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
This guide covers the current housing prices in Cabo San Lucas, with data we regularly update to keep it accurate.
Whether you're looking at condos near the marina or villas in El Pedregal, you'll find the numbers you need here.
We break down prices by neighborhood, property type, and budget so you can quickly understand what to expect.
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.
Insights
- Condos in Cabo San Lucas cost more than houses on average because the condo market targets vacation buyers who pay a premium for amenities and ocean proximity.
- Properties in Cabo San Lucas typically sell for about 6% below the listing price, though luxury homes can see discounts of up to 10% when inventory is high.
- The price gap between El Pedregal and inland neighborhoods like Monte Real can reach 30 times, making Cabo San Lucas one of Mexico's most stratified markets.
- New construction in Cabo San Lucas commands roughly a 12% premium over existing homes, driven by modern water systems and amenities that older buildings lack.
- Foreign buyers should budget an extra 7% to 15% on top of the purchase price for taxes, fideicomiso setup, and closing costs in Cabo San Lucas.
- El Médano and marina-adjacent condos in Cabo San Lucas can fetch 60,000 to 110,000 MXN per square meter, nearly triple what inland areas command.
- Cabo San Lucas housing prices have risen about 9% nominally over the past year, but only about 5% when adjusted for Mexico's inflation rate.
- The entry-level market under $100,000 is thin in Cabo San Lucas, with most options being small inland condos in older buildings.
- About 55% of the Cabo San Lucas residential market consists of condos, reflecting the "lock-and-leave" lifestyle that vacation buyers prefer.
- Over the past decade, Cabo San Lucas property prices have jumped roughly 120% nominally and about 45% in real terms after inflation.
What is the average housing price in Cabo San Lucas in 2026?
The median housing price is more useful than the average in Cabo San Lucas because luxury oceanfront villas can push the average up dramatically, while the median shows you what a typical buyer actually pays.
We are writing this as of the first half of 2026, using the latest data from official sources like Mexico's federal mortgage bank (SHF) and major listing platforms, all manually verified for accuracy.
The median housing price in Cabo San Lucas in 2026 is approximately 3.9 million MXN, which equals about $212,000 or €180,000. The average housing price in Cabo San Lucas runs higher at around 4.3 million MXN (roughly $234,000 or €198,000) because luxury properties pull the number up.
About 80% of residential properties in Cabo San Lucas in 2026 fall within a price range of 2 million to 12 million MXN, or roughly $109,000 to $652,000.
A realistic entry range in Cabo San Lucas starts at 1 to 2 million MXN ($54,000 to $109,000 or €46,000 to €92,000), which typically gets you a small existing one-bedroom condo of 45 to 60 square meters in an inland area like Brisas del Pacífico with basic finishes.
Luxury properties in Cabo San Lucas in 2026 typically range from 25 million to 150 million MXN ($1.36 million to $8.14 million or €1.15 million to €6.91 million), and at this level you can find ocean-view villas of 300 to 500 square meters in El Pedregal or Palmilla with pools, gated security, and premium finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cabo San Lucas.
Are Cabo San Lucas property listing prices close to the actual sale price in 2026?
In Cabo San Lucas in 2026, properties typically sell for about 6% below the listing price, with the discount ranging from 3% to 10% depending on how aggressively the property was priced.
This gap exists because many sellers in Cabo San Lucas, especially in the USD-priced luxury segment, test the market with higher asking prices and expect negotiation. The discount tends to be larger for properties that have sat on the market for a long time or during periods when inventory is high and buyers have more leverage.
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What is the price per sq m or per sq ft for properties in Cabo San Lucas in 2026?
As of early 2026, the median price for houses in the Los Cabos area is about 20,000 MXN per square meter ($1,087/m² or $101/sqft), while condos run significantly higher at around 43,500 MXN per square meter ($2,362/m² or $219/sqft). However, Cabo San Lucas specifically tends to be pricier, with typical rates around 67,000 MXN per square meter ($3,639/m² or $338/sqft) because of its heavier concentration of tourism and resort properties.
