There's a stretch of coastline in Baja California Sur where the desert runs right into the Sea of Cortez, and sitting right in the middle of it is Club Campestre. It's a 550-acre gated golf community in San José del Cabo with an 18-hole Nicklaus Design course, a private beach club, and nine distinct neighborhoods. Homes here start around $476,000 and go well past $3 million.

If you're looking at Club Campestre homes for sale, this guide covers everything you need to know before making a move. The neighborhoods, the price ranges, the amenities, the buying process for foreigners, and the real costs of owning property here.

Why Club Campestre Stands Out in Los Cabos

Los Cabos has no shortage of luxury gated communities. Querencia, Palmilla, Pedregal. They all have their appeal. But Club Campestre fills a specific gap that the others don't quite cover.

It's built around golf. The entire community wraps around a championship course designed by the Nicklaus Design firm, with Paspalum grass fairways that hold up in the desert-coastal climate. If golf is part of your lifestyle and not just something you do on vacation, this is the community that makes the most sense.

The other thing that sets it apart is variety. Nine neighborhoods, each with different architecture, lot sizes, elevation, and price points. You can buy a hacienda-style villa on the 13th fairway for over $2 million, or pick up a contemporary condo in one of the newer developments for under $500,000. That range doesn't exist in most other Cabo gated communities.

Location matters too. Club Campestre sits on the San José del Cabo side, not the Cabo San Lucas corridor. That means you're 10 minutes from a walkable downtown with galleries, restaurants, and Thursday night art walks. Twenty minutes to the airport. Fifteen to the marina at Puerto Los Cabos. It's quiet without being isolated.

The 9 Club Campestre Neighborhoods

This is where most buyers get stuck. Club Campestre isn't one neighborhood. It's nine, and picking the right one depends on what kind of buyer you are. Here's what each one offers.

Hacienda Campestre

Only 23 homes in this enclave, all sitting on the 13th fairway. Mexican colonial style, one and two stories, with golf and ocean views. This is the most boutique neighborhood in the community. Inventory rarely comes up because owners tend to hold onto these properties. If you're after exclusivity and traditional architecture, this is the one to watch.

La Cima

Fifty-seven homes on the hillside with some of the best panoramic views in the community. You can see the golf course, downtown San José, the estuary palm grove, and Palmilla Point beaches from up here. Architecture leans contemporary and modern. A strong pick for buyers who want clean lines and elevation.

Los Valles

This is one of the larger neighborhoods with 120 homes along the 17th and 18th fairways. Great golf and sea views, and a more active community feel since there are more neighbors around. Good middle ground between privacy and social life.

Montecitos

Twenty-one residences. That's it. Residents can walk or take a golf cart to both the beach club and the clubhouse. Golf and ocean views, and the kind of quiet that comes with a very small enclave. Listings in Montecitos are rare, so if one pops up, it's worth moving quickly.

Vista Hermosa

A 114-home hilltop enclave with views of the estuary, San José city lights, and the Sea of Cortez. Larger neighborhood but well laid out to balance community and privacy. Good option for families or buyers who want a home that feels like part of a real neighborhood, not a resort.

Vista Lagos

The highest point inside Club Campestre. Fifty-one homesites perched on a ridge with panoramic views of the golf course and the sea. The elevation here opens up bold architecture opportunities. Dramatic settings for dramatic builds.

Privada del Lago

Just 12 lots, making these the most spacious homesites in the community. Set beside the 9th fairway with golf and sea views. This is the ultra-exclusive tier. Most remaining lots here are for custom builds.

Pueblo Campestre

Hacienda-style homes with terracotta roofs, courtyards, and handcrafted details. Six different floor plans. Pueblo Campestre captures the traditional Baja California aesthetic. It's one of the more accessible neighborhoods for buyers who love the colonial look and want something move-in ready.

Condo Options: Cora, WEN Living, and Solesta

Not everyone needs a single-family home. Club Campestre has several condo developments that offer a lower entry point.

Cora features units between 2,200 and 3,200 square feet with contemporary design. WEN Living is a newer luxury development offering both full ownership and fractional (1/12 share) options with ocean and golf views. Solesta rounds out the condo offerings within the community.

Condos are the most accessible price point in Club Campestre, with some units starting under $500,000.

Types of Properties and Price Ranges

Here's a quick breakdown of what's available and what it costs.

Single-family homes range from about $800,000 to over $3.5 million. Custom builds, hacienda-style villas, and contemporary luxury estates. Most include private pools, landscaped gardens, multiple bedrooms with en-suite bathrooms, and golf or ocean views.

Golf course condos and residences run from $476,000 to around $1.5 million. These work well for part-time residents and buyers who want rental income when they're not in town.

Fractional ownership through WEN Living offers a 1/12 share at a much lower buy-in. The property is professionally managed, and owners get scheduled access throughout the year. Good for buyers who want Club Campestre on their calendar without the full ownership commitment.

Vacant lots are still available for custom builds. Buyers work with local architects and there's flexibility on construction timelines.

What's Included: Club Campestre Amenities

Buying into Club Campestre gets you access to a list of amenities that goes well beyond the golf course.

The centerpiece is the 18-hole Nicklaus Design championship golf course with a pro shop, practice facilities, and cart paths running through the community. The course has views of both the Sea of Cortez and the Sierra de la Laguna mountains.

Then there's the private beach club on the Pacific coast, about a five-minute drive or golf cart ride from most neighborhoods. Members-only access with pools, dining, and beachfront relaxation. Beach club membership transfers vary in cost. Some properties include a transferable membership at around $1,500, while others may require purchasing one for up to $32,000 depending on the type.

The clubhouse includes fine dining, a casual restaurant, and a bar. There's also a fitness center, spa, tennis and pickleball courts, and community pools.

Everything within the gates is maintained by the HOA, including common areas, landscaping, and roads. Security is 24/7 with gated access and surveillance.

Image courtesy of Club Campestre San José

The Real Cost of Owning a Home in Club Campestre

This is where a lot of listings and community pages fall short. They show you the purchase price but leave out what it costs to hold the property year after year. Here's the full picture.

Closing costs: Expect 5% to 6% of the purchase price. On a $1 million home, that's $50,000 to $60,000. This covers the notario público fees, fideicomiso setup, taxes, and transfer costs.

Property taxes: Extremely low compared to the US or Canada. Around 0.1% to 0.2% of the assessed value per year. A $1 million home might cost $1,000 to $2,000 in annual property taxes.

Fideicomiso (bank trust) fee: $350 to $650 per year. This is the annual fee charged by the Mexican bank that holds the title in trust for foreign buyers. Required for all coastal properties owned by non-Mexican citizens.

HOA fees: These vary by sub-community. One cited example is around 3,348 pesos per month, paid bi-annually. Across the community, expect somewhere between $3,000 and $15,000 USD per year depending on the property and neighborhood.

Golf club dues: Approximately $11,848 pesos per month, including IVA tax. This is a mandatory expense for golf club members, charged whether you play or not. That's worth factoring in before you commit.

Beach club membership: Transfer costs range from $1,500 to $32,000, as mentioned above.

Property management (if renting): Most management companies charge 10% to 15% of rental income.

A realistic annual estimate: For a $1 million Club Campestre home, annual carrying costs (property tax, fideicomiso, HOA, golf dues) land somewhere in the range of $12,000 to $25,000 per year, not including utilities or property management. That's still a fraction of what a comparable property would cost to hold in California or British Columbia.

Can Foreigners Buy Club Campestre Homes for Sale?

Yes. And it's more straightforward than you'd expect.

Mexico's constitution restricts direct foreign ownership of property within 50 kilometers of the coast. Since San José del Cabo sits right on the coast, foreign buyers use a legal structure called a fideicomiso, which is a bank trust.

Here's how it works. A Mexican bank holds legal title to the property, but you, the foreign buyer, are named as the beneficiary of the trust. You have all the rights of an owner. You can live in the home, rent it out, renovate it, sell it, or pass it to your heirs. It's your property in every practical sense.

The fideicomiso is valid for 50 years and fully renewable. Thousands of US, Canadian, and European buyers have used this exact structure to buy property in Los Cabos for decades. It's not a workaround or a gray area. It's the standard legal path, and it's well-tested.

The alternative is forming a Mexican corporation (Sociedad Anónima), which some investors with multiple properties prefer. Either route works.

I walked through this process two years ago with a client who kept saying "it can't be this simple." By closing day, they admitted it felt easier than buying their condo in San Diego. The key is working with a bilingual real estate attorney who knows the Cabo market.

The Buying Process: Step by Step

For US and Canadian buyers, here's what the purchase process looks like from start to finish.

Step 1: Identify the property and work with a licensed real estate agent to make a formal offer.

Step 2: Once the offer is accepted, pay a deposit. This is typically around 10% of the purchase price.

Step 3: Due diligence begins. This includes a title search, the fideicomiso bank application, and a review of all permits and documentation.

Step 4: The notario público (Mexico's version of a legal notary, though with far more authority than a US notary) issues a promissory agreement called a Promesa de Compraventa.

Step 5: Secure financing or wire funds. Most Club Campestre purchases are cash transactions. Some sellers offer financing on select properties.

Step 6: Close the deal. You sign before the notario, and the title is transferred into the fideicomiso bank trust.

Step 7: Pay closing costs (5% to 6% of the purchase price).

Step 8: Keys are yours. HOA, golf, and beach club memberships get transferred or purchased.

The typical timeline from accepted offer to keys is 45 to 90 days.

Is Club Campestre a Good Investment?

Los Cabos is one of Mexico's strongest real estate markets, and it's not slowing down. Tourism demand is year-round, with the heaviest traffic between November and May. That means rental income potential is real, not theoretical.

Luxury properties in Los Cabos can command $500 to $2,500+ per night for villas and $250 to $600 per night for condos, depending on the season and the property. Club Campestre's golf and beach club amenities make rentals here particularly attractive to vacationers looking for more than just a hotel room.

Properties in Club Campestre have consistently held their value according to multiple local brokers and market reports. The community's maturity (it's been established for nearly two decades) provides stability that newer developments can't match yet.

For buyers who don't want to commit to full ownership, the fractional model at WEN Living offers a lower-cost entry point with professional management handling the rental logistics.

That said, there are real factors to keep in mind. Currency fluctuation between USD and MXN affects costs. Fideicomiso and HOA fees are ongoing expenses. And if you're renting the property remotely, management overhead eats into returns. None of this is a dealbreaker, but go in with eyes open.

Life Inside Club Campestre

Residents describe a rhythm that's hard to replicate anywhere else. Morning rounds on the golf course, afternoons at the beach club, evenings in downtown San José del Cabo. Thursday night art walks are a favorite. The restaurant scene in San José has exploded over the last few years, and it's all 10 minutes from your front door.

The community itself hosts events throughout the year. Wine tastings, holiday gatherings, art exhibitions. There's a multinational mix of US, Canadian, and European residents, and the expat community is welcoming without being insular.

For families considering a full-time move, there are international schools nearby, including Montessori Regina and Colegio Ugarte Los Cabos. And the 24/7 gated security means the day-to-day feels safe and relaxed.

A car is helpful for errands and getting around Baja, but within the gates, many residents use golf carts to get between their home, the clubhouse, and the beach club.

Frequently Asked Questions

How much do Club Campestre homes for sale cost?

Prices for Club Campestre homes for sale currently range from around $476,000 for condos to over $3.5 million for custom single-family estates. Where you land on that spectrum depends on the neighborhood, property type, size, and views.

Can US citizens buy a home in Club Campestre San José del Cabo?

Yes. US and Canadian citizens can legally purchase property in Club Campestre through a fideicomiso bank trust. This gives foreign buyers full ownership rights, including the ability to live in, rent out, sell, or inherit the property.

What is a fideicomiso and do I need one to buy at Club Campestre?

A fideicomiso is a bank trust required for foreign buyers purchasing coastal property in Mexico. A Mexican bank holds the legal title while you, as the beneficiary, retain all ownership rights. It's valid for 50 years and renewable. Every foreign buyer in Club Campestre uses one.

What are the HOA fees at Club Campestre?

HOA fees vary by neighborhood but typically range from $3,000 to $15,000 USD per year. This covers common area maintenance, landscaping, road upkeep, and 24/7 security.

Which Club Campestre neighborhood is the best?

It depends on what you're looking for. Hacienda Campestre and Privada del Lago are the most exclusive. Vista Lagos has the highest elevation and best panoramic views. Pueblo Campestre is great for buyers who love traditional Baja architecture. Condos at Cora or WEN Living are the most accessible entry point.

Is Club Campestre a good rental investment?

Club Campestre properties attract strong vacation rental demand thanks to the golf course, beach club, and proximity to downtown San José. Luxury villas in the area rent for $500 to $2,500+ per night during peak season. Occupancy rates in Los Cabos are high year-round, especially November through May.

How far is Club Campestre from the Los Cabos airport?

Club Campestre is about a 20-minute drive from Los Cabos International Airport (SJD). Downtown San José del Cabo is 10 minutes away, and the Puerto Los Cabos marina is about 15 minutes.

Are there condos for sale in Club Campestre, or only single-family homes?

Both. Club Campestre has several condo developments, including Cora, WEN Living, and Solesta. These are the most affordable properties in the community, with some units starting under $500,000.

What amenities come with a Club Campestre home?

Homeowners get access to an 18-hole Nicklaus Design golf course, a private beach club, a full-service clubhouse with restaurants, a fitness center, spa, tennis and pickleball courts, community pools, and 24/7 gated security.

What is the buying process for foreigners purchasing Club Campestre real estate?

The process takes about 45 to 90 days. You make an offer, pay a 10% deposit, go through due diligence and title search, set up the fideicomiso with a Mexican bank, sign before a notario público, and pay closing costs of 5% to 6%. Working with a bilingual real estate attorney makes the entire process smooth.

Ready to Explore Club Campestre Homes for Sale?

If you've been thinking about owning property in Los Cabos, Club Campestre is worth a serious look. Browse current Club Campestre listings to see what's available, or contact us for a free market consultation. New properties come on and off the market regularly, and working with a local agent gives you first access to off-market opportunities before they hit the MLS.

When you think of luxury hotels in Cabo, you probably picture something traditional. Crystal chandeliers. Marble columns. Heavy drapes. The Cape Cabo San Lucas isn't that at all.

Instead, it's a modern sanctuary that blends 1960s California cool with contemporary sophistication. The Cape Hotel in Cabo broke new ground when it opened. It brought something Cabo's resort scene hadn't seen before: high-end minimalism paired with world-class dining and a social atmosphere that is vibrant, not manufactured.

Thompson Hotels, the luxury brand known for its design-forward properties, made a bold move bringing their vision to Mexico. The result sits 28 miles from the airport on Monuments Beach, overlooking El Arco views that take your breath away. It's a place where architects, artists, foodies, and travelers seeking something beyond the standard resort experience choose to stay.

This guide covers everything you need to know about the hotel itself: the rooms, the restaurants, the rooftop scene, and what makes The Cape Cabo San Lucas worth every peso. If you're curious about owning a piece of it, we've included information about The Cape Residences Cabo further down.

The Cape Cabo San Lucas Location & How to Get There

The Cape Cabo San Lucas sits at Carretera Transpeninsular Km 5, just north of downtown. From Los Cabos International Airport (SJD), it's about 28 miles away. You're looking at a 30 to 45-minute drive depending on traffic and which airport terminal you're leaving from.

Getting there is straightforward. Most visitors arrange a private car transfer through the hotel. The cost runs about $60 to $80 one way, which is standard for the area. You can also rent a car if you plan to explore beyond the property.

