Hacienda Beach Club and 1 Homes Cabo: the Walkable Beachfront

The first thing you notice is that you can hear the water.

Not surf. Cabo San Lucas has surf, and plenty of it, but that is around the corner on the Pacific side where the swell comes in hard and the beaches carry signs telling you not to go in. Here on Medano, inside the bay, the water arrives in small tired laps, the way water behaves in a place that is protected from something. Behind that sound there is another one, a low mechanical hum that never quite stops: the marina, three minutes away on foot, running boats in and out from before dawn.

Look south and the bay ends in granite. The rock at the tip of the peninsula, the one with the arch cut through it, sits about three kilometres away across open water, and from a fourth floor terrace here it fills a good part of the view. In the morning the sun comes up out of the Sea of Cortez on the left hand side of that rock. In the late afternoon the light turns the granite from grey to orange to a deep rust, and then it goes dark while the sky above the town behind you is still bright.

And then there is the thing nobody writes down, which is that you can walk. You can walk to dinner. You can walk to the boat. You can walk to a pharmacy at ten at night. In a destination built almost entirely around thirty minute drives on a four lane highway, that is not a small feature. It is, for a certain kind of buyer, the entire point.

I am Alex Sepulveda. I sell property in Los Cabos and I write these guides because the alternative, in this business, is a page of adjectives.

So here is the strongest verifiable fact I have about this place, and it does not come from a brochure. The Municipality of Los Cabos publishes its own list of Blue Flag certified beaches. Blue Flag is an international certification for water quality, safety, services and environmental management. In the list the municipality published in November 2024, twenty five beaches were certified, and one of them appears under the name Hacienda.

That is a government body, not a developer, saying that the water in front of this particular building meets an international standard. Note the detail carefully, because most articles get it wrong: in Los Cabos the certification is awarded to individual beach accesses, not to the whole of Medano. So the accurate sentence is that the Hacienda access holds the certification. Not that Medano Beach does.

One joke and then I will behave. The developer’s own marketing has been calling this “the only swimmable beach in Cabo” since roughly 2017, which is a bold claim to keep making on a coastline where the local government certifies twenty five beaches, several of which you can also, in fact, swim at.

What was here before, and what happened next

The site is the old Hacienda Hotel, a twenty two acre piece of land sitting directly on Medano Beach at the end nearest the marina. The Koll Company, which developed the property, describes the components as beachfront villas, stacked flat buildings, a beach club and a spa.

The first phase went up through the late 2000s and into the 2010s. The developer states that Phase I was 109 residences and that it sold out in 2015, and that the property holds 1,600 linear feet of beachfront. I am attributing those three numbers to the developer on purpose, because I could not confirm them anywhere independent, and I would rather tell you where a number comes from than pretend it is settled.

Then came the second act, and this is where it gets interesting.

The brand that actually arrived

In March 2017 the developer announced a partnership to build branded residences and a 115 room hotel under the 1 Hotels name, the brand founded by Barry Sternlicht and operated by SH Hotels and Resorts, part of Starwood Capital. The residences were promised for mid 2018 and the hotel for 2019.

Neither of those dates happened. I am telling you that because you are going to see “1 Homes” on the newer buildings and on the listing sheets, and you deserve to know the real timeline rather than a nine year old press release.

Here is the current, live version. In December 2025, 1 Hotels announced 1 Hotel Cabo, developed with Grupo Questro and Grupo MRP. Roughly 124 rooms and suites. The announced target for opening is late 2028 or early 2029. As of that announcement the project was in conceptual design, with construction to begin afterward. I found no source confirming that ground has been broken.

So the honest summary is this: a real global luxury brand, run by real people with a real track record, has committed to this stretch of sand. The residences already carry the 1 Homes name. The hotel that is supposed to sit beside them and give owners access to its spa, restaurants and private beach club is a 2028 or 2029 proposition, not a 2026 one.

The rule, in one line. When a residence is sold to you on the strength of a hotel, ask for the hotel’s permit status and its construction contract, not its renderings. A brand announcement is a commitment. It is not a building.

The numbers, today

These are the finished residences listed for sale at Hacienda Beach Club and Residences, including the newer 1 Homes buildings, as of September 2026. They come out of the official database that every Los Cabos agent works from, which is where listings are registered and where each property gets the reference number you will see below, written like 26-1562.

Two things in that table are worth sitting with.

The first is the median of 236 days. That is nearly eight months. Property at this level in Los Cabos does not turn over quickly, and anyone who tells you a four million dollar beachfront condominium here is a liquid asset is selling you something. Plan on a slow, negotiated sale when it is your turn to exit.

The second is the spread per square foot: 823 dollars at the bottom, 1,537 at the top, which is nearly double. That spread is not about quality. It is about size, and I will show you exactly how in a moment.

