As of June 2026, houses in Cabo San Lucas are expensive by Mexican standards, with a realistic median house price around MXN 13.5 million, or about USD 785,000 and EUR 675,000, because the market is shaped by foreign buyers, gated communities, ocean views, tourism demand and limited well-located house inventory.
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Cabo San Lucas is not one simple housing market, because a modest inland house and a Pedregal ocean-view villa can sit in completely different price worlds.
This guide focuses only on houses in Cabo San Lucas, not condos, land, hotels or commercial property.
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.
How much do houses cost in Cabo San Lucas as of 2026?
What's the median and average house price in Cabo San Lucas as of 2026?
As of 2026, the estimated median house price in Cabo San Lucas is about MXN 13.5 million, or about USD 785,000 and EUR 675,000, while the average house price is closer to MXN 21.5 million, or about USD 1.25 million and EUR 1.08 million.
A realistic price range that covers much of the normal house market in Cabo San Lucas in 2026 is roughly MXN 4 million to MXN 40 million, or about USD 230,000 to USD 2.3 million and EUR 200,000 to EUR 2 million.
The median and average prices are far apart because Cabo San Lucas has many normal family houses, but also a large number of luxury villas in Pedregal, Cabo del Sol, Quivira, Diamante, Cabo Bello and upper El Tezal.
At the median price in Cabo San Lucas in 2026, a buyer can usually expect a good 3-bedroom or 4-bedroom house in an expat-friendly area such as El Tezal, Cabo Bello, Brisas del Pacífico or Rancho Paraíso, but not a top ocean-view villa in Pedregal.
What's the cheapest livable house budget in Cabo San Lucas as of 2026?
As of 2026, the cheapest realistic livable house budget in Cabo San Lucas is about MXN 3 million to MXN 3.8 million, or about USD 175,000 to USD 220,000 and EUR 150,000 to EUR 190,000.
At this price in Cabo San Lucas, “livable” usually means a small inland house with basic finishes, road access, working utilities and a usable kitchen and bathroom, but not a resort-style home with sea views, pool, modern design and strong short-term rental appeal.
The cheapest livable houses in Cabo San Lucas are usually found in Caribe Bajo, Chula Vista, Mesa Colorada, Cangrejos, Brisas del Pacífico, Lagunitas, Portales and parts of Cerro de los Venados.
This entry-level budget can work for a practical buyer, but a foreign buyer should usually add extra money for legal checks, repairs, furniture, water storage, air conditioning and basic security upgrades.
How much do 2 and 3-bedroom houses cost in Cabo San Lucas as of 2026?
As of 2026, a 2-bedroom house in Cabo San Lucas usually costs about MXN 4 million to MXN 8 million, or about USD 230,000 to USD 465,000 and EUR 200,000 to EUR 400,000, while a 3-bedroom house usually costs about MXN 6 million to MXN 14 million, or about USD 350,000 to USD 815,000 and EUR 300,000 to EUR 700,000.
For a 2-bedroom house in Cabo San Lucas in 2026, the lower end is usually inland in Chula Vista, Mesa Colorada, Caribe Bajo or Cangrejos, while the higher end is more likely in El Tezal, Cabo Bello or a small gated community.
For a 3-bedroom house in Cabo San Lucas in 2026, a serious foreign buyer should usually budget MXN 8 million to MXN 13 million, or about USD 465,000 to USD 755,000 and EUR 400,000 to EUR 650,000, if the goal is a comfortable home in El Tezal, Brisas del Pacífico, Lomas del Faro, Cabo Bello or Vista Vela-type stock.
The usual jump from a 2-bedroom to a 3-bedroom house in Cabo San Lucas is about 35% to 60%, because the third bedroom often moves the property from a local starter home into a family or rental-friendly product.
How much do 4-bedroom houses cost in Cabo San Lucas as of 2026?
As of 2026, a 4-bedroom house in Cabo San Lucas usually costs about MXN 10 million to MXN 25 million, or about USD 580,000 to USD 1.45 million and EUR 500,000 to EUR 1.25 million.
A 5-bedroom house in Cabo San Lucas in 2026 usually costs about MXN 18 million to MXN 55 million, or about USD 1.05 million to USD 3.2 million and EUR 900,000 to EUR 2.75 million.
A 6-bedroom house in Cabo San Lucas in 2026 usually costs about MXN 35 million to MXN 120 million or more, or about USD 2 million to USD 7 million and EUR 1.75 million to EUR 6 million or more, because many 6-bedroom homes are luxury villas made for views, staff, guests and vacation rental use.