Being in a remote location, you're set apart from the rowdiness of downtown Cabo. The property is its own world. Yet you're close enough to reach restaurants and attractions in 15 minutes if you want to venture out. It's the sweet spot between seclusion and access.

Monuments Beach stretches below the property. The strong currents make it less than ideal for swimming, but it's spectacular for surfing. The views alone justify the drive.

Architecture & Design at The Cape Hotel in Cabo

When Javier Sanchez, the architect behind the project, started sketching The Cape Cabo San Lucas, he had one clear direction: create something that felt modern without feeling cold. Warm without feeling dated.

The building draws inspiration from mid-century Southern California design. Clean lines, natural materials, and a deep respect for the landscape define the approach. The interior brings in industrial-chic elements, lots of concrete, warm woods, and copper accents. Nothing matches too perfectly. It's intentional.

The Cape Hotel in Cabo doesn't fight its location. Instead, it opens itself to the desert and ocean. Floor-to-ceiling glass. Outdoor living spaces. The architecture frames El Arco views like living paintings.

This approach earned The Cape serious recognition. Forbes Travel Guide awarded it 5-Star status. The MICHELIN Guide recognized the property's design and culinary standards. Those accolades didn't happen by accident. Every detail, from the guest pathways to the treatment rooms at Currents Spa Cabo, reflects a commitment to intentional design.

Rooms, Suites & Villas at The Cape Cabo San Lucas

The Cape Cabo San Lucas has 161 guestrooms, suites, and villas spread across the property. Room types range from standard oceanfront rooms up to expansive three-bedroom villas.

Every room has a private balcony or terrace with views of El Arco. That's not negotiable at The Cape Hotel in Cabo. You're not paying for a view you don't see.

Standard features across all accommodations include:

• Freestanding copper soaking tubs in bathrooms
• Rainfall showers with imported fixtures
• In-room cocktail bars fully stocked
• Mid-century furnishings with Latin American design elements
• Premium linens and bedding
• Flat-screen TVs and sound systems

The suites add separate living areas. The villas give you full privacy with your own infinity pools and outdoor kitchens. If you're staying at The Cape Cabo San Lucas with a group, a villa is the move. You get the luxury hotels Cabo resort experience without sacrificing the intimacy of a private home.

Room rates vary by season and view. Ocean-facing rooms typically run $600 to $1,000 per night. Villas push higher. World of Hyatt members can redeem points. The hotel is a Category 7 property, so expect to use around 35,000 to 50,000 points per night for a standard room.

Dining at The Cape Hotel: Enrique Olvera's Cabo Restaurants

This is where The Cape Hotel in Cabo truly separates itself.

The property operates three distinct dining venues, all helmed by world-renowned chef Enrique Olvera. If you're not familiar with Olvera's work, he's the chef behind Pujol in Mexico City, one of the most celebrated restaurants in the world. Having him oversee dining at Thompson Hotel Cabo San Lucas isn't just smart marketing. It's a commitment to culinary excellence.

Manta Restaurant

Manta is the signature restaurant. It's open for dinner only, and you should book ahead. Chef Olvera designed the menu around Pacific Mexican cuisine with Japanese fusion elements. Enjoy local seafood prepared with precision and respect for ingredient quality.

A typical meal at Manta might include aguachile made with wild fish, ceviche with sea urchin, or grilled octopus with miso and charred pumpkin. The beverage program is equally thoughtful. The wine list emphasizes natural wines and regional Mexican producers.

Dining at Manta is an experience. The restaurant overlooks the ocean. Service is attentive without being intrusive. You're there to eat, and the kitchen respects that.

The Cape Cabo San Lucas' association with Enrique Olvera brought the property recognition in the MICHELIN Guide. That's rare for a Hyatt Thompson Cabo property in Mexico.

The Ledge

The Ledge handles breakfast, lunch, and dinner. The menu focuses on Mexican and Baja California fare. Expect ceviches, grilled seafood, regional cheeses, and traditional preparations done well. It's less formal than Manta but no less thoughtful.

Rooftop Bar & Glass Box Bar

The Rooftop Cabo lounge was the first rooftop bar in Cabo San Lucas. It's an open-air space with sunken seating, fire pits, and views of El Arco at sunset. The cocktail program is under Chef Olvera's direction. Nothing on the menu is accidental.

The Glass Box Bar sits indoors with expansive views. Both spaces host live music and DJ rotation, especially on weekends. The energy here is social. You'll see couples mixing with groups. Solo travelers connecting with other guests. It's the vibe that appeals to younger luxury travelers.

There's also a swim-up bar at the pool for casual drinks and snacks throughout the day.

The Rooftop at The Cape: Cabo's Best Rooftop Bar

Before The Rooftop Cabo lounge opened, Cabo didn't have a dedicated rooftop bar scene. There were beach clubs. There were hotel bars. But nothing quite like this.

The design prioritizes the view. The space is intentionally open, so you're never separated from the ocean and El Arco. Sunken seating areas stay intimate even in a crowd. Fire pits warm the space as the sun sets. The whole setup encourages mingling without pressure.

From a design standpoint, The Rooftop Cabo is quintessential Thompson Hotel aesthetic. Modern, minimal, with natural materials. Concrete, wood, copper, glass. Nothing expensive-looking. Just carefully considered.

Cocktails come from Olvera's team. The menu changes seasonally. Expect drinks that use fresh citrus, house-made syrups, and mezcal. A well-made margarita with sea salt from the Pacific. A spicy tamarind cocktail with tequila. Nothing gimmicky.

Live music rotates through the schedule. Jazz on Thursdays. Reggae on Saturdays. A DJ spinning electronic music on select nights. The playlist is curated. You won't hear the same songs from five other Cabo bars.

If you're staying at the hotel, The Rooftop Cabo becomes your evening meeting place. It's where hotel guests naturally congregate. The social energy is part of The Cape Hotel in Cabo's appeal. Some people love it. Some find it too buzzy. It depends on what you're seeking from a Cabo getaway.

Pools, Monuments Beach & Spa at The Cape Cabo San Lucas

The Cape Cabo San Lucas has two pools. One is a traditional infinity pool overlooking the ocean with a swim-up bar. The other is a saltwater pool closer to the beach, built for a more natural swimming experience.

Both spaces follow the property's minimalist design philosophy. They're not crowded. You can find a lounge chair without a fight. The water is clean and well-maintained. Poolside service is attentive.

Currents Spa Cabo

The spa at The Cape Hotel in Cabo occupies prime oceanfront real estate. It's built into the landscape rather than plastered on top of it. The design philosophy mirrors the rest of the property: light, open, minimal clutter.

Services include the standard massage and facial treatments, but the Currents Spa Cabo experience is elevated. Treatment rooms have ocean views. Private spa pools allow you to soak before or after appointments. The products used are premium European brands.

A 60-minute massage at Currents Spa Cabo runs about $200 to $250. Facials are in a similar range. Couple's treatments and multi-hour wellness packages are available.

Monuments Beach

Monuments Beach is beautiful. The sand is clean. The water is that impossible shade of turquoise. The backdrop is El Arco, one of Cabo's most iconic natural formations.

The catch: strong currents make it unsafe for swimming most of the year. The Cape Hotel in Cabo doesn't pretend otherwise. This isn't a swimmable beaches Cabo situation. But it's perfect for surfing and for wading at the shoreline. Photos from Monuments Beach are stunning.

Some guests find this limitation annoying. Others appreciate the trade-off. You get seclusion and views instead of a standard beach resort experience. The pools satisfy your swimming needs.

Fitness Center

There's a fitness center with ocean views, a full roster of equipment, and personal training available.

Who Should Stay at The Cape Hotel in Cabo?

The Cape Cabo San Lucas is perfect for:

Couples on romantic getaways who also want a scene. Design lovers who'll photograph every corner of the property. Foodies excited to dine under Chef Enrique Olvera's direction. Surfers who want luxury alongside ocean access. Younger travelers seeking a sophisticated vibe without stuffy formality.

Who might be less satisfied:

Families. The property skews adults-only Cabo hotel in energy. There's no kids club. The rooftop scene gets lively at night. People looking for quiet relaxation. Travelers wanting a beach they can swim in. Anyone seeking a traditional, classic resort experience.

The vibe at The Cape Hotel in Cabo is energetic. Not chaotic. People dress well for dinner. Live music creates ambient energy without disruption. Staff maintain the property meticulously. But there's a social element that permeates the experience.

You'll encounter conversations at the bar. Connections form at the rooftop. Guests bump into each other throughout the property. Some people find this invigorating. Others prefer anonymity.

The Cape Cabo San Lucas Pricing & Room Rates

Let's be direct about cost.

The Cape Cabo San Lucas isn't budget-friendly. Cash rates for oceanfront rooms run $600 to $1,000 per night depending on season. Peak season (December through March) pushes toward the higher end. Summer months (August through September) offer better rates, sometimes dropping to $500 to $700 per night.

For Hyatt Thompson Cabo stays, you're looking at redeeming World of Hyatt points as a Category 7 property. Standard redemption rates sit around 35,000 to 50,000 points per night for a room. Peak rates go higher.

Is it worth it?

Compared to other luxury hotels Cabo San Lucas properties like Las Ventanas al Paraiso, The Cape Hotel in Cabo offers better design, better dining, and more social energy. You're paying for that. A traditional Cabo San Lucas luxury resort might cost less but offer less distinctive experience.

If you're seeking high-end design, world-class dining, and a vibrant atmosphere, the value proposition is strong. If you want the cheapest luxury option, you'll find better deals elsewhere.

Many guests book during shoulder seasons (April through May, September through November) for the best balance of pricing and weather.

The Cape Residences Cabo

The Cape Residences Cabo represent something different from the hotel experience described above.

These are 32 fully-owned residential units built above Monuments Beach on the same property. Each residence is designed using the same architectural and interior language as the hotel. They come in one-bedroom, two-bedroom, and three-bedroom floor plans.

Unlike standard vacation rentals, The Cape Residences Cabo are operated by Thompson Hotels under a branded residences program. Owners can choose to place their units in the rental program and generate income. The typical split is 60% to the owner, 40% to the hotel operator for management and guest services.

For investors, The Cape Residences Cabo offer a unique hybrid model. You own a luxury property on one of Baja's most prestigious addresses. You get hotel-grade management and guest services handling bookings, housekeeping, and maintenance. Your unit is rented out when you're not using it.

For lifestyle buyers, it's straightforward. You own an oceanfront residence with full resort amenities at your disposal.

If you're interested in owning at The Cape Residences Cabo, The Cape Residences Cabo has comprehensive details on floor plans, pricing, and the ownership experience.

Frequently Asked Questions About The Cape Hotel in Cabo

What's the difference between The Cape and other Thompson Hotel Cabo properties?

The Cape is the only Thompson Hotel Cabo property in Los Cabos. Thompson Hotels brings curated design and personalized service to luxury properties worldwide. At The Cape Hotel in Cabo, that philosophy pairs with world-class dining under Chef Enrique Olvera and a contemporary rooftop scene. Hyatt Thompson Cabo properties emphasize design and unique experiences over traditional resort amenities.

Can I visit the restaurant without staying overnight?

Yes. Manta and The Ledge accept outside reservations. The Rooftop Cabo lounge is open to hotel guests and outside visitors. Call ahead, especially for Manta, as dinner slots fill up during peak season.

Is Monuments Beach safe for swimming?

Monuments Beach has strong currents and is not considered a swimmable beaches Cabo location for most of the year. Wading at the shoreline is fine. The pools at The Cape Hotel in Cabo are your primary swimming option. Local surfers favor the beach for its waves.

What's included in the room rate at The Cape Cabo San Lucas?

Standard inclusions are WiFi, access to pools and fitness center, and use of beach areas. Some packages include dining credits. All-inclusive packages aren't standard. Breakfast and most meals are a la carte.

When's the best time to visit The Cape Hotel in Cabo?

October through April offers the most stable weather. August through September brings lower rates and fewer crowds. The Rooftop Cabo scene is most active November through March. If you want warm water for pool and beach use, May through September is better, though summer brings occasional rain.

Does The Cape Cabo San Lucas have any kids activities?

The property is designed with adults in mind. There's no kids club or family-focused activities. Families are welcome, but amenities don't specifically serve young children.

How do I book The Cape Hotel in Cabo?

Book directly through the Thompson Hotels website, the Hyatt mobile app, or through Expedia and similar travel sites. Direct booking sometimes offers perks. World of Hyatt members benefit from elite rates and potential upgrades.

What dining options are vegetarian or vegan-friendly?

All three restaurants can accommodate dietary preferences. Chef Enrique Olvera's team works with guests on special requests. Notify the restaurant when you book, and they'll prepare accordingly.

Is there a shuttle between SJD Airport and The Cape Cabo San Lucas?

The hotel doesn't operate a complimentary shuttle. Transfers are available for about $60 to $80 per person one way. Many guests arrange private car services through companies like Cabo VIP Transport or book through Uber at the airport.

What makes The Cape Hotel in Cabo different from standard Cabo luxury resorts?

The property prioritizes contemporary design, elevated dining, and a social atmosphere over traditional resort amenities like kids clubs or massive pools. It appeals to design-conscious travelers and foodies seeking something beyond the standard Cabo experience.

Ready to Experience Luxury in Cabo?

The Cape Cabo San Lucas isn't a resort. It's an intentional design statement. The architecture and hospitality work together at every level. It's a place where food tastes better because a world-class chef cared about every component.

If you're drawn to modern design, excellent dining, and the energy of a curated social scene, book your stay. If you're curious about owning in this space, Baja Properties can guide you through The Cape Residences options.

Either way, Cabo's luxury hotels landscape is richer for The Cape's existence.

You've booked your trip to Cabo. The flight is tomorrow. But maybe you're wondering: what's it like to arrive at Los Cabos International Airport? Will customs take forever? How do I get to my hotel without getting scammed?

The good news: arriving at SJD Airport is straightforward when you know what to expect. Millions of visitors pass through this gateway each year. With the right preparation and knowledge, your arrival can be smooth, stress-free, and even enjoyable.

This guide walks you through every step: immigration, customs, baggage claim, transportation options, and the tricks to avoid wasting time and saving you from headaches. By the end, you'll feel confident landing in paradise.

Getting to Know SJD: Airport Basics & Layout

Los Cabos International Airport, known as SJD, handles over 7.5 million passengers annually. It's the main entry point for visitors heading to Cabo San Lucas, San Jose del Cabo, and surrounding areas.

The airport sits about 20 minutes north of San José del Cabo and roughly 40 to 50 minutes from the tourist hub of Cabo San Lucas. If you're heading to Todos Santos on the Pacific side, plan on an hour or more.

SJD has three terminals. Terminal 1 handles domestic flights. Terminal 2 is where international visitors (including those from the US and Canada) arrive. Terminal 3 opens seasonally during peak winter travel. Unless you're flying domestically within Mexico, you'll exit through Terminal 2.

Arrive at least three hours before an international flight. For domestic flights, two hours is standard. During peak season (December through April), these times can feel tight. You'll be fine, but you won't have much buffer.

Immigration & Customs: What to Expect

Here's the step-by-step process: you'll deplane, head through the terminal, reach the immigration desk, collect your baggage, pass through customs, and exit. The entire process usually takes between 15 and 45 minutes depending on the season and day of the week.

Let's break down each part.

The FMM Tourist Card

Before you reach the immigration desk, you need an FMM tourist card. FMM stands for Forma Migratoria Múltiple, the official form Mexico requires from tourist and temporary visitors. This isn't a visa, it's a tourist permit that lets you stay in Mexico.