Beachfront and oceanfront properties in Cabo San Lucas command the highest price per square meter (reaching up to 153,000 MXN/m²) because of ocean views and walkability to beaches, while inland and older properties have the lowest rates since they lack those premium features.
The highest price per square meter in Cabo San Lucas in 2026 is found in El Pedregal and Palmilla, ranging from 80,000 to 153,000 MXN per square meter. The lowest ranges appear in Monte Real Residencial and Arcos del Sol II, typically between 14,000 and 22,000 MXN per square meter.
How have property prices evolved in Cabo San Lucas?
Compared to one year ago, Cabo San Lucas housing prices in 2026 have risen about 9% in nominal terms, or roughly 5% after adjusting for inflation. This growth is driven by limited buildable coastal land and steady international demand from buyers who often price in US dollars.
Looking back ten years to 2016, Cabo San Lucas property prices have increased approximately 120% nominally, which works out to about 45% in real terms after accounting for inflation. The main reasons are the massive tourism and amenity development that transformed the area, combined with the structural scarcity of coastal and resort-zoned land.
By the way, we've written a blog article detailing the latest updates on property price variations in Cabo San Lucas.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Cabo San Lucas.
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How do prices break down by property type in Cabo San Lucas in 2026?
In Cabo San Lucas in 2026, condos and apartments make up roughly 55% of the market, followed by single-family houses at 35%, luxury villas at about 7%, and townhomes at around 3%, because the condo format suits the vacation and "lock-and-leave" lifestyle that most Cabo buyers want.
The average condo in Cabo San Lucas costs around 5.3 million MXN ($288,000 or €244,000), while houses average about 3.35 million MXN ($182,000 or €154,000) since many houses are in more local, inland areas. Townhomes average around 4.2 million MXN ($228,000 or €193,000), ocean-view villas typically run about 35 million MXN ($1.9 million or €1.61 million), and beachfront luxury properties average around 80 million MXN ($4.34 million or €3.69 million).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Cabo San Lucas?
- How much should you pay for an apartment in Cabo San Lucas?
- How much should you pay for a villa in Cabo San Lucas?
- How much should you pay for a condo in Cabo San Lucas?
How do property prices compare between existing and new homes in Cabo San Lucas in 2026?
New construction in Cabo San Lucas in 2026 typically costs about 12% more than comparable existing homes, with the premium ranging from 5% to 20% depending on the specific property.
This premium exists because new builds in Cabo San Lucas come with modern plumbing, electrical systems, better water infrastructure, and amenities like pools and gyms, and most new construction is concentrated in amenity-rich condo communities that command higher prices per square meter.
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How do property prices vary by neighborhood in Cabo San Lucas in 2026?
El Tezal is popular among expats looking for good value and newer construction, with typical two-bedroom condos priced between 5 and 7 million MXN ($271,000 to $380,000 or €230,000 to €322,000). The area offers many gated communities with pools and security, giving buyers modern amenities without the premium of beachfront locations.
El Médano and the marina-adjacent areas attract buyers who want walkability to the beach and restaurants, with two to three-bedroom condos ranging from 7 to 15 million MXN ($380,000 to $814,000 or €322,000 to €690,000). Prices run higher here because of the strong short-term rental demand and the convenience of being steps from Cabo San Lucas' main beach.
El Pedregal is Cabo San Lucas' iconic luxury hillside neighborhood, where villas typically range from 25 to 80 million MXN ($1.36 million to $4.34 million or €1.15 million to €3.68 million). The premium reflects gated security, dramatic ocean views, and larger lot sizes that are increasingly rare in the area.
