (about 3,250 to 5,500 USD or 3,000 to 5,000 EUR) to live comfortably in Cabo San Lucas, depending on housing choices and lifestyle preferences.
For a more modest but still decent lifestyle in Cabo San Lucas, you could manage on around 40,000 to 60,000 MXN per month (2,000 to 3,000 USD or 1,800 to 2,700 EUR), though this would mean living further from the beach, eating mostly at home, and limiting entertainment expenses.
If you prefer a more comfortable or upscale lifestyle in Cabo San Lucas with beachfront access, dining out regularly, and a car, expect to spend 110,000 to 160,000 MXN per month for a couple (5,500 to 8,000 USD or 5,000 to 7,300 EUR), or significantly more if you have children in international school.
Housing is by far the expense category that dominates monthly budgets in Cabo San Lucas, often taking up 35 to 50 percent of total spending, because the rental market is pulled upward by vacation rentals and second-home demand rather than local wages.
What is the average income tax rate in Cabo San Lucas in 2026?
As of early 2026, the effective income tax rate for a typical middle-income earner in Cabo San Lucas (someone making around 60,000 to 100,000 MXN monthly) falls roughly between 12 and 25 percent, depending on exact salary and deductions.
Mexico's income tax brackets for 2026 range from about 1.92 percent at the lowest income levels all the way up to 35 percent for the highest earners, but what most people actually pay as an effective rate is considerably lower than the top marginal bracket would suggest.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What kind of foreigners actually live in Cabo San Lucas in 2026?
Where do most expats come from in Cabo San Lucas in 2026?
As of early 2026, the largest groups of expats living in Cabo San Lucas come from the United States and Canada, with smaller but visible communities from parts of Europe and Latin America.
The official "born abroad" share of Baja California Sur's population is relatively small in percentage terms, but in absolute numbers the Los Cabos municipality has one of the highest concentrations of foreign residents in Mexico outside of major cities.
The main reason expats from the U.S. and Canada are drawn to Cabo San Lucas is the combination of proximity (just a two to three hour flight from most West Coast cities), year-round sunshine, and an established English-friendly infrastructure that makes the transition feel manageable.
The expat population in Cabo San Lucas is a mix of retirees seeking warm weather and lower costs, remote workers taking advantage of the time zone alignment with North America, and hospitality or real estate professionals who moved for work and stayed for the lifestyle.
Where do most expats live in Cabo San Lucas in 2026?
As of early 2026, the neighborhoods where expats concentrate most heavily in Cabo San Lucas include El Tezal, Cabo Bello, Pedregal, the Marina and Medano area, and along the corridor toward San Jose del Cabo in communities like Palmilla and Club Campestre.
What makes these neighborhoods attractive to expats is the combination of security (most are gated or have controlled access), proximity to services like private hospitals and international schools, and relatively easy access to beaches and restaurants without being in the noisiest tourist zones.
El Tezal in particular is emerging as a popular choice for expats who want value without sacrificing convenience, since it offers newer developments, proximity to Hospiten hospital, and lower prices than beachfront areas while still being just minutes from downtown Cabo San Lucas.
Are expats moving in or leaving Cabo San Lucas in 2026?
As of early 2026, the trend for expat migration in Cabo San Lucas is clearly net inflow, with more foreigners arriving than leaving, driven by strong real estate demand and continued population growth in the Los Cabos municipality.
The main factor driving expats to move to Cabo San Lucas right now is the combination of remote work flexibility (which lets people live wherever they want) and the area's established infrastructure, direct flights, and bilingual service environment that make it one of the easiest places in Mexico for North Americans to settle.
The main factor causing some expats to leave Cabo San Lucas is affordability pressure, particularly for those on fixed incomes or modest remote salaries who find that housing costs have risen faster than their budgets can handle.
Compared to similar destinations in Mexico like Puerto Vallarta or the Riviera Maya, Cabo San Lucas continues to attract a wealthier demographic on average, which keeps demand strong but also means it feels less accessible to budget-conscious expats who might find better value elsewhere.
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What paperwork do I need to move to Cabo San Lucas in 2026?
What visa options are popular in Cabo San Lucas in 2026?
As of early 2026, the three most popular visa types for expats moving to Cabo San Lucas are the Temporary Resident Visa (Residente Temporal), the Permanent Resident Visa (Residente Permanente), and the simple tourist entry (FMM) that allows stays up to 180 days without a formal visa.
The most commonly used expat visa, the Temporary Resident Visa, requires proof of economic solvency, which typically means showing either a monthly income of around 3,300 to 3,700 USD over the past six months or savings of roughly 55,000 to 75,000 USD over the past twelve months, though exact thresholds vary slightly by consulate.
Mexico does not have an official "digital nomad visa," but the Temporary Resident Visa effectively serves this purpose, allowing remote workers to live in the country for up to four years as long as they earn their income from outside Mexico and meet the financial requirements.
The Temporary Resident Visa is initially valid for one year and can be renewed annually for up to four years total, after which holders can apply for permanent residency if they want to stay longer without renewal hassles.