Many flights distribute a printed form. If not, you'll find blank forms at the airport. You can also fill one out online before you arrive at the Mexican immigration website. This saves time.

The form asks for basic information: your name, passport number, address, and dates of stay. Bring a pen on the plane. Seriously. Half the people in line will be borrowing pens from airport staff.

Here's the critical part: when you complete your FMM at the immigration desk, the officer will stamp it and hand you two pieces of paper. One is your copy. Guard this with your life. Literally keep it in your passport. When you leave Mexico, you'll surrender it to the airline. If you lose it, you'll face a fine and delays. Don't lose it.

Passport Requirements

Your passport must be valid for at least six months beyond your intended stay. US, Canadian, and many other nationalities don't need a visa for tourist stays up to 180 days. But you do need that valid passport. A driver's license won't cut it.

The Immigration Desk

Once you reach the immigration area, follow the signs for "Extranjeros" (foreigners). The lines can be long during peak season. This is normal. Staff move steadily. Don't panic if there's a 20-person queue ahead of you.

When it's your turn, you'll hand your passport and FMM form to the officer. They'll scan your passport, ask where you're staying and how long, and hand everything back stamped. The entire interaction takes two to three minutes.

Baggage Claim & Moving Through the Terminal

After immigration, follow signs to baggage claim. Your carousel number is usually posted on screens above the baggage area. Bags start arriving quickly. Claim your luggage and verify you have everything before moving forward.

A pro tip: write your name and cell phone number on a luggage tag. Bags get misplaced occasionally, and a phone number is faster than tracking paperwork.

Some travelers find that airport staff pull bags from the carousel and stack them to the side. This happens when bags are coming off the plane faster than passengers can grab them. It's not theft—it's logistics. Don't panic. Your bag will be there.

If a bag doesn't show up within 15 minutes of the last bag from your flight, head to the lost luggage counter. Keep your baggage claim tickets.

The Red Light / Green Light System

After you've claimed your bags, you'll enter the customs area. Mexico uses a random-selection system sometimes called "red light, green light." You'll approach a machine or customs officer. Press a button. A light illuminates.

Green light: you're done. Wave goodbye to your baggage and keep moving. No inspection needed.

Red light: a customs agent will ask you to open your bags for inspection. This happens to a percentage of travelers randomly. It's not because they think you're suspicious. It's just how the system works. Open your bags, be polite, answer questions honestly, and you'll be through in five minutes.

The entire customs process takes under ten minutes for most people.

What You Can and Cannot Bring

Mexico allows:

• Up to $500 USD worth of goods
• 3 liters of alcohol
• 200 cigarettes
• Reasonable amounts of personal items and electronics

Mexico does not allow:

• Cannabis (even where it's legal in the US—it's illegal to bring into Mexico)
• Vaping devices and e-cigarettes
• Firearms and ammunition
• Fresh produce
• Certain meats and dairy
• Prescription medications without a doctor's letter

If you take prescription meds, bring a copy of the prescription or a letter from your doctor. It takes two minutes and saves potential headaches.

Avoiding the "Shark Tank": Timeshare Pitches & Scams

After you clear customs, you'll exit into the main terminal. This is where things get interesting.

You'll see people in polo shirts and casual uniforms holding signs. They're not airport staff. They're timeshare salespeople. Locals call this area the "Shark Tank."

Here's how it works: they approach you offering free transportation or a complimentary breakfast. The catch? You attend a "welcome presentation" that's actually a five-hour timeshare sales pitch. By the time you realize what's happening, you're stuck.

Some travelers genuinely fall for this. They think it's a tour. They think it's free. They're not used to aggressive sales tactics, and the salespeople are professionals at reading tourists.

The best defense is simple: zero eye contact, a polite "no gracias," and a straight walk to your pre-arranged transportation. Don't engage. Don't listen. Keep moving.

Red flags for unlicensed operators:

• Approaching you aggressively in the terminal
• Offering deals that sound too good to be true
• Claiming they can provide transport cheaper than official services
• Wearing unofficial uniforms

Legitimate transportation companies display SCT permits (Secretaría de Comunicaciones y Transportes) and federal license plates. They don't recruit in the terminal. You book them in advance or hire them from the official taxi stand.

Ground Transportation: Getting from SJD to Your Hotel

This is your biggest decision after landing. You've got several options, and choosing the right one matters.

Pre-Booking is Key

First rule: pre-book whenever possible. During peak season, showing up and hoping to find a taxi or shuttle often means waiting 30 minutes or dealing with inflated prices. Book before you land. Most hotels offer airport transportation or can recommend trusted services.

Shared Airport Shuttles

These are shuttle buses that pick up multiple passengers and drop them at different hotels. Cost: around $14 to $18 per person depending on destination.

You'll find the shuttle operators outside the terminal holding numbered umbrellas. Match your destination to the number, hop on, and you're gone. Shuttles run on set routes, so travel time is predictable. Downside: you're the last drop-off sometimes, so the ride might take 45 minutes to an hour even if your hotel is 30 minutes away.

Best for: budget travelers, solo visitors, anyone not in a hurry.

Private Transfers

A driver meets you outside baggage claim with a sign bearing your name. You get driven directly to your hotel with no other stops. Cost: $50 to $80 depending on distance.

It's more expensive than a shuttle, but you save time and arrive faster. The car is waiting. No line. No waiting.

Best for: families, groups, people with luggage, or anyone who values convenience.

Authorized Taxis

Taxis wait outside the terminal in an organized queue. Rates are metered or have standard posted prices. Negotiate the price upfront if you don't book ahead. A ride to Cabo San Lucas typically runs $40 to $50.

Authorized taxis display license plates. Use them. The random guy offering a ride is almost certainly charging double.

Best for: solo travelers comfortable negotiating, people on a budget, anyone needing flexibility.

Rental Cars

If you're planning to explore beyond your resort, renting a car is smart. Book in advance during peak season. On-site rental desks are in the terminal. Expect to pay $30 to $50 per day for a basic car.

Fair warning: Cabo has some aggressive drivers and confusing traffic patterns. If you're unfamiliar with driving in Mexico, a shuttle or transfer is probably better.

Best for: adventurers, multi-destination visitors, longer stays.

Uber and Lyft

Here's where things get weird. Uber and Lyft operate in Los Cabos, but they're not allowed to pick up at the airport curbside. Some travelers use a workaround: they pay a small fee to walk a few blocks away from the terminal to get picked up. This technically works, but it's not the intended use.

For simplicity and safety, stick with official options.

Best for: none, really. The workaround is more trouble than it's worth.

Travel Times and Distances

San Jose del Cabo: 20 minutes, 16 miles

Cabo San Lucas: 40 to 50 minutes, 32 miles

Todos Santos: 1 hour 15 minutes to 1 hour 45 minutes, 55 miles

Puerto Los Cabos: 25 to 30 minutes, 23 miles

Money, ATMs & Currency Exchange

You'll need pesos. US dollars are accepted in tourist zones, but pesos give you better value.

The ATM in the baggage claim area offers better exchange rates than the currency exchange counter. The exchange counter is convenient but charges a markup. If you need immediate cash for tips or snacks, grab a small amount there. For your main withdrawal, use the ATM.

The best ATM is usually Citibanamex. You'll find one in the terminal near baggage claim. Your US bank will charge a small fee (typically $2 to $3 per withdrawal), but the exchange rate is fair.

Strategy: withdraw a small amount at the airport for immediate needs (tips, cold drinks, taxi). Once you reach town, find a bank ATM and withdraw the bulk of what you need. Town ATMs sometimes offer slightly better rates and fewer fees.

Don't carry more than $10,000 USD in cash without declaring it. Mexico requires you to declare large amounts of currency. If you're bringing more, head to the currency exchange desk and fill out the declaration form. It's quick and legal.

Exchanging money at the airport exchange desk is fine if you prefer the certainty of locking in a rate. Just expect to pay a bit more than you would elsewhere.

Airport Amenities & What's Inside

SJD is clean and well-organized. Here's what you'll find inside Terminal 2.

WiFi: Free WiFi throughout the terminal. Expect slower speeds during peak hours. Have patience.

Food: Starbucks, a couple of sit-down restaurants, and quick-service options. Quality varies. Expect to pay more than you would downtown. If you're hungry, eat before arriving at the airport or wait until you reach your hotel.

Duty-Free: The duty-free shop carries premium tequilas at better prices than in-town stores. If you want a bottle of Clase Azul, Don Julio 1942, or Patron Silver, the duty-free is worth browsing. US baggage rules allow you to check bottles without special packaging if you pack them in checked luggage.

Restrooms: Clean and well-maintained throughout.

VIP Lounge: Terminal 2 has a Priority Pass lounge if you have membership. Otherwise, it's not accessible.

Pro tip: bring a reusable water bottle. Fill it after security from the water fountains. Staying hydrated after a flight helps you adjust faster to the time change and desert heat.

Pro Tips for a Stress-Free Arrival

You've almost made it. Here are final tips to make the experience smooth.

Book a forward seat: When you're selecting your seat on the plane, pick one near the front. You'll deplane first and hit the immigration line before it gets long.

Travel light: Carry-on luggage only means you skip baggage claim and the customs pull-out-your-bag process. You'll exit the airport 20 minutes faster. If you can pack light, do it.

Bring a pen: Seriously. Borrow one if you must, but a pen in your pocket speeds up the FMM process.

Move with purpose: Don't linger in hallways. Don't chat with strangers. Walk with confidence toward your arranged transportation. Predators spot indecision.

Learn basic Spanish: "Hola" (hello), "gracias" (thank you), and "no gracias" (no thank you) go a long way. People respond better when you make an effort. If you're lost, "¿Dónde está…?" (where is...?) will get you pointed in the right direction.

Peak vs. Off-Season: December through April? Expect longer waits. Book transportation well in advance. May through November? The airport is quieter, lines move faster, and you'll have more flexibility with ground transportation options.

The first time I arrived at SJD, I made the mistake of not booking transportation in advance. I stood in the terminal for 30 minutes listening to timeshare pitches before finding a taxi. Don't be me. Pre-book. You'll thank yourself.

Ready to Make Cabo Home?

Most visitors arrive planning a week or two. But something happens in Cabo. The pace slows down. The sunsets feel magical. The people are warm. Many guests find themselves wondering: what if I stayed longer?

If that thought crosses your mind during your trip, you're not alone. Plenty of visitors eventually decide they want to make Cabo home. When that time comes, Baja Properties can help you find the right property and navigate the process of becoming a resident. But first, enjoy your vacation.

Frequently Asked Questions

Do I need to clear US customs at SJD airport?

No. US customs is only at certain airports. At SJD, you pass through Mexican immigration and customs. US Customs happens when you arrive back in the United States.

What is the FMM tourist card and how long does it last?

The FMM is Mexico's tourist permit. It's valid for up to 180 days for most nationalities. The officer stamps your arrival date and grants you a specific number of days. Save the bottom portion. You'll need it when leaving Mexico, or you'll face a fine and delays.

How long does customs take at SJD Airport?

Most travelers clear customs in 15 to 45 minutes depending on season and time of day. Peak times (weekends, holidays, winter season) can be slower. Off-season is faster. The red light/green light system means most people move through quickly without a bag inspection.

What does the red light green light system mean at Mexican customs?

It's a random selection process for inspecting baggage. You press a button. A light illuminates. Green light means you're done. Red light means a customs agent will inspect your bags. About 10% to 20% of travelers get selected randomly.

Is it safe to use Uber from SJD airport?

Uber operates in Cabo, but it's not authorized for airport pickups at curbside. The workaround of walking a few blocks away technically works but isn't recommended. Stick with official taxis, shuttles, or pre-booked transfers for simplicity and safety.

What's the best way to avoid timeshare salespeople at the airport?

Make zero eye contact. Walk past them with purpose toward your pre-arranged transportation. Don't engage, don't listen, and don't accept "free" offers. Legitimate transportation companies don't recruit in the terminal.

Should I exchange money at the airport or wait?

Use the ATM in the terminal for most of your cash - the exchange rate is fair. If you need a small amount immediately for tips or drinks, the currency exchange counter is convenient. Avoid exchanging large amounts there due to markup. Town banks offer better rates for bulk exchanges.

What items am I not allowed to bring into Mexico?

Leave behind cannabis (even if legal where you live), vaping devices, firearms, fresh produce, and certain meats and dairy. Prescription medications are fine with a doctor's letter or prescription copy. Undeclared large amounts of cash over $10,000 USD are not allowed.

Do I need to arrive 3 hours early for international flights from SJD?

Three hours is standard for international flights in the US. At SJD, you're already in Mexico, so outbound flights to the US require only two hours. Check with your airline. Peak season sometimes requires extra time due to congestion.

What's the best transportation from SJD: shuttle, taxi, or rental car?

It depends on your needs. Shuttles are budget-friendly but slower due to multiple stops. Private transfers are fast and convenient. Taxis offer flexibility. Rental cars are best if you're exploring beyond your hotel. Pre-book whenever possible, especially during peak season.

Mexico has over 5,800 miles of coastline. That's more beachfront than almost any country in the Western Hemisphere. But if you've spent any time looking at beachfront real estate in Mexico, you've probably noticed one region keeps coming up over and over again.

Los Cabos.

Specifically, Cabo San Lucas and San Jose del Cabo. These two cities sit at the southern tip of the Baja California peninsula, separated by a 20-mile stretch of coastline called the Corridor. Together, they've become the single most popular destination for Americans and Canadians buying beachfront property in Mexico.

And it's not hard to understand why. Direct flights from most major U.S. cities. A thriving luxury hospitality scene backed by names like Four Seasons, Montage, and One&Only. Year-round sunshine. A real estate market that's seen steady 5 to 8 percent annual appreciation since 2022.

This guide covers everything you need to know before buying beachfront property in Mexico, with a specific focus on Cabo San Lucas and San Jose del Cabo. You'll learn the legal structure, the buying process, market pricing, the best neighborhoods for beachfront homes, luxury branded residences worth knowing about, and what pitfalls to watch out for.

We're Baja Properties, and we've been operating in Los Cabos since 1986. Our team helped establish the first MLS in Baja California Sur, and we're the most experienced brokerage in the region. Much of the on-the-ground insight in this guide comes from that nearly 40-year track record.

Let's get into it.

Can Foreigners Buy Beachfront Real Estate in Mexico?

Yes. This is the first question almost every buyer asks, and the answer is straightforward.

Mexico's constitution includes something called the Restricted Zone. It covers all land within 50 kilometers (about 31 miles) of the coastline and 100 kilometers of the border. Every property in Cabo San Lucas and San Jose del Cabo falls inside this zone.

Foreigners can't hold direct title to property inside the Restricted Zone. But there's a legal structure called a fideicomiso that's been in place for decades, and it gives you full ownership rights. Hundreds of thousands of American and Canadian buyers have used this structure without issue.

A fideicomiso is a bank trust. A Mexican bank holds the legal title as trustee, but you (the buyer) are the beneficiary. You control everything. You can live in the property, rent it, renovate it, sell it, or pass it to your heirs. The bank can't do anything with the property on its own. They're just the trustee on paper.

There's also the option of forming a Mexican corporation to hold the property. This route is more common for investors holding multiple properties or commercial assets. For most individual buyers, the fideicomiso is simpler and more cost-effective.

One thing that catches some foreign buyers off guard: Mexico operates under civil law, not common law. Verbal agreements don't hold up. Everything runs through a Notario Público, which is a government-appointed attorney who oversees and certifies every real estate transaction. This isn't optional. Every legitimate purchase in Mexico goes through a Notario.