Please note that we give much more detailed data in our pack about the property market in Cabo San Lucas.
How much do new-build houses cost in Cabo San Lucas as of 2026?
As of 2026, a new-build house in Cabo San Lucas usually costs about MXN 7 million to MXN 18 million, or about USD 405,000 to USD 1.05 million and EUR 350,000 to EUR 900,000, in normal residential projects, while higher-end gated new homes can cost MXN 18 million to MXN 45 million or more.
New-build houses in Cabo San Lucas usually carry a premium of about 15% to 30% over older resale houses, because buyers pay extra for modern layouts, stronger windows, new air conditioning, better hurricane preparation, rental-friendly design and lower immediate repair risk.
How much do houses with land cost in Cabo San Lucas as of 2026?
As of 2026, a house with a normal private lot in Cabo San Lucas usually costs about MXN 7 million to MXN 18 million, or about USD 405,000 to USD 1.05 million and EUR 350,000 to EUR 900,000.
In Cabo San Lucas, a “house with land” usually means more than a tiny townhouse plot, so buyers should think of roughly 300 to 700 square meters as a useful private lot, while larger privacy lots, sloped view lots and resort lots are a separate luxury category.
A larger house with garden space, pool potential or real expansion land in Cabo San Lucas usually costs MXN 15 million to MXN 40 million, or about USD 870,000 to USD 2.3 million and EUR 750,000 to EUR 2 million.
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Where are houses cheapest and most expensive in Cabo San Lucas as of 2026?
Which neighborhoods have the lowest house prices in Cabo San Lucas as of 2026?
As of 2026, the lowest house prices in Cabo San Lucas are usually in Caribe Bajo, Chula Vista, Mesa Colorada, Cangrejos, Brisas del Pacífico, Cerro de los Venados, Portales and Lagunitas.
In these cheaper Cabo San Lucas neighborhoods, typical house prices are roughly MXN 3 million to MXN 8.5 million, or about USD 175,000 to USD 495,000 and EUR 150,000 to EUR 425,000.
These neighborhoods are cheaper because they are more local, more car-dependent, hotter in summer, farther from the marina and beaches, and more exposed to practical issues such as traffic, water pressure, finishes and street quality.
Which neighborhoods have the highest house prices in Cabo San Lucas as of 2026?
As of 2026, the top premium house areas in Cabo San Lucas are Pedregal, Diamante and Quivira, followed by Cabo del Sol, Cabo Bello, upper El Tezal and Rancho Paraíso.
In these premium Cabo San Lucas neighborhoods, house prices usually range from MXN 20 million to MXN 150 million or more, or about USD 1.15 million to USD 8.7 million and EUR 1 million to EUR 7.5 million or more.
These areas command the highest prices because buyers are not only paying for the house, but also for protected views, gated access, golf or resort services, privacy, rental appeal and a limited supply of prime Cabo San Lucas addresses.
The typical buyer in these premium Cabo San Lucas neighborhoods is often a US or Canadian buyer looking for a second home, a luxury rental villa, a retirement base or a lifestyle asset that can also host family and guests.
How much do houses cost near the city center in Cabo San Lucas as of 2026?
As of 2026, houses near Centro, the marina, Médano-side access and downtown Cabo San Lucas usually cost about MXN 8 million to MXN 25 million, or about USD 465,000 to USD 1.45 million and EUR 400,000 to EUR 1.25 million, but true standalone houses are limited in the tourist core.
Near main access roads and practical transit points such as the Transpeninsular Highway, lower El Tezal, Brisas del Pacífico and Lomas del Faro, houses in Cabo San Lucas usually cost about MXN 5 million to MXN 12 million, or about USD 290,000 to USD 700,000 and EUR 250,000 to EUR 600,000.
Near well-known schools such as Colegio El Camino in Pedregal, Delmar International School in El Tezal and Colegio Amaranto near central Cabo access, houses usually range from about MXN 6 million to MXN 80 million, depending on whether the buyer is in a practical family area or a luxury gated zone.
In expat-popular areas such as Pedregal, El Tezal, Cabo Bello, Rancho Paraíso, Quivira and Diamante, house prices in Cabo San Lucas usually range from about MXN 7 million to MXN 80 million or more, or about USD 405,000 to USD 4.65 million and EUR 350,000 to EUR 4 million or more.
How much do houses cost in the suburbs in Cabo San Lucas as of 2026?