You will find a much more detailed analysis by areas in our property pack about Cabo San Lucas. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Avg Price Range | Avg per m² | Avg per sqft |
|---|---|---|---|---|
| Monte Real Residencial | Entry / Local | 0.7-1.4M MXN ($38k-$76k) | 15k-22k MXN ($815-$1,194) | 1.4k-2k MXN ($76-$111) |
| Arcos del Sol II | Entry / Local | 0.7-1.5M MXN ($38k-$81k) | 14k-22k MXN ($760-$1,194) | 1.3k-2k MXN ($71-$111) |
| Cabo San Lucas Centro (inland) | Commute / Practical | 1.8-6.5M MXN ($98k-$353k) | 22k-45k MXN ($1,194-$2,443) | 2k-4.2k MXN ($111-$227) |
| Lienzo Charro Centro | Value / Central | 2-5M MXN ($109k-$271k) | 25k-45k MXN ($1,358-$2,443) | 2.3k-4.2k MXN ($126-$227) |
| Brisas del Pacífico | Entry / Inland | 1-2.5M MXN ($54k-$136k) | 18k-30k MXN ($977-$1,629) | 1.7k-2.8k MXN ($91-$151) |
| El Tezal | Expat / Value | 4.5-9M MXN ($244k-$489k) | 35k-60k MXN ($1,900-$3,258) | 3.3k-5.6k MXN ($177-$303) |
| Cumbres del Tezal | Family / Newer | 3.8-7.5M MXN ($206k-$407k) | 32k-55k MXN ($1,737-$2,986) | 3k-5.1k MXN ($161-$278) |
| Miramar | Very Low / Thin Market | 0.5-1.2M MXN ($27k-$65k) | 10k-18k MXN ($543-$977) | 0.9k-1.7k MXN ($50-$91) |
| El Médano | Walkable / Beach | 7-15M MXN ($380k-$814k) | 60k-110k MXN ($3,258-$5,970) | 5.6k-10.2k MXN ($303-$555) |
| Zona Hotelera (San José side) | Prime / Resort | 9-20M MXN ($489k-$1.09M) | 70k-130k MXN ($3,800-$7,060) | 6.5k-12.1k MXN ($353-$656) |
| El Pedregal | Luxury / Views | 20-80M MXN ($1.09M-$4.34M) | 80k-150k MXN ($4,344-$8,144) | 7.4k-13.9k MXN ($404-$758) |
| Palmilla | Ultra-Luxury | 40-150M MXN ($2.17M-$8.14M) | 100k-153k MXN ($5,430-$8,316) | 9.3k-14.2k MXN ($504-$773) |
How much more do you pay for properties in Cabo San Lucas when you include renovation work, taxes, and fees?
When buying property in Cabo San Lucas in 2026, you should plan for an additional 7% to 15% on top of the purchase price to cover taxes, fees, and potential renovation work, with foreign buyers typically at the higher end because of fideicomiso (bank trust) requirements.
For a property around $200,000 (approximately 3.68 million MXN) in Cabo San Lucas, expect to add roughly $18,000 to $30,000 (330,000 to 550,000 MXN) in extra costs. This covers the 3% acquisition tax (ISABI), notary and registration fees, and fideicomiso setup, bringing your total to around $218,000 to $230,000.
For a $500,000 property (about 9.2 million MXN) in Cabo San Lucas, additional costs typically run $40,000 to $65,000 (740,000 to 1.2 million MXN). Your all-in cost would be approximately $540,000 to $565,000, depending on whether you need renovations or extensive legal work.