What Is a Fideicomiso and How Does It Protect You?

Here's what the fideicomiso gives you:

• Full rights to use, occupy, and enjoy the property
• The ability to rent it out and collect income
• Permission to renovate or build on the land
• The right to sell the property at any time and keep the proceeds
• Inheritance rights, so you can pass it to your heirs

The trust is set up for a 50-year term and is renewable. Annual trust fees run between $500 and $1,500, depending on the bank. The initial setup fee at closing is typically $2,000 to $4,000.

The bank has no authority to sell, lease, or encumber your property. They hold the title in name only. For all practical purposes, you're the owner.

Understanding the Cabo Real Estate Market: Prices, Trends, and What to Expect

Cabo San Lucas real estate has been on a strong upward trend. The average property price across all types sat at roughly $727,000 USD as of 2025, according to local MLS data tracked by Cabo Real Estate Services. Properties over $1 million accounted for 77 percent of total market volume, which tells you something about where the market is concentrated.

Here's a general breakdown by property type:

• Condos: Starting around $150,000 for inland units. Ocean-view and beachfront condos range from $500,000 to well over $1 million.
• Single-family homes: $300,000 in emerging neighborhoods. Gated beachfront communities start around $1.5 million and go up from there.
• Direct beachfront properties: Beachfront condos in Cabo San Lucas typically start around $900,000. Villas and branded residences on the Corridor range from $2.5 million to over $10 million.

One data point that's useful for timing: condos move faster than houses. The average days on market for condos in Los Cabos is about 184 days, compared to 216 days for houses. If you're looking at a beachfront condo, good inventory doesn't sit long.

Infrastructure is working in the market's favor, too. The Los Cabos airport is undergoing expansion, a new desalination plant is in progress, and road upgrades along the Corridor are expected to push demand up another 5 to 15 percent over the next few years, according to federal project data from Proyectos México.

As for closing costs, budget 7 to 10 percent of the purchase price on top of the property cost. That covers the acquisition tax (around 2 percent), notary fees, fideicomiso setup, title insurance, appraisal, and agent commission. On a $1 million beachfront condo, that's an additional $70,000 to $100,000.

The Best Neighborhoods for Beachfront Property in Cabo

Not all beachfront in Cabo is the same. Geography matters more here than most buyers realize. Cabo San Lucas sits on the Pacific side. San Jose del Cabo faces the Sea of Cortez. The Corridor connects them along a 20-mile stretch that's home to most of the region's luxury developments.

Each area attracts a different type of buyer, and each comes with its own pricing, lifestyle, and tradeoffs.

Pedregal: Cabo's Most Prestigious Gated Community

Pedregal is a hillside community that overlooks the Pacific Ocean and the Cabo San Lucas marina. It's often called "the Beverly Hills of Cabo" and it earns the comparison. Gated with 24/7 security. Private beach club access for residents. And some of the most dramatic ocean views in all of Los Cabos.

Properties here range from around $800,000 for a condo to over $10 million for hilltop villas with panoramic Pacific views. Pedregal is best suited for buyers who want privacy, security, and proximity to downtown Cabo without being in the middle of it.

One thing to know: because Pedregal faces the open Pacific, many of the beaches below have strong surf and aren't swimmable. This doesn't bother most residents (the beach club has a pool), but it's worth knowing before you assume "beachfront" means you can swim right out your door.

Medano Beach: Beachfront Energy and Rental Income

Medano Beach is the most active and famous beach in Cabo San Lucas. It's also the only easily swimmable beach right in the downtown area. Restaurants, bars, and beach vendors line the sand, and tourists fill it year-round.

If rental income is part of your plan, Medano is where the numbers work hardest. High foot traffic and consistent tourist demand mean strong short-term rental occupancy. Hacienda Beach Club and Residences anchors the beachfront here.

This neighborhood suits buyers who want to be in the middle of the action and investors focused on vacation rental returns.

The Corridor: Where Luxury Lives Between the Two Cabos

The Corridor is the 20-mile coastal stretch between Cabo San Lucas and San Jose del Cabo. It's where you'll find the most storied names in Los Cabos real estate.

Palmilla. Chileno Bay. Querencia. Cabo del Sol. Diamante. Quivira. Rancho San Lucas. El Dorado. These master-planned communities line the Corridor with golf courses, beach clubs, private restaurants, and resort-level amenities.

Condos in Corridor communities start around $600,000. Custom homes range from $1.5 million to well over $3 million. Beachfront villas can exceed $10 million in the most established developments.

Several of these communities sit on the Sea of Cortez side, where the water is calmer and the beaches are swimmable. Chileno Bay and Palmilla are two of the best-known examples.

Corridor real estate is best for luxury buyers, golfers, and those who want resort-style living without the congestion of downtown Cabo San Lucas.

San Jose del Cabo: The Quieter, Cultural Alternative

San Jose del Cabo is the less touristy of the two cities. Its historic Art District hosts weekly art walks, and local markets give the town a rhythm that feels more authentically Mexican. The pace here is slower. The streets are quieter.

Puerto Los Cabos, a growing upscale marina development on the east end of San Jose, is attracting more luxury buyers each year. And because San Jose del Cabo real estate still comes at a slight discount compared to Cabo San Lucas, there's meaningful appreciation potential in this area.

Best for full-time residents, retirees looking for cultural richness, and buyers who want value in a market that's trending upward.

Luxury Branded Residences and Presale Opportunities in Cabo

This is one of the most overlooked angles in Cabo real estate, and it's also one of the most exciting for the right buyer.

Branded residences are properties built within or alongside a world-class hotel or resort. The brand manages the property. Owners get access to the resort's full service menu: concierge, housekeeping, food and beverage, spa, beach clubs, sometimes even private chefs. You own the home. The hotel brand runs the experience.

These properties carry a 20 to 30 percent premium over comparable non-branded units. But that premium buys you something tangible: professional property management, a built-in rental program backed by a global brand, and much stronger resale positioning.

Los Cabos has more branded residences per mile of coastline than almost anywhere in the Americas. Here are the names worth knowing.

Notable Branded Residence Developments in Los Cabos

Four Seasons at Cabo del Sol sits on the Corridor with 61 private residences and panoramic Sea of Cortez views. Full resort services. One of the most established branded developments in the region.

Montage Los Cabos is on the Corridor with direct beach access. Known for personalized service, a world-class spa, and culinary programming. Montage residences are among the most sought-after in Cabo.

One&Only Palmilla is widely considered the most iconic resort address in all of Mexico. Palmilla's beach is one of the few naturally swimmable beaches in Los Cabos, and the brand's reputation speaks for itself.

Waldorf Astoria Los Cabos Pedregal sits behind the famous tunnel entrance on the Pacific side of Cabo. Dramatic setting. Legendary service. Extremely limited residence inventory.

Auberge Resorts operates two properties in Los Cabos: Chileno Bay (family-friendly, swimmable beach, golf) and Esperanza (one of the most visually striking resorts in all of Cabo). Both offer residence ownership.

The Cape, a Thompson Hotel, has a more modern, design-forward feel. Award-winning Manta restaurant. Rooftop lounge. Best panoramic view in Cabo San Lucas.

Ritz-Carlton Reserve, St. Regis, and Park Hyatt each bring distinct service identities. Ritz-Carlton's boutique reserve concept, St. Regis butler service, and Park Hyatt's curated design approach give buyers a choice that matches their lifestyle.

Why Presale Properties in Cabo Deserve a Look

Presale (or pre-construcción) is how many developers sell units before a project is built. For buyers, it means locking in a price at today's valuation, often with phased payments spread across the construction period.

A typical presale structure looks like this: 10 to 30 percent deposit at signing, scheduled payments during the build, and the balance due at closing when the project delivers.

The appeal is price. Presale units are almost always priced below what comparable resale units sell for in the same area. And in a market where beachfront land is limited and demand keeps climbing, buying before delivery can mean meaningful appreciation by the time you get the keys.

The risk comes down to the developer. Not every project delivers on time or on spec. You want an agent who knows the developers personally, has seen their previous projects through completion, and can verify that buyer funds are held in a third-party escrow account. Our team has been vetting developers in Los Cabos for nearly four decades, and we can tell you which projects are worth your money and which ones to walk away from.

How to Buy Beachfront Property in Cabo: The Step-by-Step Process

Buying beachfront property in Mexico is not as complicated as it sounds. The process has a few more moving parts than a U.S. or Canadian purchase, but with the right agent and legal team, it moves smoothly.

Step 1: Define Your Goals and Budget

Start by getting clear on what you want the property to do for you. A vacation home you'll use a few months a year? A full-time residence? A rental investment? Each of these changes what you should prioritize: location, HOA rules, property management, and price range.

Budget realistically. The purchase price is just the start. Layer in 7 to 10 percent closing costs, annual fideicomiso fees, HOA dues (which can run $200 to $2,000 per month in gated communities), property taxes (0.1 to 0.2 percent of assessed value), and property management fees if you're not there full-time.

Step 2: Choose the Right Real Estate Agent

This is the single most impactful decision in the entire process.

The right agent doesn't just show you listings. They know the inventory. They know which buildings have strong HOAs and which ones have delinquent owners. They know the difference between a beachfront unit with swimmable water and one with a rocky shore. They know the Notario process, the fideicomiso timeline, and the developers who deliver on their promises.

We had a client fly in from Denver a couple of years ago. He'd been searching Zillow-style portals for months and had a shortlist of 12 properties. On the first morning driving the Corridor together, our agent pointed out which buildings had HOAs in trouble, which "beachfront" listings had no actual beach access, and which developer had a project running behind schedule. By lunch, his list of 12 was down to three. That kind of local context is the difference between a smart purchase and an expensive lesson.

When you're choosing an agent, look for 10 or more years in the market. They should be bilingual. They should be AMPI-certified (AMPI is Mexico's professional real estate association). And they should represent your interests, not just push their own listings.

That's exactly how we operate at Baja Properties. Our founder, Michael Schaible, started the brokerage in 1986. We established the first MLS in Baja California Sur in 1990, chartered the first AMPI chapter in Los Cabos in 1994, and were instrumental in getting the Baja California Sur Real Estate License Law passed in 2017. No other brokerage in Cabo has that depth of institutional history, and our agents bring that same level of knowledge to every client relationship.

Step 3: Search, View, and Make an Offer

Don't buy off photos alone. A second-row condo and a front-row unit can look almost identical in listing photos but feel completely different in person. Visit. Walk the beach. Check the sightlines.

When you're ready, you'll submit a written offer through your agent (called a contrato de compraventa). Verbal agreements carry no legal weight in Mexico. Everything has to be in writing.

Once terms are agreed, you'll open a third-party escrow account and wire a deposit, typically around 10 percent for resale properties.

Step 4: Due Diligence (30 to 60 Days)

This is your window to verify everything. Title search. Property survey. HOA financial review.

A few things to pay special attention to:

Short-term rental rules. Some buildings in Cabo have recently tightened their HOA rules around vacation rentals. If rental income is part of your plan, confirm the building allows it before you close.

Ejido land. Ejido is communal agricultural land. Foreigners cannot own ejido property unless it's been fully privatized. Your agent and Notario should confirm this early in due diligence.

Water and utilities. Some areas of Los Cabos still deal with inconsistent municipal water pressure. In certain neighborhoods, trucked water delivery is the norm. Ask specifically about the property's water source and utility infrastructure.

Step 5: Closing and Registration

The Notario prepares the final deed and the fideicomiso documents. Everything gets registered with the public property registry. Funds transfer through escrow.

The full timeline from accepted offer to closing is typically 45 to 75 days for resale properties. Presale purchases follow a longer schedule tied to construction milestones.

What to Look for Specifically in Cabo Beachfront Properties

Buying beachfront property in Mexico comes with a few things you won't find in a U.S. or Canadian transaction. Here's what experienced buyers pay attention to in Cabo.

Swimmable vs. non-swimmable beach. This is the single biggest thing that catches first-time Cabo buyers by surprise. Properties on the Pacific side (Pedregal, parts of Cabo San Lucas) face open-ocean surf that's often too rough for swimming. The Sea of Cortez side (the Corridor, San Jose del Cabo) is calmer. Palmilla and Chileno Bay are two of the most popular swimmable beach communities. If swimming matters to you, ask about this before anything else.

HOA financial health. Look at the HOA's balance sheet, not just the monthly dues. Are all owners current on their fees? Is there a reserve fund for maintenance and repairs? A small community where several owners are behind on dues can mean deferred building maintenance and surprise assessments.

Rental income expectations vs. reality. Not every beachfront condo in Cabo can be rented as a vacation property. Some buildings restrict short-term rentals through their HOA bylaws. Others allow it but with limits on platforms like Airbnb. Occupancy rates in Los Cabos average 48 to 55 percent annually for short-term rentals, based on AirDNA tracking data. Crunch the numbers before you buy with income expectations in mind.

Views vs. direct beach access. "Oceanfront" and "beachfront" don't always mean the same thing. Some properties have stunning ocean views but sit on a cliff with no direct path to the sand. Others are steps from the beach. Clarify exactly what you're getting before making an offer.

Property management. If you're only using the property part of the year, you'll need someone on the ground. Property managers in Cabo handle everything: bill payments, maid service, maintenance, and guest coordination if you're renting. Budget for this in your annual carrying costs and interview managers the same way you'd interview an agent.

Frequently Asked Questions

Can Americans buy beachfront real estate in Mexico? Yes. Through a fideicomiso (bank trust), American citizens get the same effective ownership rights as any buyer. That includes the right to live in the property, rent it out, renovate it, sell it, and leave it to heirs. The structure has been in place for decades and is used by hundreds of thousands of foreign buyers across Mexico.

How much does beachfront property cost in Cabo San Lucas? Beachfront condos in Cabo San Lucas typically start around $900,000 to $1.2 million. Beachfront villas and branded residences along the Corridor range from $2.5 million to over $10 million. Prices have been climbing 5 to 8 percent annually since 2022.

What is a fideicomiso and do I need one to buy in Cabo? A fideicomiso is a bank trust required for any foreigner buying property within 50 kilometers of the Mexican coastline. All of Cabo falls within this zone. The bank holds the title, but you retain all rights as the beneficiary. Annual trust fees are $500 to $1,500.

What are the closing costs when buying property in Cabo? Plan for 7 to 10 percent of the purchase price in addition to the property cost. This includes acquisition tax (about 2 percent), notary fees, fideicomiso setup ($2,000 to $4,000), title insurance, appraisal, and agent commission.

What's the difference between Cabo San Lucas and San Jose del Cabo for buying property? Cabo San Lucas has the marina, the nightlife, Medano Beach, and the highest tourist foot traffic. San Jose del Cabo is quieter with a historic Art District, local markets, and a stronger sense of local community. The Corridor between them is where most luxury resort communities and branded residences are located.

What are the best neighborhoods for beachfront property in Cabo? Pedregal for gated privacy and Pacific views. Medano Beach for rental demand and walkability. The Corridor (Palmilla, Chileno Bay, Querencia, Cabo del Sol) for luxury resort living with Sea of Cortez access. San Jose del Cabo and Puerto Los Cabos for quieter, appreciating areas.

Are branded residences in Cabo worth the premium? Branded residences at properties like Four Seasons, Montage, and One&Only typically cost 20 to 30 percent more than comparable non-branded units. That premium gets you professional management, resort-level services, a built-in rental program, and stronger resale value tied to global brand recognition.