As of 2026, suburban houses in Cabo San Lucas usually cost about MXN 4 million to MXN 12 million, or about USD 230,000 to USD 700,000 and EUR 200,000 to EUR 600,000, in ordinary residential areas.
Compared with houses near Centro, the marina and the most central tourist zones, suburban houses in Cabo San Lucas are often 25% to 50% cheaper, unless they are in gated expat-friendly areas with views and strong amenities.
The most popular suburban house areas in Cabo San Lucas include El Tezal, Brisas del Pacífico, Lomas del Faro, Chula Vista, Portales, Rancho Paraíso and Cabo Bello.
What areas in Cabo San Lucas are improving and still affordable as of 2026?
As of 2026, the most interesting improving and still affordable areas for house buyers in Cabo San Lucas are Brisas del Pacífico, Lomas del Faro, Portales, Mesa Colorada, Cangrejos and lower El Tezal.
In these improving Cabo San Lucas areas, typical house prices usually run from about MXN 3 million to MXN 12 million, or about USD 175,000 to USD 700,000 and EUR 150,000 to EUR 600,000.
The main sign of improvement is not beach proximity, but better road access, more family services, more finished housing stock, stronger school access and growing buyer acceptance from people priced out of central Cabo San Lucas and Pedregal.
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What extra costs should I budget for a house in Cabo San Lucas right now?
What are typical buyer closing costs for houses in Cabo San Lucas right now?
Foreign buyers in Cabo San Lucas should usually budget about 6% to 9% of the purchase price for total closing costs when buying a house.
On a MXN 13.5 million house in Cabo San Lucas, this means roughly MXN 810,000 to MXN 1.2 million, or about USD 47,000 to USD 70,000 and EUR 40,000 to EUR 60,000, including acquisition tax, notary, registration, appraisal, legal review, escrow and fideicomiso costs.
The largest closing cost for most house buyers in Cabo San Lucas is usually ISABI, the real estate acquisition tax, because Los Cabos applies a 3% rate.
We cover all these costs and what are the strategies to minimize them in our property pack about Cabo San Lucas.
How much are property taxes on houses in Cabo San Lucas right now?
Annual property tax on a house in Cabo San Lucas is usually low by US or Canadian standards, and many owners pay roughly MXN 13,000 to MXN 27,000 per year on a MXN 13.5 million house, or about USD 750 to USD 1,570 and EUR 650 to EUR 1,350.
Property tax in Cabo San Lucas is calculated locally using the cadastral value, not always the market value, and the municipal law includes an owner-occupied urban rate of 1.15331 per thousand of cadastral value, which is about 0.115%.
The practical amount can be lower or higher than a simple market-value estimate because the cadastral value, payment timing and early-payment discounts can change the final bill.
How much is home insurance for a house in Cabo San Lucas right now?
A normal detached house in Cabo San Lucas in 2026 usually costs about MXN 18,000 to MXN 55,000 per year to insure, or about USD 1,050 to USD 3,200 and EUR 900 to EUR 2,750, while large coastal villas can cost much more.
The main insurance factors in Cabo San Lucas are hurricane exposure, wind coverage, flood coverage, distance from the coast, replacement value, roof type, security, pool equipment, deductibles and whether the house is used as a vacation rental.
What are typical utility costs for a house in Cabo San Lucas right now?
A normal 2-bedroom or 3-bedroom house in Cabo San Lucas usually needs about MXN 4,000 to MXN 9,000 per month for utilities and basic services, or about USD 230 to USD 520 and EUR 200 to EUR 450.
A simple monthly breakdown for a house in Cabo San Lucas is often MXN 2,000 to MXN 10,000 for electricity, MXN 300 to MXN 1,500 for water, MXN 500 to MXN 1,500 for gas, MXN 600 to MXN 1,200 for internet, MXN 2,000 to MXN 8,000 for pool and garden care, and MXN 2,000 to MXN 20,000 or more for HOA fees if the house is in a gated community.
What are common hidden costs when buying a house in Cabo San Lucas right now?
House buyers in Cabo San Lucas often overlook hidden first-year costs of about MXN 150,000 to MXN 700,000, or about USD 9,000 to USD 41,000 and EUR 7,500 to EUR 35,000, depending on the house condition and community.
Inspection fees in Cabo San Lucas usually run about MXN 5,000 to MXN 15,000 for a normal house, or about USD 300 to USD 900 and EUR 250 to EUR 750, while larger villas or specialist inspections can reach MXN 17,000 to MXN 43,000.