For a $1,000,000 property (approximately 18.4 million MXN) in Cabo San Lucas, plan for $75,000 to $130,000 (1.4 to 2.4 million MXN) in additional expenses. This brings your total investment to roughly $1.075 million to $1.13 million, with luxury properties often needing less renovation but higher closing costs.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Cabo San Lucas.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cabo San Lucas
| Expense | Type | Estimated Cost Range and Details |
|---|---|---|
| ISABI (Property Acquisition Tax) | Tax | About 3% of the purchase price in Los Cabos. For example, on a 7 million MXN property, this would be 210,000 MXN (roughly $11,400). This rate was recently increased in the municipality. |
| Notary Fees | Fees | Typically 1% to 2% of the property value, ranging from 70,000 to 200,000 MXN ($3,800 to $10,900) for mid-range properties. The notary handles the legal transfer and ensures the transaction is properly recorded. |
| Public Registry Fees | Fees | Around 0.5% to 1% of the property value, usually 35,000 to 100,000 MXN ($1,900 to $5,400). This covers officially registering the property transfer with local authorities. |
| Certificates and Appraisals | Fees | Between 15,000 and 50,000 MXN ($815 to $2,700) total. These include non-lien certificates, property appraisals, and other documentation required for closing. |
| Fideicomiso Setup (Foreign Buyers) | Legal/Bank | Initial setup costs $2,000 to $3,000 (37,000 to 55,000 MXN), plus annual bank fees of $500 to $800 thereafter. This bank trust is required for foreigners buying in Mexico's restricted coastal zone. |
| Legal Fees | Fees | Typically $1,500 to $4,000 (28,000 to 74,000 MXN) for a real estate attorney. Highly recommended for foreign buyers to review contracts and ensure clean title. |
| Light Renovation | Renovation | About 3,000 to 8,000 MXN per square meter ($163 to $434/m²). For a 100 m² condo, this means 300,000 to 800,000 MXN ($16,300 to $43,400) for cosmetic updates like paint, fixtures, and minor repairs. |
| Heavy Renovation | Renovation | Between 8,000 and 18,000 MXN per square meter ($434 to $977/m²). For a 100 m² property, expect 800,000 to 1.8 million MXN ($43,400 to $97,700) for major work like kitchen remodels, bathroom overhauls, or structural updates. |
| Furnishing Package | Setup | Ranges from 150,000 to 600,000 MXN ($8,100 to $32,600) for a typical condo. Higher-end furnishing for vacation rentals or luxury properties can exceed this range significantly. |
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.
What properties can you buy in Cabo San Lucas in 2026 with different budgets?
With $100,000 in Cabo San Lucas in 2026, your options are limited since this is below the typical market entry point. You might find a small existing studio or one-bedroom condo of 35 to 50 square meters in inland Brisas del Pacífico, an older one-bedroom unit of 45 to 60 square meters in edge areas of Centro, or occasionally a small fixer-upper in a very local neighborhood.
With $200,000 in Cabo San Lucas, you can purchase an existing two-bedroom condo of 80 to 100 square meters in inland Cabo Centro, an existing small two-bedroom of 70 to 90 square meters in Lienzo Charro Centro, or an existing small house of 90 to 120 square meters in a local subdivision with some trade-offs on location.
With $300,000 in Cabo San Lucas, options expand to a newer two-bedroom condo of 100 to 120 square meters in El Tezal with pool and amenities, an existing three-bedroom house of 140 to 180 square meters in El Tezal with mid-level finishes, or an existing two-bedroom condo of 110 to 130 square meters near the marina without a prime view.
With $500,000 in Cabo San Lucas, you can afford a newer three-bedroom condo of 130 to 170 square meters in a premium El Tezal community, an existing three to four-bedroom house of 200 to 260 square meters in Cumbres del Tezal, or an existing two to three-bedroom condo of 120 to 160 square meters in El Médano away from the front line.
With $1,000,000 in Cabo San Lucas, your options include a newer three-bedroom condo of 170 to 220 square meters in El Médano or the marina area with prime positioning, an existing four-bedroom house of 280 to 380 square meters in entry-level Pedregal, or an ocean-view townhome or villa of 220 to 320 square meters in a gated hillside community.
With $2,000,000 in Cabo San Lucas, you enter true luxury territory with a villa of 350 to 500 square meters in El Pedregal with strong ocean views, a resort-style villa in corridor-adjacent communities with turnkey amenities and higher HOA, or a high-end oceanfront or near-oceanfront condo of 250 to 350 square meters which is rare but available at this price point.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cabo San Lucas.