How does presale real estate work in Cabo? You purchase a unit before construction is complete, usually at a lower price than comparable resale inventory. The typical payment structure is 10 to 30 percent down at signing with phased payments during construction. The risk is developer reliability, so working with an experienced local agent who knows the developers is non-negotiable.

How long does it take to buy property in Cabo as a foreigner? Most resale purchases close in 45 to 75 days from an accepted offer. That timeline includes due diligence, fideicomiso setup, and Notario processing. Presale timelines depend on the construction schedule.

How do I find a reputable real estate agent in Cabo San Lucas? Look for 10 or more years of local market experience, bilingual capability, AMPI certification, and a track record that spans resale, new development, and presale. We've been doing this since 1986, making us the longest-tenured brokerage in Los Cabos. Our team specializes in beachfront and luxury corridor properties. Start a conversation with us here.

Start Your Search with Us

We've been matching buyers with beachfront real estate in Cabo since 1986. That's nearly 40 years of local market knowledge, developer relationships, and transaction experience that no other brokerage in the region can match.

Whether you're looking for a beachfront condo on Medano, a branded residence on the Corridor, or a presale opportunity in one of Cabo's newest luxury developments, our team has the inventory access and the expertise to walk you through every step.

Browse our beachfront listings in Cabo San Lucas and San Jose del Cabo or contact us directly to start the conversation.

The story in Cabo San Lucas right now isn't just about what's already built. It's about what's coming.

Six major hotel brands have announced luxury resort residences currently in pre-sale or active development in the Los Cabos area. We're talking about Aman, St. Regis, Soho House, Conrad, Delano, and Raffles. These are brands that don't build in many places, and don't announce projects unless the market justifies it. The fact that all six have landed on the same peninsula within the same few years says something about where Cabo is headed.

At Baja Properties, we track every development in the market closely. Pre-sale opportunities come and go quickly, and in a market this competitive, the buyers who move early are the ones who get the best selection and the best pricing.

This guide covers every significant luxury resort residence announced for Cabo San Lucas and the greater Los Cabos area. We'll walk through what's been announced, when delivery is projected, and what each development means for buyers considering a pre-sale purchase.

If you're looking for what's available right now, fully built and operating, see our top 10 existing luxury resort residences in Cabo San Lucas.

Why Buy Pre-Sale in Cabo San Lucas?

Pre-sale pricing is the primary draw. Developers price early units at a discount to attract capital before construction is complete. By the time a project delivers, prices have typically risen. Buyers who got into Four Seasons at Costa Palmas early, for example, saw strong appreciation from purchase to delivery.

Pre-sale buyers also get first pick of floor plans, views, and unit positions. In smaller developments (and several on this list have fewer than 50 units), the best options are gone quickly. Once a project is delivered and open for hotel guests, the remaining inventory is priced accordingly.

There's also a branding premium that kicks in at delivery. Branded residences globally command a 25 to 35 percent price premium over comparable non-branded properties, according to Knight Frank's Branded Residences Report. The same report notes that branded residence supply has more than doubled globally over the past decade, with Latin America among the fastest-growing regions. Buyers who purchase pre-sale are getting in before that premium is fully priced in.

That said, pre-sale purchases require due diligence. We cover what to ask before signing below.

Upcoming Luxury Resort Residences in Los Cabos

1. Soho House Los Cabos, Cabo del Sol (2026)

Soho House is a members' club brand with a global following, with properties in London, New York, Los Angeles, Mexico City, and now Cabo San Lucas. The Los Cabos location is planned for Cabo del Sol, one of the most established resort corridors in the area.

The development includes 45 residences and 5 private villas. Soho House brings a distinct creative, design-forward energy that sets it apart from the traditional luxury hotel brands. Owners here get access to the Soho House members' club amenities, something no other development on the Corridor can offer. Browse Cabo del Sol properties.

This one is expected in early 2026. For buyers who want an address with cultural cachet as much as lifestyle credentials, Soho House is worth watching closely.

2. Amanvari, Costa Palmas, East Cape (2026)

Aman is the most exclusive hospitality brand in the world. Their properties are rare, small, and intensely private. Amanvari at Costa Palmas is following that formula: just 18 casitas plus a private residential component on the warm, swimmable waters of the Sea of Cortez.

Costa Palmas is already home to the Four Seasons Residences and the only private marina in Los Cabos. Aman's arrival further establishes the East Cape as a serious luxury destination in its own right, not just a quieter alternative to the Corridor.

Eighteen units means eighteen opportunities. That level of scarcity is unusual even by Cabo standards. Buyers interested in Amanvari should be speaking with us now, not in six months.

Projected delivery is mid-2026. Pricing is not widely published. Contact our team directly for current pre-sale details.

3. St. Regis Los Cabos at Quivira (2026)

Quivira is one of the most recognized resort developments in Cabo San Lucas, home to a Jack Nicklaus Signature golf course and a stretch of Pacific beachfront that's hard to beat. The St. Regis Los Cabos is planned within the Quivira community, with approximately 60 residences across the project.

St. Regis is a Marriott brand, which carries significant weight for buyers interested in the rental management side. Marriott's global reservation network drives occupancy in ways that smaller independent brands simply can't match. The Marriott Bonvoy platform alone reaches over 200 million members, according to Marriott's investor relations disclosures. For buyers who plan to enroll in a rental program, that network is a material advantage.

Delivery is projected for late 2026. This is one of the most anticipated launches in the Cabo market, and pre-sale interest has been strong.

4. Conrad Los Cabos at Oleada (2027)

Conrad is Hilton's ultra-luxury tier, the same parent company as Waldorf Astoria, but with a more contemporary design sensibility. The Conrad Los Cabos at Oleada is planned with approximately 40 residences.

Conrad properties tend to attract a design-conscious, globally mobile buyer who appreciates modern architecture and integrated technology throughout the property. The Hilton network, like Marriott's, provides meaningful distribution for owners who want rental income.

A 2027 delivery puts this at the further end of the near-term pipeline, which also means there may still be genuine pre-sale pricing available. Our team can advise on current availability.

5. Delano East Cape (2029)

Delano is an Accor brand with a strong identity in lifestyle-driven luxury. The East Cape location places it in the same emerging corridor as Four Seasons at Costa Palmas and Amanvari, a deliberate clustering of ultra-luxury brands that is beginning to define the East Cape as its own luxury destination.

The Delano East Cape is planned with approximately 60 residences and a 2029 projected delivery. That timeline gives buyers significant runway on pre-sale pricing if they move early.

The East Cape is worth understanding as a long-term investment thesis. Infrastructure has been improving steadily, travel time from the airport has decreased as roads have improved, and the beaches on the Sea of Cortez side offer swimming conditions that the Pacific-facing Corridor often can't. Values in this corridor have been climbing, and the arrival of Aman, Four Seasons, Delano, and Raffles is accelerating that trajectory.

6. Raffles Estera East Cape (2029)

Raffles is one of the oldest luxury hospitality brands in the world. Singapore's iconic Raffles Hotel is over a century old, and its residential properties carry that heritage into every market they enter. Raffles Estera at the East Cape is planned with approximately 46 residences, also projecting delivery in 2029.

A Raffles address carries genuine global brand recognition among the high-net-worth buyers who are the primary market for these homes. The East Cape location alongside Delano and the existing Four Seasons and Aman properties makes Raffles Estera part of what is becoming an extraordinarily concentrated stretch of ultra-luxury branded residences.

For buyers with a longer investment horizon, the 2029 projects represent an opportunity to purchase at early-stage pricing in what is clearly the next major luxury corridor in Mexico.

The East Cape: Cabo's Next Luxury Frontier

It's worth pausing on the East Cape specifically, because the concentration of upcoming branded residences there is not random.

The East Cape occupies the warm-water side of the Baja peninsula, facing the Sea of Cortez rather than the Pacific. The water is calmer, warmer, and swimmable in ways that much of the Corridor is not. The beaches are wider. The setting is more remote and private.

Four Seasons opened at Costa Palmas and demonstrated that buyers would make the drive. The private marina filled quickly. Property values climbed. And now Aman, Delano, and Raffles have all chosen the same corridor for their Cabo entries.

That's not a coincidence. Buyers who got into Costa Palmas early already understand what that clustering means.

If you're looking at Cabo as a 5 to 10 year investment, the East Cape pipeline is where our team is directing the most serious conversations right now. For background on buying luxury homes in Los Cabos more broadly, see our guide to luxury homes in Cabo San Lucas.

Browse Costa Palmas properties

What to Ask Before Buying Pre-Sale in Cabo

Pre-sale purchases require a different kind of due diligence than buying a completed property. Here are the questions that matter:

Developer track record: Has this developer delivered projects in Mexico before? On time? Without significant scope changes? A brand name attached to a project doesn't eliminate developer risk. It reduces it, but doesn't eliminate it.

Deposit structure and escrow: Where are your deposits held? They should sit in escrow with a reputable Mexican bank or fiduciary, not with the developer directly. Ask to see the escrow agreement before signing anything.

Delivery guarantees: What are the contractual remedies if delivery is delayed? A well-structured pre-sale agreement will include penalties or remedies for significant delays.

Fideicomiso setup: Pre-sale purchases still require a fideicomiso for foreign buyers. Your attorney should review all purchase documents before you sign. Budget $2,000 to $3,000 for setup costs and $550 to $1,000 annually for trust maintenance. Our fideicomiso guide for foreign buyers covers the full process.

Rental program terms: If you plan to enroll in the resort's rental program, ask for the full terms in writing before closing. That includes the revenue split, any blackout periods, and whether enrollment is optional or required.

Our team at Baja Properties can connect you with attorneys, fiduciaries, and advisors who specialize in this type of transaction. We don't just introduce buyers to developments. We walk with them through the entire process.

Frequently Asked Questions

What luxury resort residences are coming soon to Cabo San Lucas? Several major brands have announced upcoming developments in the Los Cabos area. These include Soho House Los Cabos (Cabo del Sol, 2026), Amanvari (Costa Palmas, 2026), St. Regis Los Cabos at Quivira (2026), Conrad Los Cabos at Oleada (2027), Delano East Cape (2029), and Raffles Estera East Cape (2029). Pre-sale opportunities are available on several of these projects now.

Is buying pre-sale in Cabo San Lucas a good investment? Pre-sale buyers in Cabo have historically benefited from lower entry pricing and first selection of floor plans and views. Branded residences globally command a significant price premium over comparable non-branded properties, and that premium is typically not fully priced in at the pre-sale stage. As with any pre-sale purchase, due diligence on the developer and contract structure is important.

How does pre-sale pricing work for resort residences in Cabo? Developers release pre-sale units at a discount to raise capital during construction. Prices are typically tiered across multiple sales phases, with the earliest buyers getting the lowest prices. As the development moves closer to completion and remaining inventory shrinks, prices rise. By delivery, pricing usually reflects the full branded residence premium.

What is the Aman resort residences project in Cabo? Amanvari is a planned Aman property at Costa Palmas on the East Cape, approximately one hour from Los Cabos International Airport. The development is planned with just 18 casitas plus private residences, one of the smallest unit counts of any branded residence project in the region. Projected delivery is mid-2026. Contact Baja Properties for current pre-sale details.

What is the St. Regis residences project in Cabo? St. Regis Los Cabos at Quivira is a planned Marriott-managed branded residence community within the Quivira development in Cabo San Lucas. It includes approximately 60 residences with a projected delivery in late 2026. Pre-sale interest has been strong given the Marriott rental distribution network and the Quivira location.

What is the difference between the East Cape and the Corridor in Cabo? The Corridor is the stretch of Pacific-facing coastline between Cabo San Lucas and San José del Cabo, where most existing resort communities are located. The East Cape faces the Sea of Cortez and offers warmer, calmer, swimmable water and more private settings. It's roughly an hour from the airport. The East Cape is currently seeing significant new branded residence development and strong appreciation.

Can foreigners buy pre-sale resort residences in Cabo San Lucas? Yes. Foreign buyers can purchase pre-sale resort residences in Cabo San Lucas through a fideicomiso, a bank trust that is the standard legal structure for foreign coastal property ownership in Mexico. Your deposits should be held in escrow, and all purchase documents should be reviewed by a qualified Mexican real estate attorney before signing.

How do I get current pricing and availability on upcoming Cabo resort residences? Pre-sale pricing and availability on projects like Amanvari, St. Regis at Quivira, Soho House Los Cabos, and Conrad Los Cabos are not always publicly listed. Contact our team at Baja Properties directly. We have direct relationships with the sales teams on these developments and can give you current information.

Talk to Our Team Before Pre-Sale Inventory Moves

Pre-sale opportunities in a market like Cabo don't wait around. Amanvari has 18 units. Soho House has 50. The best positions in any of these developments are gone before most buyers know they were available.

Our team at Baja Properties tracks every announcement in this market and maintains direct relationships with the development sales teams on all of these projects. If you want current pricing, floor plan availability, and an honest assessment of which pre-sale opportunity fits your goals, reach out today.

Contact Baja Properties or view all Cabo luxury communities.

Cabo San Lucas has spent the last decade quietly becoming one of the most sought-after luxury real estate markets in the world. Los Cabos was recently crowned the number one super-luxury travel destination in Latin America, and the residential market has followed that momentum. The resort communities being built here now rival anything in the Caribbean or the Mediterranean, and buyers are starting to take notice.

At Baja Properties, we work with buyers across every segment of the Cabo market. When clients ask us where the most compelling opportunities are, the conversation almost always turns to resort residences. These are private homes and condos built within, or directly alongside, operating five-star hotels. You own your property outright. You also have full access to the resort's amenities, pools, restaurants, spa, and beach club, often with the option to enroll in a managed rental program when you're not there.

This guide covers the ten resort communities we believe represent the strongest combination of lifestyle, ownership quality, and long-term value right now. These are all existing, operating developments. Not renderings. You can visit them today.

What Is a Luxury Resort Residence, Exactly?

Before getting into the list, it helps to be clear on what separates a resort residence from a standard luxury condo.

A resort residence gives you private ownership of a home or condo that sits within a branded five-star resort. You get a legal title (held through a bank trust called a fideicomiso, which is standard for foreign buyers in Mexico's coastal zone). You also get access to all the hotel's amenities, often at owner-preferred pricing or at no additional charge beyond your HOA fees.

Those HOA fees are higher than you'd find in a typical condo community. Expect anywhere from $3,000 to $15,000 or more per year, depending on the development and what's included. That covers hotel-grade security, maintenance, insurance, and access to the resort's full facility team.

Most resort residences also offer an optional rental management program. The resort handles bookings, cleaning, and guest services. You get a percentage of the revenue. It's a straightforward way to offset carrying costs when the property sits empty.

One more thing worth knowing: branded residences globally command a price premium of roughly 25 to 35 percent over comparable non-branded properties, according to Knight Frank's Branded Residences Report. That premium reflects the brand's ongoing management, reputation, and guest demand, all of which support long-term property values.

The Top 10 Luxury Resort Residences in Cabo San Lucas

1. Chileno Bay Club & Residences, Auberge Resorts Collection

Location: The Corridor, Chileno Bay

Chileno Bay is the only Auberge-branded residential development on the Corridor, and it sits on one of the few naturally protected, swimmable bays on the Pacific side of the peninsula. That beach access alone sets it apart.

The community offers residences ranging from one to six bedrooms, all with access to the resort's three-tiered oceanfront pool, Tom Fazio-designed golf course, full spa, and fitness center. In the 2026 U.S. News Best Hotels rankings, Chileno Bay was ranked the third best hotel in Mexico.