How long does it take to get residency in Cabo San Lucas in 2026?
As of early 2026, the typical processing time to obtain temporary residency in Mexico (including Cabo San Lucas) is roughly one to three months from start to finish, though this varies based on consulate appointment availability and INM processing times.
The main factors that can delay the residency process include difficulty getting a consulate appointment in busy locations, incomplete documentation that requires follow-up, or slower processing at the INM office after you arrive in Mexico, while having everything organized and applying during less busy periods can speed things up.
To become eligible for permanent residency in Mexico, an expat must typically live in the country for four consecutive years as a temporary resident, or they can qualify directly through other paths like retirement income thresholds, family ties to Mexican citizens, or property ownership above a certain value.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
How hard is it to find a job in Cabo San Lucas in 2026?
Which industries are hiring the most in Cabo San Lucas in 2026?
As of early 2026, the industries hiring the most in Cabo San Lucas are hospitality and tourism (hotels, restaurants, tour operators), real estate and property management, and construction or trades work tied to the ongoing development boom in the area.
Getting hired in Cabo San Lucas without speaking Spanish is realistic in some sectors, particularly real estate sales targeting foreign buyers, hospitality roles at international resorts, and remote positions, but for most local jobs and daily life, functional Spanish will make things significantly easier.
The types of roles most accessible to foreign job seekers in Cabo San Lucas include real estate agent positions with firms that cater to North American buyers, hospitality management or specialized roles at luxury resorts, and freelance or remote work that doesn't require a local employer at all.
What salary ranges are common for expats in Cabo San Lucas in 2026?
As of early 2026, the typical salary range for expats working in Cabo San Lucas varies enormously depending on whether they're locally employed or earning remote income, with local roles often paying 25,000 to 60,000 MXN monthly (1,250 to 3,000 USD or 1,150 to 2,750 EUR) while remote workers commonly earn 80,000 to 200,000 MXN equivalent (4,000 to 10,000 USD or 3,650 to 9,100 EUR).
Entry-level or mid-level expat positions in local businesses in Cabo San Lucas typically pay in the range of 20,000 to 45,000 MXN monthly (1,000 to 2,250 USD or 900 to 2,050 EUR), which can feel tight given Cabo's housing costs unless accommodations are subsidized or shared.
Senior or specialized expat roles, such as hotel general managers, real estate directors, or high-end service professionals, can command 80,000 to 150,000 MXN monthly (4,000 to 7,500 USD or 3,650 to 6,850 EUR) or more, though such positions are relatively rare and competitive.
Employers in Cabo San Lucas do not commonly sponsor work visas compared to major industrial cities, because much of the hiring is seasonal or service-based, and many expats either work remotely on temporary resident visas or arrive with their own business or retirement income.
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What's daily life really like for expats in Cabo San Lucas right now?
What do expats love most about living in Cabo San Lucas right now?
The things expats love most about living in Cabo San Lucas are the reliably sunny weather, the immediate access to ocean activities, and the surprisingly easy social scene where meeting other foreigners happens almost effortlessly.
The lifestyle benefit most frequently praised by expats in Cabo San Lucas is the ability to incorporate outdoor activities into daily routines, whether that's morning beach walks, weekend fishing trips, or simply having coffee with an ocean view without it feeling like a special occasion.
The practical advantage expats appreciate most is the convenience of a compact, well-serviced area with direct flights to dozens of North American cities, modern hospitals, and familiar retail options, all without the sprawl and traffic of larger Mexican cities.
Socially, Cabo San Lucas stands out because the constant flow of newcomers creates a welcoming, open community where expats can quickly build a network, and the bilingual environment means you're never far from someone who speaks English.
What do expats dislike most about life in Cabo San Lucas right now?
The top complaints expats have about living in Cabo San Lucas are the high cost of housing compared to other Mexican destinations, the car dependence once you're outside the Marina or downtown area, and the occasional jarring contrast between the "vacation paradise" image and real-life security incidents.
The daily inconvenience that frustrates expats most is the lack of walkability in most residential neighborhoods, which means even simple errands like grocery shopping usually require a car, and traffic along the main corridor can be surprisingly congested during peak tourist season.
The bureaucratic issue that causes the most headaches for expats in Cabo San Lucas is the INM (immigration) process for obtaining and renewing resident cards, which often involves long waits, inconsistent document requirements between offices, and the stress of planning around appointment availability.
Most expats find these frustrations manageable rather than deal-breakers, treating them as the tradeoff for living in a beautiful, convenient, and socially active place, but those with tight budgets or low patience for paperwork may find the friction harder to accept.
What are the biggest culture shocks in Cabo San Lucas right now?
The biggest culture shocks expats experience when moving to Cabo San Lucas are realizing how much the town functions as a bilingual tourism economy rather than "typical Mexico," discovering that local wages and resort prices exist in completely different universes, and adjusting to the fact that bureaucracy (visas, vehicle registration, utilities) moves on Mexican time regardless of how Americanized everything else feels.