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 |
|---|---|---|
| SHF House Price Index | Mexico's federal mortgage development bank publishes this widely cited official benchmark for home-price trends. | We used it to anchor our "one year ago" and "new versus existing" trend estimates. We also validated our appreciation rates against their national data. |
| SHF Open Data Portal | This is the official SHF transparency portal publishing the underlying datasets for their house price index. | We used it to verify that SHF provides geographic breakdowns and to ensure our methodology aligns with official approaches. |
| Propiedades.com (Houses) | One of Mexico's largest property platforms with extensive inventory and consistent statistical summaries. | We used it to estimate typical house prices in MXN and to identify realistic low, mid, and high neighborhoods from their average price data. |
| Propiedades.com (Condos) | The same major platform, with separate statistics for condos and apartments in Los Cabos. | We used it to estimate typical condo prices and price per square meter. We also used their neighborhood data to build our comparison tables. |
| Cabo Real Estate Services | Their reports are explicitly based on BCS MLS data, which is closer to actual transaction reality than classified listings. | We used it to estimate list-to-sale discounts and validate market direction. We treated it as our transaction-level reality check. |
| European Central Bank | The ECB reference rate is a standard, transparent benchmark published by a top-tier central bank. | We used their EUR/USD rate near end of December 2025 as our January 2026 conversion anchor for all euro figures in the article. |
| Banco de México | Mexico's central bank publishes the official FIX exchange rate that is the standard reference for MXN/USD. | We used the latest monthly FIX average as our MXN/USD conversion rate. We applied this same rate consistently throughout all price conversions. |
| INEGI CPI Data | INEGI is Mexico's national statistics institute and their CPI is the official inflation benchmark. | We used CPI to express inflation-corrected comparisons for our one-year and ten-year price change analyses. |
| Sheppard Mullin Law Note | A reputable law firm that published specific details about the Los Cabos ISABI tax increase. | We used it to ground our property acquisition tax assumptions at 3% for Los Cabos closing cost estimates. |
| CCN Law | A legal resource explaining fideicomiso requirements and costs for foreign buyers in Mexico's restricted zone. | We used their guidance to estimate fideicomiso setup costs and annual fees for our closing cost calculations. |
| Properstar | An international property platform with Cabo San Lucas-specific pricing data and trends. | We used it as a reality check for Cabo-specific price per square meter figures, since it isolates Cabo from the broader Los Cabos area. |
| El Economista | A major Mexican business newspaper that reports on real estate market trends with industry data. | We used their reporting on premium beach property pricing to establish the upper benchmark for price per square meter in prime areas. |
| Los Cabos MLS Data | The local Multiple Listing Service provides transaction-level data that reflects actual deals rather than asking prices. | We accessed this through Cabo Real Estate Services reports to understand how close listings are to final sale prices. |
| Local Real Estate Agents | Professionals working daily in the Cabo San Lucas market with firsthand knowledge of pricing and trends. | We used their insights to validate neighborhood classifications and to ensure our price ranges match current market reality. |
| Mexican Federal Government Portal | The official government website hosts regulatory and policy information affecting real estate. | We referenced it for official announcements and to verify tax and regulatory information affecting property purchases. |
| Baja California Sur State Records | State-level records provide context on regional development, permits, and property registration. | We used state data to understand the broader Los Cabos development context and infrastructure factors affecting prices. |
| Mexican Notary Fee Schedules | Official notary fee structures determine a significant portion of closing costs in Mexican property transactions. | We referenced standard notary fee ranges to estimate the 1% to 2% notary cost portion of our closing cost tables. |
| Public Property Registry Records | Official registry information confirms property ownership and provides fee structure data. | We used registry fee information to estimate the 0.5% to 1% registration cost in our additional expenses breakdown. |
| Mexican Real Estate Industry Reports | Industry associations publish market analyses that aggregate data from multiple professional sources. | We cross-referenced industry reports to validate our market share estimates for different property types. |
| Cabo Tourism Authority Data | Tourism statistics help explain demand patterns that drive the vacation property market. | We used tourism trends to contextualize why condos dominate the market and why certain areas command premium prices. |
| International Property Buyer Guides | Established guides for foreign buyers explain the fideicomiso process and associated costs. | We validated our foreign buyer cost estimates against multiple international buyer resources to ensure accuracy. |
| Mexican Construction Cost Indices | Official construction cost data helps estimate renovation expenses in the local market. | We used construction cost benchmarks to estimate light and heavy renovation costs per square meter. |
| Currency Exchange Historical Data | Historical exchange rate data allows us to track how currency movements affect USD-priced properties. | We analyzed exchange rate trends to understand how peso movements impact the effective cost for foreign buyers. |
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