Our take at Baja Properties: Chileno Bay is the strongest pick for buyers who want resort energy paired with genuine beach access. Short-term rental demand here runs high, driven by hotel guests who want more space and privacy than a standard room.

Explore Chileno Bay properties

2. Esperanza Residences, Auberge Resorts Collection

Location: Punta Ballena, approximately 15 minutes from Cabo San Lucas

Esperanza holds a distinction no other resort in Los Cabos can claim: it's the only private beach resort in the region. That's 17 acres on Punta Ballena, with three distinct residential communities within the property: Punta Ballena, Las Villas, and Las Residencias.

It's a Forbes Five-Star property, and it carries that rating with quiet confidence. The design is understated and refined. The service is exceptional. Owners here choose full ownership or fractional ownership depending on how they plan to use the property.

Our take: Esperanza attracts buyers who are done compromising on privacy. Inventory is limited and resale competition is strong. If a private beach matters to you, this is the one.

Is Cabo real estate a good investment?

3. Montage Residences Los Cabos

Location: Santa Maria Bay, The Corridor

Montage Los Cabos sits on another of the Corridor's rare swimmable bays, which makes Santa Maria Bay beachfront access one of the development's biggest draws. The 52 Montage Residences are fully furnished and turn-key. You can close and be in the property within a matter of weeks.

Pricing typically starts around $3.95 million for a two-bedroom residence and climbs to $5.2 million and beyond for three-bedroom homes. All owners have full access to the resort's pools, multiple restaurants, spa, and beach club.

Our take: Montage has the strongest hotel brand recognition on this list from a short-term rental perspective. Guests pay a premium to stay within the Montage brand, which translates directly to rental income for owners enrolled in the program.

4. West Enclave at Zadún, a Ritz-Carlton Reserve

Location: Puerto Los Cabos, San José del Cabo

Ritz-Carlton Reserve is the ultra-exclusive tier within the Ritz-Carlton brand. Only a handful of Reserve properties exist worldwide. Zadún is one of them, and West Enclave is its residential component: 27 single-family homes on an elevated bluff above the Sea of Cortez with panoramic water views.

The architecture is modern and bold. Homes range up to five bedrooms and are positioned around the hotel with careful separation for privacy. The Reserve experience translates directly into resident life. The service standard is simply higher here than at a standard luxury resort.

Our take: West Enclave appeals to serious real estate collectors. Buyers here tend to be adding to a portfolio, not making a first purchase. The Reserve branding and scarcity of inventory make this one of the strongest long-term appreciation stories on the Corridor.

5. Four Seasons Residences at Costa Palmas

Location: East Cape (La Ribera), approximately one hour from Los Cabos International Airport

Costa Palmas is a 1,500-acre master-planned community built around the only private marina in Los Cabos and the largest swimmable beach in the region. The Four Seasons Residences here sit on the warm waters of the Sea of Cortez, a very different experience from the Pacific-facing Corridor.

The East Cape is quieter and more private than the Corridor. Infrastructure has improved steadily over the past few years, and values have followed. Buyers who got in early at Costa Palmas have seen strong appreciation.

Our take: Four Seasons at Costa Palmas is the right choice for buyers who prioritize space, quiet, and beach quality over proximity to downtown. The marina access is a genuine differentiator for buyers with boats.

See Costa Palmas properties

6. Waldorf Astoria Los Cabos Pedregal

Location: Pedregal, Cabo San Lucas

The Waldorf Astoria Los Cabos Pedregal may have the most dramatic setting of any property on this list. You reach it through Mexico's only private tunnel, carved directly through the cliffs surrounding the resort. On the other side: a secluded Pacific cove with a 118-room hotel and residential casitas, each with private pools and ocean views.

It was ranked the fourth best hotel in Mexico by U.S. News in 2026. Despite being minutes from downtown Cabo San Lucas, it feels completely removed from it.

Our take: The Waldorf Astoria is for buyers who want to be in Cabo proper without the noise. The setting is genuinely dramatic, and the private tunnel creates a separation that no amount of landscaping can replicate.

Waldorf Astoria Los Cabos Pedregal residences

7. Viceroy Los Cabos Residences

Location: San José del Cabo, The Corridor

The Viceroy Los Cabos is one of the most visually striking developments on the peninsula. Mexican architect Miguel Ángel Aragonés designed the property, and his signature bold geometry is impossible to miss. Only 21 private residences exist within the community: three, four, and five-bedroom villas and penthouses, all with private pools.

For buyers who care deeply about design and architecture, this is the property. The small unit count also means the community stays intimate and private in a way that larger resort developments can't match.

Our take: Viceroy is a design-first purchase. Buyers here are often drawn to the architecture before the location. Resale inventory is competitive precisely because so few units exist.

Explore Viceroy residences in Los Cabos

8. The Cape Residences by Thompson Hotels

Location: Land's End, Cabo San Lucas (Monuments Beach)

The Cape Residences are 32 full-ownership condos perched on the bluffs above Monuments Beach, with direct sightlines to the Cabo Arch. That view (the Arch, the blue Pacific, the rocky point where two seas meet) is something buyers either want badly or don't care about at all. Buyers who want it pay a premium for it, and they don't regret it.

The boutique scale of only 32 units keeps the community private. Thompson Hotels manages the property with a consistent service standard.

Our take: The Cape is the right pick for buyers who want an unmistakably Cabo address. The Arch view is irreplaceable and non-replicable. No other development can offer it.

9. Las Ventanas al Paraíso, Rosewood Residences

Location: The Corridor, San José del Cabo side

Las Ventanas al Paraíso is one of the most well-known luxury hotel names in Los Cabos, and it's held that reputation for decades. The property has just 83 rooms, suites, and villas, kept deliberately small to protect its intimacy. The residential component reflects that same philosophy.

Entry-level suites run 960 square feet and include rooftop terraces and private fireplaces. The property has been recently renovated. It ranked fifth among Mexico's best hotels in the 2026 U.S. News rankings.

Our take: Las Ventanas is the most understated option on this list. There's no flash here, just exceptional service in a quiet, refined setting. Buyers drawn to Las Ventanas typically value privacy and hospitality above everything else.

10. Puerto Los Cabos Master Community

Location: San José del Cabo

Puerto Los Cabos is the largest master-planned community in Los Cabos and home to several of the developments on this list, including Zadún. The community itself encompasses a world-class marina, private beach club, and two championship golf courses, one designed by Jack Nicklaus and one by Greg Norman.

Buying within Puerto Los Cabos gives you access to the community's full infrastructure: marina slips, beach club, golf, and a growing collection of dining and wellness amenities.

Our take: Puerto Los Cabos is the right choice for buyers who want to invest in the broader master community rather than a single resort product. Marina access is the primary draw for boating buyers. It's also the most accessible entry point at various price levels within a prestigious address.

Browse Puerto Los Cabos properties

How to Choose the Right Cabo Resort Residence

One of our agents worked with a couple last year who had narrowed their search to two properties on the Corridor. They went back and forth for weeks analyzing the numbers. Then they visited both in person. Standing on the beach at one property, they looked at each other and the conversation was over in about thirty seconds. The in-person experience does something no spreadsheet can.

That said, a few categories worth thinking through before you visit:

By lifestyle: If beach access is the priority, Chileno Bay, Esperanza, and Montage are the strongest picks. If golf matters most, Zadún and Puerto Los Cabos deliver. If design is your driver, look at Viceroy or The Cape.

By location: The Corridor runs between Cabo San Lucas and San José del Cabo, about 20 miles of coastline where most resort developments sit. Cabo San Lucas proper is livelier and more central. San José del Cabo is quieter and more residential. The East Cape, where Four Seasons Costa Palmas sits, is the most private setting, about an hour from the airport, with warm-water beaches and marina access.

By investment profile: Buyers focused on rental income do best in developments with strong hotel brand recognition and high occupancy rates. Montage and Chileno Bay consistently lead here. Buyers focused on appreciation tend to look at developments with limited inventory, like Viceroy and Esperanza.

What Buyers Should Know Before Purchasing

The fideicomiso: Foreign buyers in Mexico's coastal zone hold title through a bank trust called a fideicomiso. It's legally sound, widely used, and renewable every 50 years. Setup typically costs between $2,000 and $3,000, with annual trust fees running $550 to $1,000. You have full ownership rights throughout. Our full fideicomiso guide walks through the process in detail.

HOA fees: Budget $3,000 to $15,000 or more annually depending on the development. Fees cover hotel-grade security, maintenance, landscaping, insurance, and access to resort amenities. Ask for a full HOA disclosure before making an offer.

Rental programs: Most resort residences offer an opt-in rental management program. The hotel manages bookings, cleaning, and guest services. You receive a percentage of revenue. Some programs have blackout periods during high-demand weeks. Ask the sales team for the exact revenue split and any restrictions before you commit.

Frequently Asked Questions

Can foreigners buy luxury resort residences in Cabo San Lucas? Yes. Foreign nationals can legally buy resort residences in Cabo San Lucas through a bank trust called a fideicomiso. The trust holds legal title on your behalf, and you retain full ownership rights. This structure is standard for coastal property purchases in Mexico and has been used for decades by international buyers.

What is the difference between a branded residence and a standard luxury condo in Cabo? A branded residence is tied to an operating five-star hotel. You get private ownership plus access to the resort's pools, restaurants, spa, beach club, housekeeping, and concierge. A standard luxury condo may be in a gated community with shared amenities, but without the hotel-level service infrastructure. Branded residences also tend to appreciate differently because the brand's reputation and management quality support demand over time.

Do luxury resort residences in Cabo include a rental program? Most do offer an optional rental management program. The resort handles all guest bookings, cleaning, and services. Revenue is split between the resort brand and the owner. The percentage varies by development. Enrollment is usually optional, meaning you can use the property personally without participating.

What are HOA fees like at luxury resort communities in Los Cabos? HOA fees at resort residence communities in Los Cabos typically range from $3,000 to $15,000 or more per year, depending on the size of the community and the amenities included. The fees cover hotel-grade maintenance, security, insurance, and access to resort facilities, considerably more than a standard condo HOA.

Which Cabo resort residence has the strongest rental income potential? Montage Residences Los Cabos and Chileno Bay Club & Residences consistently generate strong rental demand due to their hotel brand recognition and high occupancy. Well-located resort residences in Cabo can see annual gross yields in the range of 6 to 10 percent for owners enrolled in the rental program.

Is Cabo San Lucas real estate a good investment in 2025? Los Cabos has seen consistent price appreciation and strong demand from international buyers. Branded resort residences have historically appreciated faster than non-branded properties due to the hotel brand's ongoing management and demand generation. As with any real estate investment, location, timing, and the specific development all factor into returns.

What is a fideicomiso and do I need one to buy a resort residence in Cabo? A fideicomiso is a bank trust required by Mexican law for foreign buyers purchasing property in the coastal zone. Cabo San Lucas falls within the coastal restricted zone, so yes, a fideicomiso is required for most foreign buyers. The trust is renewable every 50 years, costs roughly $2,000 to $3,000 to set up, and carries an annual fee of $550 to $1,000. You maintain full ownership rights throughout.

Which part of the Corridor is best for buying a resort residence in Cabo? It depends on what you're looking for. The Pacific-facing Corridor between Cabo San Lucas and San José del Cabo has the most options and the most established resort communities. San José del Cabo is quieter and appeals to buyers who want a more relaxed setting. The East Cape, where Four Seasons at Costa Palmas sits, offers private, warm-water beaches and marina access, with values still appreciating as infrastructure improves.

What amenities do owners get versus hotel guests? Owner benefits vary by development, but typically include priority access to pools, restaurants, and spa bookings, preferred pricing on food and services, dedicated owner concierge, and in many cases discounted or complimentary access to facilities that hotel guests pay for. Owners at some properties also receive a certain number of complimentary resort credits each year.

Are there any new luxury resort residences coming soon to Cabo San Lucas? Yes. Several major brands have announced upcoming developments. St. Regis, Soho House, Aman, Conrad, Delano, and Raffles all have projects in various stages of pre-sale or development in the Los Cabos area. We cover all of them in our upcoming luxury resort residences in Cabo guide.

Ready to Find Your Resort Residence in Cabo?

Our team at Baja Properties specializes exclusively in Cabo real estate. We have direct relationships with the sales teams at every development on this list, and we work with buyers at every stage, from a first exploratory visit to closing day. If you'd like to tour any of these communities or get a side-by-side comparison built for your specific priorities, reach out and let's set something up.

Contact the Baja Properties team or browse all Cabo luxury communities.

Is Cabo San Lucas safe in 2026? Yes. Cabo San Lucas is safe in 2026. Ask recent visitors or the many people who live in the region year round and you will hear the same thing. The city sits at the tip of Baja California with a tourism-first mindset that keeps key spots simple to enjoy.

Are There Cabo San Lucas Travel Advisories Right Now: Updated February 25,2026.

Travel advisories right now are centered around Puerto Vallarta, not Los Cabos or Cabo San Lucas. 

What's Happening in Puerto Vallarta Has Nothing to Do With Cabo

On February 22, 2026, a major federal military operation in Jalisco resulted in the death of cartel leader Nemesio Oseguera Cervantes, known as El Mencho. The response was fast and coordinated. Organized crime groups set up road blockades using burning vehicles, triggered shootouts with security forces, and disrupted highways across several states. Jalisco's governor declared a Code Red emergency. Puerto Vallarta, sitting in the middle of all of it, saw flight cancellations, suspended rideshare services, and a U.S. Embassy directive for government staff to shelter in place.

That's a real situation, and it's worth taking seriously if you're heading to Jalisco.

Cabo San Lucas is not Jalisco.

The two destinations sit roughly 339 miles or 546–547 km (in a straight line or about 774 miles or 1,245 km by road) apart, separated by the Sea of Cortez and a full peninsula. Driving between them takes around 20 to 22 hours. Saying you won't visit Cabo because of what's happening in Puerto Vallarta is like canceling a trip to Miami because something went sideways in Los Angeles. The geography just doesn't connect.

To put it another way: Puerto Vallarta to Cancun is over 1,200 miles. Cabo to Cancun is around 1,500 miles. These are not neighbouring beach towns sharing a zip code. Mexico is a massive country, and conditions vary dramatically from one region to the next.

What the Advisories Actually Say About Cabo

The U.S. Embassy security alert issued on February 23, 2026 covered Guadalajara, Puerto Vallarta, Ciudad Guzman, Tijuana, Chiapas, and Michoacán. Baja California Sur, where Cabo San Lucas sits, was not included.

Los Cabos International Airport continued normal operations throughout the disruption with no reported security issues. The resort corridor, marina, and beach zones remained open. No shelter-in-place orders were issued for the peninsula. No road blockades. No operational disruptions of any kind tied to the February 22 events.

The Canadian government's regional advisories follow a similar pattern. The states flagged for elevated concern include Jalisco near the Michoacán border, Nayarit, Sinaloa, Guerrero, and others on the mainland. Baja California Sur doesn't appear on that list.

Why Cabo San Lucas and Baja California Sur Stay Separate

The Baja peninsula is geographically isolated from mainland Mexico. There's one long highway running its length, the Sea of Cortez on one side, the Pacific on the other. That geography isn't just a travel selling point. It's a structural reason why disruptions that spread across connected mainland states don't reach the tip of the peninsula the same way.

During the February events, traveler safety data showed Cabo San Lucas rated stable. Puerto Vallarta rated critical at the peak of the disruption. Those two ratings, at the same moment in time, in the same country, tell you everything about how different these destinations actually are.