Other hidden costs in Cabo San Lucas include AC replacement, roof waterproofing, water storage, pressure pumps, pool equipment, hurricane shutters, HOA catch-up fees, furniture, legal review, fideicomiso annual fees, salt-air maintenance and generator or solar backup.
The hidden cost that surprises many first-time Cabo San Lucas house buyers is water reliability, because a house may need tanks, pumps, filters or delivery backup even when the listing looks move-in ready.
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What do locals and expats say about the market in Cabo San Lucas as of 2026?
Do people think houses are overpriced in Cabo San Lucas as of 2026?
As of 2026, many locals think houses in Cabo San Lucas are overpriced, while many expats see Cabo San Lucas as expensive for Mexico but still cheaper than comparable coastal luxury markets in California, Florida or Hawaii.
Houses in Cabo San Lucas often stay on the market for about 90 to 120 days in 2026, and luxury houses or overpriced listings can take longer.
The main reason locals see Cabo San Lucas house prices as too high is the gap between local wages and foreign-buyer pricing, while many expats accept the prices because Cabo offers air connectivity, beaches, services, security and rental demand in one place.
Compared with 2024 and 2025, sentiment in Cabo San Lucas in 2026 feels more selective, because buyers still want good homes, but they now expect more negotiation, better condition and more realistic asking prices.
Are prices still rising or cooling in Cabo San Lucas as of 2026?
As of 2026, house prices in Cabo San Lucas are still rising in many practical segments, but the market is cooler and more negotiable than during the 2021 to 2023 boom.
A reasonable 2026 estimate is that affordable inland houses in Cabo San Lucas are up about 4% to 7% year over year, family houses in El Tezal, Cabo Bello and Rancho Paraíso are up about 3% to 6%, and luxury villas are flat to up about 4% unless the property is exceptional.
Over the next 6 to 12 months, the most likely scenario for Cabo San Lucas houses is a selective market where well-priced homes still sell, but overpriced villas and weaker listings need discounts, longer marketing time or better presentation.
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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 this source matters | How we used this source |
|---|---|---|
| Sociedad Hipotecaria Federal, Índice SHF | It is Mexico’s official federal housing-price index. | We used SHF to anchor the official price direction in Baja California Sur. We did not use SHF as a Cabo San Lucas neighborhood-price source. |
| El Sudcaliforniano report on SHF figures | It reports recent SHF figures for Baja California Sur. | We used it to confirm that Baja California Sur prices were still rising in early 2026. We checked it against official SHF methodology and Cabo listing evidence. |
| Los Cabos Ley de Hacienda | It is the municipal tax law for Los Cabos. | We used it for ISABI and predial rules. We used it as the main source for buyer tax rates in Cabo San Lucas. |
| Los Cabos Treasury payment portal | It is the official local predial payment portal. | We used it to confirm local administration of property tax. We did not use it to estimate house prices. |
| Baja Sur Realtors, Cabo San Lucas MLS report | It summarizes live MLS data for Cabo San Lucas. | We used it as a key Cabo-specific price anchor. We also used it to understand active inventory and luxury-market distortion. |
| Berkshire Hathaway HomeServices Baja | It is a major brokerage active in Los Cabos. | We used it to cross-check the 2026 market narrative. We treated it as brokerage evidence, not as official statistics. |
| Living in Cabo Q1 2026 market report | It tracks local market conditions and buyer behavior. | We used it for days-on-market and negotiation context. We checked its conclusions against MLS and portal evidence. |
| Inmuebles24 Los Cabos house listings | It is a large Mexican real estate portal. | We used it to capture peso-denominated and lower-budget house listings. We filtered out land, shells and irrelevant property types. |
| Properstar Cabo San Lucas listings | It shows international buyer-facing Cabo inventory. | We used it to cross-check price ranges and foreign-facing supply. We did not rely on it alone because aggregators can mix property types. |
| FITURCA Los Cabos Tourism Observatory | It is the official tourism observatory for Los Cabos. | We used it to understand tourism demand behind rental and lifestyle housing. We connected tourism only to neighborhoods with clear foreign-buyer or rental demand. |
| Banco de México exchange-rate system | Banxico is Mexico’s central bank. | We used Banxico to frame peso-dollar conversions. We rounded the June 2026 working rate to keep the article easy to read. |
| CFE domestic electricity tariffs | CFE is Mexico’s federal electricity utility. | We used it to explain why electricity costs vary so much in Cabo San Lucas. We adjusted practical utility ranges for air conditioning and pool use. |
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