The social norm that surprises newcomers most is how quickly service expectations can swing between "resort fast" when you're spending money and "mañana" when you're dealing with government offices, banks, or repairs, a contrast that takes some getting used to.
The aspect of daily routines that takes expats the longest to adjust to is the midday heat and the way it shapes schedules, with many locals taking extended lunch breaks and businesses sometimes closing in the early afternoon, which can feel inefficient to newcomers until they embrace the rhythm.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Can I buy a home as a foreigner in Cabo San Lucas in 2026?
Can foreigners legally own property in Cabo San Lucas in 2026?
As of early 2026, foreigners can legally own property in Cabo San Lucas, but because the area falls within Mexico's constitutionally defined "restricted zone" (within 50 kilometers of the coast), purchases must be structured through a bank trust called a fideicomiso.
The main restriction is that foreigners cannot hold direct title to coastal property in their own name, so instead a Mexican bank holds the title in trust on your behalf, giving you full ownership rights including the ability to sell, rent, renovate, or pass the property to heirs.
Foreigners can own virtually any property type in Cabo San Lucas through the fideicomiso structure, including apartments, houses, vacant land, and commercial properties, with the trust typically set up for a 50-year term that can be renewed.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Cabo San Lucas.
What is the average price per m² in Cabo San Lucas in 2026?
As of early 2026, the average price per square meter for residential property in Los Cabos municipality (where Cabo San Lucas sits) is approximately 20,000 MXN (roughly 1,000 USD or 900 EUR) for typical homes in mainstream areas, though beachfront, gated, or luxury properties can command prices several times higher.
Property prices in Cabo San Lucas have trended upward over the past two to three years, with annual appreciation typically running between 3 and 8 percent depending on the segment, driven by continued foreign demand, infrastructure improvements, and limited new supply in prime locations.
Also, you'll find our latest property market analysis about Cabo San Lucas here.
Do banks give mortgages to foreigners in Cabo San Lucas in 2026?
As of early 2026, mortgages for foreigners in Cabo San Lucas are available but limited compared to what buyers might expect from their home countries, with many foreign purchasers opting to buy cash, use financing from abroad, or work with specialized cross-border lenders.
The banks and lenders known to offer mortgages to foreigners in Mexico include BBVA Mexico, Scotiabank Mexico, and specialized cross-border firms like MexLend that focus specifically on foreign buyers in resort areas.
Typical mortgage conditions for foreigners in Cabo San Lucas include a down payment of 30 to 50 percent, interest rates ranging from 8 to 12 percent annually (higher than U.S. rates), and maximum loan terms of 15 to 20 years, though exact terms vary by lender and borrower profile.
To qualify for a mortgage as a foreigner in Cabo San Lucas, you typically need to show proof of income (often two years of tax returns or bank statements), a valid passport, proof of address, and sometimes documentation of your existing assets or employment stability.
You can also read our latest update about mortgage and interest rates in Mexico.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cabo San Lucas, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| INEGI Census 2020 | Mexico's official statistics agency and the baseline for population data. | We used it to anchor who lives in Baja California Sur. We then localized the story to Los Cabos using Data México. |
| Data México (Los Cabos) | Official government platform compiling INEGI and administrative datasets. | We used it to ground the local economic structure for Los Cabos. We then cross-checked with INEGI for plausibility. |
| Banco de México (Banxico) | Mexico's central bank and the canonical source for inflation data. | We used it to frame early-2026 inflation conditions. We then used that to sanity-check cost-of-living ranges. |
| SAT ISR Tariffs 2026 | Mexico's tax authority with official income tax bracket tables. | We used it to describe how income tax is structured. We then estimated typical effective tax rates at common expat salaries. |
| Propiedades.com | Major Mexican real estate portal with transparent median price metrics. | We used it to estimate Los Cabos-specific price per m². We then triangulated against SHF trends and JLL reports. |
| JLL Los Cabos Report | Top-tier global real estate consultancy with established methodology. | We used it to understand Cabo's structurally different market drivers. We then used portals for concrete price bands. |
| SHF Housing Price Index | Federal housing finance institution with the standard national price reference. | We used it to anchor Mexico-wide price trends. We then localized to Los Cabos using private-sector reports. |
| SRE Visa Information | Mexican foreign ministry's official explanation of visa eligibility. | We used it to describe the popular temporary residence path. We then paired it with consulate checklists for practical details. |
| INEGI ENVIPE 2025 | Gold-standard victimization and perception survey for safety data. | We used it to capture how safe people feel in Baja California Sur. We then mapped implications to Cabo neighborhoods. |
| U.S. Embassy Security Alerts | Official consular communications reflecting real incident patterns. | We used it to explain why Cabo can experience security spikes. We then translated that into practical precautions. |
| OECD Health at a Glance 2025 | Standardized cross-country health system indicators from a trusted body. | We used it to frame Mexico's health system capacity. We then translated that into what expats in Cabo usually do. |
| International Baccalaureate Directory | Authoritative proof of official IB World School authorization. | We used it to verify Colegio El Camino's IB status. We then listed other international-style options for comparison. |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.