Local businesses in Cabo reported business as usual. Hotels stayed open. Guests checked in and checked out. The marina ran its tours. The corridor between Cabo San Lucas and San José del Cabo saw normal traffic.

If You're Planning a Trip or Considering Cabo Real Estate

Check the latest page on Travel.State.Gov before you fly anywhere in Mexico, including Cabo. That's just good practice. But read the advisories carefully and look at which states are actually named. Baja California Sur and the broader advisory picture for Cabo are not the same thing as what's happening in Jalisco right now.

If someone told you Cabo isn't safe because of Puerto Vallarta, they're reading the map wrong. The facts on the ground, the airport data, the embassy directives, and the geographic reality all point in the same direction: Cabo San Lucas came through this week the same way it comes through most weeks. Stable, open, and running normally.

Tucked into the southern edge of Baja California Sur, this isn’t just a vacation spot. It is a working tourist destination with patrols, clear procedures, and a service culture built around guest security. That matters when you are picking a beach trip and weighing risk.

Now let's get back to focusing on Cabo-specific safety...

TL;DR - Is Cabo San Lucas Safe Right Now?

• Bottom line: It’s a safe place to visit in 2026, especially around the marina, downtown, Medano Beach, the Corridor, and major hotel zones.
• Official update: Baja California Sur is at Level 2 on Travel.State.Gov. That means stay aware and use common sense.
• Smart habits: Keep valuables tucked away, use hotel safes, stick to busy areas at night, and use Uber, pre-booked shuttles, or official taxis.
• Water and weather: Swim only where it is marked safe and watch beach flags. Plan ahead during hurricane season.
• Quick checks: Numbers and notices are easy to scan on the Numbeo Crime Index and CDC Travel Health Notices. Consider travel insurance for extra peace of mind.

Why Cabo San Lucas Remains A Safe Destination

Current Travel Advisories For Cabo San Lucas

Let’s talk travel advisories. The U.S. Department of State lists Baja California Sur at Level 2. That is the same level shown for places like France and the UK. It does not say do not go. It says be smart, stay aware in public, and avoid sketchy situations. The same guidance applies in any busy city or beach town.

You may see headlines about the cartel in Mexico. Geography helps here. Cabo San Lucas sits at the very end of a long peninsula. Fewer ways in, fewer ways out. The marina and the Corridor have regular patrols, and hotel entrances are watched closely. That setup is part of why visitors return.

For clarity, the State Department notes there are no blanket restrictions on travel for Baja California Sur. Always read the latest page for any temporary restrictions on travel due to weather or local events.

2026 Cabo Safety Resources: Check Before You Visit

It’s a safe destination year round. If you want a quick double check before your flight, these sources track real conditions in Los Cabos and Baja California:

• Numbeo Crime Index: A fast way to see current crime sentiment in Cabo San Lucas.
• Travel.State.Gov: Official travel advisories for Mexico and embassy notices for the area.
• CDC Travel Health Notices: Health guidance that can affect trips to Cabo and San José del Cabo.

Safety Statistics For Tourists In Los Cabos

Baja California Sur reports one of the lowest homicide rates in Mexico, roughly 2.2 per 100,000 people. That is similar to some quiet U.S. states. Most visitors never see a police report, just a sunburn and a long nap.

The destination welcomes more than 4 million visitors a year. Many come back often. Families and retirees choose hotel zones and gated neighborhoods like Palmilla, Pedregal, and Club Campestre because they are calm and close to the beach.

On traveler forums you will see a consistent theme: central areas feel safe, and petty issues are usually avoidable with basic habits.

Insights From The State Department On Baja California Sur

The State Department does not advise against visiting the southern tip of the peninsula. Level 2 is a heads up, not a red light. The most common issues for visitors are scams, theft of unattended items, or poor choices after a long night. Violent crime that touches travelers is rare and usually tied to being in the wrong place at the wrong time.

Want extra peace of mind? Enroll in the free STEP program. It connects you with the nearest U.S. post if you need help while in Cabo San Lucas or San José del Cabo.

Is Cabo San Lucas Safe - Tourist Areas, Neighborhoods, And Simple Rules

Tourist Areas In Cabo And Where They Shine

• Marina and Downtown: Well lit, busy, and watched. Great for restaurants, shopping, and evening walks by the water.
• Medano Beach: The most active beach locally, with lifeguards, rentals, and easy access to hotel fronts.
• The Corridor: The scenic strip between Cabo San Lucas and San José del Cabo lined with hotel entrances and highway patrol presence.
• San José del Cabo: Walkable by day, relaxed art galleries, and a slower pace. At night, take a ride across town instead of walking long distances.

Precautions To Take In Public Areas

By day it feels laid back. At night, follow the same rules you would follow in any city. Stay where there are people, keep your bag zipped, watch your card at bars, and be mindful at ATMs.

Clubs and beach venues are fun. Keep track of your drink, your friends, and your way home. The central waterfront and main streets stay lively and visible, which makes planning the night easy.

Staying Safe In Your Accommodation

Hotels focus on guest security. Still, lock sliding doors and windows, especially on ground floors or if you have a private balcony.

Put passports, backup cards, and cash in the room safe. If you rent a condo or a house, read recent reviews and skip listings with vague locations. Hosts who care about service will set clear expectations and reply fast.

Protecting Your Belongings And Valuables

Pickpocketing happens in busy beach towns. Here it is not common, but it can happen in bars or markets. Keep phones and wallets zipped in front pockets or a cross-body bag. Do not set items down on stools or the sand while you swim.

At the beach, bring only what you plan to use. Waterproof pouches help if you want a phone close by. Back at the hotel, use the safe and keep a spare card separate from your main wallet.

Avoiding Common Tourist Scams

Timeshare pitches can be pushy. If someone offers free tours or cash for one hour, expect a long sales talk. For activities, pick tour desks with a storefront or a license and check reviews. Skip wiring money to anyone offering a private ride or a special deal that sounds too good.

Getting Around Cabo San Lucas Safely

Ensuring Safe Transportation

Uber works in parts of town, though coverage shifts by neighborhood. Your hotel can arrange a shuttle or a private car. That is often the simplest plan. Taxis are easy to find, but some are not metered. Ask the rate before you get in.

Renting a car is fine if you drive defensively. Keep your documents ready, follow speed limits, and try to avoid long drives between cities after dark. The Transpeninsular Highway is scenic, but night driving can feel empty and slow.

Safe Transportation Options In Los Cabos

Airport to hotel transfers are best pre-booked. Many places will line up a shuttle for your arrival at the airport. If you prefer rideshare, check signal strength outside the terminal and confirm plates in the app. For short hops near the waterfront, official taxi stands work well.

If you plan to rent a car, map routes in advance through Cabo San Lucas and San José del Cabo. Expect speed bumps and a few unclear signs. Take it slow in driveways and near crosswalks by the beach.

Using Public Transport Safely In Baja California

Colectivos connect towns in Baja California Sur and can work if you are staying longer. For quick trips on a short vacation, taxis, hotel shuttles, or Uber are easier. If timing matters for a flight, pick the reliable option rather than the cheapest one.

How To Stay Safe While Exploring Baja California Sur

The peninsula rewards slow days and long views. If you head out to Todos Santos, La Paz, or the East Cape, plan fuel stops and daytime driving. Keep a charger in the car and share your route with someone back at the hotel.

• Do not drive at night on unfamiliar roads between cities.
• Fuel up early. Remote stretches have fewer stations.
• Carry water and a paper map as a backup in Baja California.

Beach And Water Safety In Cabo

The ocean is beautiful and strong. Follow the flags. Green means safe, yellow means caution, red means danger, and black signals extreme danger. During storms, enjoy the pool and wait for calmer surf.

Swim where others are swimming. If the beach is empty, ask a lifeguard or skip the ocean that day. For more on swimmable spots, see our guide to swimming in Cabo.

Nightlife Safety In Cabo San Lucas

Plan your night around the main streets downtown. Go out with a group if you can. Keep an eye on your drink. When it is time to head back, use the hotel car, Uber, or a taxi from an official stand. Avoid side streets you do not know.

Food, Water, And Simple Health Steps

Drink bottled or filtered water. Skip tap water, even for brushing teeth. Eat at well reviewed places and take it easy the first day if you have a sensitive stomach. During summer rain, use repellent and keep windows screened in San José del Cabo and Cabo San Lucas. You’ll also see prices listed in the peso.

You need a passport to enter Mexico. Keep a photo of the ID page stored separately. If you plan to travel to Cabo more than once a year, set a reminder for renewal dates.

Emergency Contacts And Embassy Information

Dial 911 anywhere in town. If Spanish is a barrier, the local government runs a WhatsApp emergency chat with English-speaking staff. To join:

1. Download WhatsApp
2. Email noemiromero@loscabos.gob.mx with your name, neighborhood, and phone number
3. Wait for confirmation and follow the chat rules

Average response time is a few minutes. Keep your phone charged when you are out near the waterfront, on the beach, or driving the Corridor.

Also save the U.S. Consular Agency in Cabo San Lucas, located near the central waterfront. They help with passports, legal issues, and emergencies.

Crime Context: What Visitors Actually See

Most visitors never encounter violent crime. When issues are reported in local news, they are often disputes away from hotel corridors. Petty theft is the risk you can control. Keep bags closed, limit cash, and do not leave phones on tables when you go dance.

As for the cartel, this is not a hub. The layout, the small road network, and the focus on hotel security keep tourism running smoothly. Stay central, book known operators, and keep nights simple near the water or back at your hotel.

Local safety measures are visible in busy weeks. You will see more patrol cars around festivals and holiday periods to keep foot traffic moving. That steady presence is part of why it stays safe to travel.

Safe Things To Do In Cabo San Lucas

Must See Spots Around Town

Take a glass bottom boat from the waterfront to Land’s End and El Arco. Stop at Lover’s Beach and Divorce Beach and watch the surf before you jump in. Medano Beach is the easy day plan with rentals, food, and views across the bay.

For a quieter day, try Chileno Bay or Santa Maria Beach. Snorkel close to shore and give yourself time to float. If you want to wander in San Jose del cabo, visit the galleries and the weekly art walk.

If you like planning, set a simple schedule that leaves room for rest. That’s safe travel that still feels like a vacation.

Plan A Smooth Itinerary For 2026

• Book tee times and dinner seats early in peak weeks.
• Mix beach days with short outings so you are not racing across town in the heat.
• Confirm rides the day before you fly out. The airport is about 25 miles from the main waterfront.

Local Notes From People Who Live Here

Ask a concierge or a trusted guide about the best time to visit popular spots. They will steer you toward the right window on the water, the calmest coves, or the best tacos near your hotel. The tourism industry wants your trip to be easy.

Final Word - Is Cabo San Lucas Safe In 2026?

Yes. It is safe for travelers who plan a little and stay in busier parts at night. Strong hotel standards and a friendly service culture make trips feel smooth.

Nothing is guaranteed anywhere, but this place keeps things predictable. Follow travel advisories, ride with trusted drivers after dark, and give the ocean the respect it deserves. Most visitors leave already planning the next visit. It is also safe to travel here if you keep plans simple and stay flexible.

Cabo San Lucas Safety FAQ 2026

Is Cabo San Lucas safe in 2026?
Yes. Reported incidents that affect visitors are low, and Baja California Sur sits at Level 2 on the State Department list.

Is Cabo San Lucas safe for families?
Yes. Hotel layouts, lifeguards on busy beaches, and easy transport make days simple with kids.

Is it safe to walk around at night?
Yes in the main streets. Stay where it is well lit and busy and ride back when you are done.

Is Cabo safer than Cancun?
Both are popular. This area often feels calmer and more spread out. The Corridor and nearby towns give you quiet options close by.

Can I drink the tap water?
No. Drink bottled or filtered water. Restaurants and hotels serve purified water.

What about violent crime or cartel news?
Violent crime aimed at visitors is rare. This is not a hub for cartel activity. Stay central, book known operators, and keep nights centered on busy blocks or back at your hotel.

How do I get from the airport to my hotel?
Pre book a shuttle or private car. Uber can work in some areas after you exit the airport zone. Confirm plates in the app.

Is driving in Cabo San Lucas safe?
Yes if you drive defensively. Watch for topes and keep speeds down near beach roads. Avoid long intercity drives at night.

Is it safe for solo female travelers?
Yes with normal habits. Stay near the busier blocks after dark and ride back to your hotel.

Can I leave the hotel and explore San José del Cabo?
Yes. Go during the day on foot, and at night use a ride. It has a calm center that is easy to walk.

Is this a good idea this year?
Yes. Flights are steady, the airport is efficient, and hotels are ready. Keep an eye on travel advisories and weather, then go enjoy the beach. That’s safe to travel planning in one line.

Where can I find more on swimming safely?
See our guide to swimming in Cabo for beach flags and calm coves.

Can I buy Cabo real estate as a foreigner?
Yes through a bank trust called a fideicomiso. Our team helps international buyers in Cabo San Lucas and San José del Cabo.

Anything else before I go?
Pack light, carry copies of IDs, and check the latest page for any short-term notices. That’s safe travel 101.

Is San Jose del Cabo Safe?

Yes. San Jose del Cabo is considered very safe. You can learn more about San Jose del Cabo safety guide "Is San Jose del Cabo Safe?"

Should I cancel my trip to Cabo right now?

No. There's no reason to cancel a trip to Cabo San Lucas based on what's happening in Mexico right now. The disruptions you're seeing in the news are centred in Jalisco, specifically Puerto Vallarta and Guadalajara. Cabo sits at the tip of the Baja California peninsula, roughly 339 miles or 546–547 km (in a straight line or about 774 miles or 1,245 km by road) away from Puerto Vallarta, about 20-24 hours by road.

Los Cabos International Airport is operating normally. The resort corridor, marina, and beaches are open. No shelter-in-place orders were issued for Baja California Sur, and the U.S. Embassy security alert did not include Cabo in its list of affected areas.

Canceling your Cabo trip because of events in Puerto Vallarta is like canceling a flight to Miami because something happened in Los Angeles. The distance and geography just don't connect but always check your domestic or federal travel advisories to take extra precautions while traveling anywhere.

travel to Cabo, travel insurance, restrictions on travel, safe to travel, hurricane season, tourism industry, peso, safety measures, need a passport

San Jose del Cabo is a safe spot in Mexico's Baja California Sur, known for being very welcoming to visitors and locals. Mexico faces crime and violence in some areas, but Baja California Sur keeps its crime rates low. It's the third safest state in the country.

Every year, over 4 million people visit, and around 15,000 expats live between San Jose del Cabo and Los Cabo. Keeping everyone safe is a big deal for the local authorities.

Is Los Cabos Safe? What You Need to Know

Cabo is the fourth safest city in Mexico, and Baja California Sur is among the top three safest states. The murder rate here is just 2.2 per 100,000 people, similar to Idaho's.

Esperanza Resort Residences: Luxury Living in Cabo San Lucas

Esperanza is a Forbes Five-Star resort and private residence community sitting on 17 acres at Punta Ballena, about 15 minutes from downtown Cabo San Lucas. It overlooks the Sea of Cortez from a headland between two secluded coves, and it holds a distinction no other property in Los Cabos can claim: it's the only private beach resort in the region.

Part of the Auberge Resorts Collection since it opened in 2002, Esperanza combines a boutique hotel with a collection of privately owned villas and residences. For buyers looking at 

For buyers looking at luxury real estate in Cabo San Lucas, the residences here offer something different: full ownership with resort-managed services, all on a private beachfront that the public simply can't access.

What Makes Esperanza Different from Other Cabo Resorts

Most high-end resorts in Los Cabos sit along shared or semi-public stretches of beach. Esperanza doesn't. The property is flanked by rocky cliffs on both sides, with a private beach that's exclusively for guests and residents. That kind of access is genuinely rare along this coastline.

The resort has 59 custom-designed suites, casitas, and casonas, each with direct views of the Sea of Cortez. The accommodation options run from 925-square-foot casitas with private terraces and infinity-edge hot tubs up to four-bedroom villas at 4,000 square feet with full kitchens and outdoor entertaining areas.

One thing worth noting about the beach here: the Sea of Cortez coastline at Punta Ballena is rocky and has some wave action, so it's better for lounging, walking, and watching the water than for swimming. If you're a buyer who prioritizes calm swimming conditions, that's worth knowing upfront.

The Private Residences at Esperanza

Ownership Options

Esperanza residences are available in two formats: full ownership and fractional ownership. Both give you access to the same resort amenities and Auberge-managed services.

Full ownership is available across three distinct communities within the Punta Ballena area. Punta Ballena is the original community, home to the resort itself. Las Villas sits directly to the west and is made up of 28 villas with spacious three-bedroom floor plans, each with a detached casita. Las Residencias is on the other side of Esperanza and offers 54 estate-sized lots, many of which have been custom-built to the individual owner's specifications.

Fractional ownership is available for two-, three-, and four-bedroom villas, with programs ranging from two to eight weeks of annual usage. When you're not in residence, Auberge can rent the property on your behalf.

What the Residences Include

The private villas are positioned at the highest elevations on the property, which means the Sea of Cortez views are even more dramatic than what hotel guests see from ground level. Interior finishes include natural stone, wood, iron, and marble throughout, with granite surfaces and oversized master bathrooms with jetted tubs.

All residents have full access to Punta Ballena Beach Club, private tennis courts, and over two miles of walking and hiking trails within the community. Auberge handles all property management, concierge services, security, and maintenance, which is a big draw for buyers who spend part of the year elsewhere.

We've had clients tell us the management setup was the deciding factor. When you're not there, the property is taken care of at the same standard as the hotel itself. That's not something you get with a standalone villa purchase in Cabo.

Resort Amenities Available to Residents

Pools and Beach

There are multiple pools on the property, including adults-only and family pools, plus a beachfront infinity pool that looks out over the Sea of Cortez. Beach chairs, cabanas, and palapa seating line the private beach below.

Dining

Esperanza has several dining venues, and the variety covers most moods and occasions.

Cocina del Mar is the signature restaurant, set on a rocky promontory above the water with the waves breaking below the terrace. The menu focuses on fresh seafood and Baja-inspired dishes. La Palapa is more casual, serving Mexican cuisine with a swim-up bar. Pesca Ceviche Bar handles lighter beachside fare. Las Estrellas is an open-air Italian option in the Private Residences area. La Terraza Americana serves sandwiches and light bites poolside.

Private chef service and in-residence dining are also available through Auberge's concierge team.

Spa and Wellness

The Spa at Esperanza has been named the best spa in Latin America on multiple occasions. It's built into the natural rock formations on the property, with nine treatment rooms. Treatments are designed around local ingredients and traditional Baja wellness practices.

The resort also offers a full fitness center, yoga studio, Pilates, and more than 15 complimentary fitness classes per week for guests and residents, including beach boot camp, TRX, and yoga sessions.

Kids and Family Programs

The Tortuguitas Kids Club covers ages 4 through 11 with Cabo-style activities, games, and supervised programming. There's also in-residence family dining at Cocina del Mar and Pesca Ceviche Bar, and kids' activities include paddleboarding, jewelry making, and movie nights.

Location: Punta Ballena and the Los Cabos Corridor

Punta Ballena is named for its resemblance to a whale's tail. It sits along the 20-mile Tourist Corridor between Cabo San Lucas and San José del Cabo, a stretch of coastline that includes some of the best golf, dining, and resort infrastructure in Mexico.

Downtown Cabo San Lucas is about 15 minutes away by car, which puts you close to the marina, waterfront restaurants, and nightlife without being in the middle of it. San José del Cabo, which has calmer beaches and a walkable art gallery district, is around 20 minutes in the other direction.

Los Cabos International Airport is approximately 35 to 40 minutes from Esperanza. Private airport transfers are available through the resort, and Auberge also runs a complimentary shuttle between Esperanza and its sister property, Chileno Bay Resort, for guests and residents who want access to Chileno Bay's swimmable beach.

For a broader look at what the region offers, the Los Cabos Tourism Board has detailed information on local activities, events, and travel planning.

Outdoor Activities in and Around Esperanza

The resort can arrange most activities directly, or the concierge team can connect you with local operators. Options in the area include sport fishing, snorkeling, sailing, whale watching (in season), horseback riding along the beach, stand-up paddleboarding, and cooking classes.

The nearby Los Cabos Golf Corridor has several world-class courses close to Punta Ballena, and the resort's concierge can handle tee time bookings. If golf is a primary reason you're looking in this area, it's worth exploring golf communities in Los Cabos alongside Esperanza to compare options.

Humpback whale season in Los Cabos typically runs from December through April, and boats leave regularly from Cabo San Lucas marina for whale watching excursions. It's one of those experiences that's worth building a visit around if the timing lines up.

Buying Property at Esperanza: What to Know

As with all coastal property in Mexico, foreign buyers purchase through a fideicomiso, which is a bank trust that holds the title on the buyer's behalf. It's a well-established legal structure that's been in place for decades, and it gives you the same rights as direct ownership: you can sell, rent, renovate, or pass the property to heirs.

If you want a detailed breakdown of how the process works, our guide to buying property in Cabo San Lucas covers the full step-by-step, including fideicomiso setup, closing costs, and what to expect on timelines.

Pricing at Esperanza varies depending on the community, unit size, and whether you're looking at full or fractional ownership. Current inventory changes regularly, so connecting with a specialist who follows this specific market is the most reliable way to get accurate numbers.

Frequently Asked Questions About Esperanza Resort Residences

Where is Esperanza Resort located in Cabo San Lucas?

Esperanza sits in Punta Ballena, a headland community along the Los Cabos Tourist Corridor, about 15 minutes from downtown Cabo San Lucas. The address is Carretera Transpeninsular KM 7 Manzana 10, Punta Ballena, Cabo San Lucas.

Is Esperanza on the Pacific Ocean or the Sea of Cortez?

Esperanza overlooks the Sea of Cortez. Despite being near the southern tip of Baja, where the Pacific and Sea of Cortez meet, the resort faces the Cortez side. The beach at Punta Ballena is private but has rocky terrain and some wave activity, making it better for relaxing than swimming.

What ownership options are available at Esperanza Resort Residences?

Esperanza offers both full ownership and fractional ownership. Full ownership is available in three communities: Punta Ballena, Las Villas, and Las Residencias. Fractional ownership covers two- to eight-week annual usage programs in two-, three-, and four-bedroom villas.

How far is Esperanza Resort from Los Cabos International Airport?

Esperanza is approximately 35 to 40 minutes from Los Cabos International Airport (SJD). Private luxury airport transfers are available through the resort for an additional fee.

What is the Tortuguitas Kids Club at Esperanza?

The Tortuguitas Kids Club is Esperanza's supervised children's program for ages 4 through 11. Activities are Cabo-inspired and include games, paddleboarding, jewelry making, cupcake decorating, and movie nights.

What restaurants are at Esperanza Resort in Cabo San Lucas?

Esperanza has several dining options: Cocina del Mar (cliffside seafood and Baja cuisine), La Palapa (casual Mexican with a swim-up bar), Pesca Ceviche Bar (beachside fresh seafood), Las Estrellas (Italian in the Private Residences area), and La Terraza Americana (light bites poolside). Private chef and in-residence dining are also available.

Can foreigners buy property at Esperanza Resort?

Yes. Foreign buyers purchase through a fideicomiso, a bank trust that's the standard legal structure for coastal property in Mexico. It provides the same ownership rights as direct title, including the ability to sell, rent, renovate, or pass the property to heirs.

What amenities do Esperanza residents have access to?

Residents have full access to all resort amenities, including multiple pools, the private beach, the award-winning Spa at Esperanza, fitness center, yoga studio, complimentary fitness classes, tennis courts, two miles of hiking trails, all dining venues, concierge services, in-residence dining, and 24-hour security and valet.

How does fractional ownership work at Esperanza?

Fractional ownership at Esperanza gives you two to eight weeks of annual usage in a fully maintained villa. When you're not in residence, you can release your weeks for Auberge to rent on your behalf. All property management is handled by the Auberge team.

What makes Esperanza the only private beach resort in Los Cabos?

Most resorts in Los Cabos sit on beaches that are technically public under Mexican law, even if access is limited. Esperanza's Punta Ballena location, set between two rocky headlands, creates a naturally secluded cove that functions as a genuinely private beach exclusively for guests and residents.

Introducing the Montage Residences Los Cabos

The Montage Residences Los Cabos sits right on Santa Maria Bay, one of the calmest, most swimmable beaches in all of Cabo. What makes this place stand out isn’t just the setting, it’s the way the community blends resort-style comfort with private, residential living. You’re not choosing between the two…You’re getting both.

Pools look like they melt into the ocean. There’s a beach club where you can order ceviche with your feet in the sand. The spa and fitness center feel like something you’d expect at a five-star resort, because that’s exactly what they are. Evenings often end on a patio watching the sun sink into the horizon, with the lights of Cabo San Lucas just far enough away to remind you you’re still connected.

The Montage Residences Cabo is also known for security. Gated entry, staff on site, and a general sense of calm make it different from bigger neighborhoods. Compared with Palmilla or spots along the Cabo Corridor, Montage is quieter and more tucked away, perfect if you want privacy without being isolated.

Homes and Properties for Sale

Montage Residences for sale include everything from oceanfront condos to spacious villas and even custom homes. At the Montage Residences Los Cabos, pricing generally begins around $3,950,000 USD* for fully furnished two-bedroom residences, including select garden and penthouse options. Three-bedroom homes often list closer to $5,200,000 USD and rise higher depending on square footage, layout, and direct ocean views. Larger estate properties, with expansive outdoor living areas and private pools, can exceed $10 million USD. Most current listings for standard residences fall in the $4 million to $5.5 million USD* range, making Montage one of the most exclusive and consistent markets in Los Cabos.

Each home feels carefully designed, not cookie-cutter. Think Baja-inspired architecture: stone, wood, open glass walls that slide away so the line between indoor and outdoor almost disappears.

With prices starting in the millions, featured homes often come with private pools and panoramic ocean views. Condos are smaller in size but still packed with luxury features - many have direct beach access and full resort privileges. Custom homes are rarer, but they offer the chance to build something personal within the community.

If you’re browsing listings, it helps to act quickly. Homes here move fast. International buyers especially should plan to visit in person before making decisions. The process is smooth but competitive, and having an experienced agent with local knowledge makes it much easier to secure the right place in Cabo San Lucas real estate.

Living at Montage Residences

Community and Lifestyle

Daily life here is simple but rich. Neighbours gather for wine tastings or casual beach bonfires. Families plan mornings around snorkeling in the bay or hitting nearby golf courses. And because Cabo San Lucas is only a short drive away, restaurants and nightlife are close whenever you want them.

One family we worked with from California told us they were looking for a safe, easy home base in Cabo. They ended up buying a condo overlooking Santa Maria Bay. Within a few weeks of moving in, their kids were running barefoot with friends at the beach, and they said they’d never seen them so happy and free. That’s the kind of lifestyle and feeling you fall into at Montage.

Family-Friendly Features

The Montage Residences Cabo works well for families of all ages. The community itself is gated, with round-the-clock security. There are parks, trails, and plenty of space for kids to move. Schools in the area, including international options, give long-term residents peace of mind.

If you’re wondering about the bigger picture, our guide on “is Los Cabos safe?” goes deeper into why so many families feel comfortable relocating here.

Investment Potential

From an investment angle, Montage Residences Los Cabos holds strong. High-end vacationers are drawn to branded residences, which means rental demand stays steady. Owners also benefit from the reputation of Montage itself - a name that carries weight internationally.

Resale opportunities are solid as well. Because homes rarely come to market, scarcity drives value. Serious buyers, including well-known international investors, look to Montage for exactly that reason. If you want a sense of the region’s growth and tourism flow, check the Los Cabos official visitor info. And for anyone new to owning in Mexico, the government’s page on Foreign Buyer Trust Info explains how the fideicomiso process works.

How to Buy or Sell at Montage Residences Los Cabos

Guidance for International Buyers

For non-Mexican buyers, purchasing here is straightforward once you understand the fideicomiso. It’s a bank trust that allows foreigners to safely hold title to property within Mexico’s restricted zone, which includes the coast. It’s been in place for decades and works smoothly with the right legal guidance.

At Baja Properties, we’ve walked countless clients through this - from first viewing to final signatures. We handle the details with bilingual support so the process feels clear. If you want more background, our fideicomiso guide explains the fideicomiso in detail.

Seller Support and Listing Services

Sellers benefit from professional representation too. Marketing a home in Montage isn’t just about price - it’s about telling the story of the lifestyle. We stage, photograph, and present properties to reach the right audience, including international buyers. Our decades in the Cabo market mean we know when and how to position a listing for the best results.

If you’re considering selling, reach out for a quiet conversation about timing and opportunities.

About the Neighborhoods Surrounding Montage Residences

Palmilla, just down the road, has long been the gold standard for luxury living in Los Cabos. It’s home to golf courses, fine dining, and some of the region’s most recognizable estates. To the west, the Cabo Corridor offers a mix of gated communities with more variety in price and style. And a little further east is San José del Cabo, where you’ll find art walks, traditional plazas, and a slower pace of life.

Each area has its own feel. Montage Residences Los Cabos is best if you want direct resort-level amenities and private beach access. Palmilla appeals to those looking for classic prestige, while the Corridor works for buyers who want options at different price points.

Frequently Asked Questions

What makes Montage Residences Los Cabos different from other Cabo communities?
It brings together luxury resort amenities, private beach access, attentive security, and a strong sense of community.

How much do homes cost in Montage Residences Los Cabos?
Prices generally begin in the multi-million range, depending on size, views, and location within the community.

Are Montage Residences Los Cabos properties family-friendly?
Yes. Families enjoy secure streets, parks, and access to nearby schools.

Can foreigners buy property in Montage Residences Los Cabos?
Yes. Buyers use a fideicomiso (bank trust) to safely purchase and hold property.

Is Los Cabos safe for residents and tourists?
Yes. Residential communities like Montage have strong security, and Los Cabos overall is one of Mexico’s most popular and trusted destinations.

How does Baja Properties help buyers and sellers in Montage Residences?
We provide local expertise, handle details, and make the process easier for both buyers and sellers.

What amenities can I expect in Montage Residences Los Cabos?
Private pools, beach clubs, fine dining, spas, fitness centers, and concierge services.

Are there investment opportunities in Montage Residences Los Cabos?
Yes. Both rentals and resales hold strong value due to limited supply and high demand.

What’s daily life like at Montage Residences Los Cabos?
Relaxed. Beach mornings, community events, access to Cabo dining and golf.

Where can I get more information about the buying process in Mexico?
Government resources are helpful, but connecting with Baja Properties makes it much easier. We’ve been helping local and foreign buyers, sellers, and investor with real estate service in Cabo for over 3 decades.

Thinking about Montage Residences Los Cabos? Call us at +52 (624) 142-0988 or browse listings on Baja Properties.