The thing I did not expect to find

I went into this assuming the branded 2019 to 2021 buildings would command a large premium over the original 2008 to 2015 phase. Same beach, same gate, newer everything, a global hotel name attached. It should be a gap you can see from space.

It is not. Running the active listings by phase:

Five per cent. That is the entire branded premium at asking, on today’s inventory.

What actually drives price per foot here is how small the unit is. The most expensive square footage in the community belongs to the smallest residence on the market, a one bedroom at 908 square feet asking 1,537 dollars per foot. The cheapest square footage belongs to the largest, a ground level four bedroom of 8,446 square feet asking 823 dollars per foot. Small units carry a premium because there are more buyers for them and they rent more nights. Large ones carry a discount because the pool of people who will write that cheque is tiny.

The rule, in one line. In this community you are not paying for new. You are paying for small, and for the floor you are on. If you want the most house for the money, look at the biggest units in the older phase.

Exactly where this is

Hacienda sits at the western end of Medano Beach, the end closest to the marina and the town, which is the part that matters. The newer 1 Homes buildings are slightly closer to the marina; the original phase sits a little further along the sand to the east.

The map below is satellite imagery. The markers are placed on real coordinates taken from the listings themselves, not from a geocoder, because geocoders are unreliable with place names here.

Satellite imagery: Esri World Imagery. Markers: the two phases, the marina, the arch at Land’s End, and the private airport north of town.

Those airport distances are straight line, measured from published coordinates. I have not verified a driving time, and I am not going to invent one.

This is what it looks like

Every photograph below is a real listing photograph from the official database, from residences currently for sale here. No renderings, no stock, nothing generated.

A pool terrace in the newer phase, looking down the bay toward the granite.

A private pool and hot tub on a ground level terrace, Phase I.

The penthouse terrace: private pool, lounge zones, and the rock in the frame.

Late colour over Land’s End from a Phase I terrace. The sun itself is going down behind the town, off to the right.

The garden level. Mature palms, and the sky doing its evening work.

A long covered terrace opening onto the grounds.

One of the beachfront pools, with the peninsula behind it.

A Phase I terrace framing the full width of the bay.

Palms, sand and water from a Phase I balcony.

A plunge pool on a private terrace, newer phase.

From above: the community, the beach, and the marina entrance beyond.

The resort pool deck and the gardens that separate it from the sand.

A plunge pool set into a terrace, with the rock directly ahead.

Indoors opening to outdoors. The glass stacks away completely.

Dining on the terrace, five floors up.

A living room that treats the bay as the fourth wall.

The older phase sits lower and closer to the palms.

The newer buildings from the air, with their pool courts.

Slide sideways to see all of them.

What you would actually do here

The water, first

Medano is the beach you can get into. That is the whole reason this stretch of sand is worth what it is worth. Most of the famous coastline in Los Cabos is beautiful and closed to swimming, with heavy shore break and rip currents, and the signs to prove it. Inside this bay the water is calm enough that people swim, paddle, and put small children in it.

That comes with a consequence, and I would rather you hear it from me. A swimmable beach next to a town is a busy beach. More on that below.

In April 2026 the municipal beach authority put video surveillance along Medano with roughly two hundred metre coverage, and deployed six new lifeguard towers. Whatever you think of the reason it was needed, the response is real and it is recent.

Dinner, honestly

I am going to be precise here, because this is where luxury property writing usually goes wrong.

Los Cabos has exactly one restaurant with a Michelin star: Cocina de Autor, and it is in the Tourist Corridor, not in Cabo San Lucas. It is not a walk from here. It is a drive.

In Cabo San Lucas itself the guide lists three establishments as Recommended: Los Tres Gallos, Comal and Manta. Recommended means the inspectors included it in the guide. It is not an award, and anyone writing “Michelin rated” about these is stretching. Of the three, Comal is out at Chileno Bay and Manta is at The Cape, so neither is walkable from Medano.

What is walkable is the marina and the streets behind it, which hold the working restaurant scene of the town: the fish places, the taco counters that are better than the tasting menus, the terrace bars over the slips. If your idea of a good night is a reservation and a driver, the corridor is thirty minutes away and full of it. If your idea of a good night is walking six minutes and sitting down without a plan, that is the specific thing this location gives you and almost nowhere else in Los Cabos does.

On hotels, for reference: Michelin awards Keys to hotels the way it awards stars to restaurants. Seven Two Key hotels in the state are all in the Los Cabos area, among them Las Ventanas al Paraiso, One and Only Palmilla, Waldorf Astoria Pedregal, Montage, Esperanza, Chileno Bay and Zadun. No hotel in the state holds Three Keys. Hacienda does not hold a Key, and neither does 1 Homes.

Golf

This is the part of the pitch that is genuinely, measurably true, and it does not need any exaggeration.

In Golf Digest’s ranking of the best courses in Mexico published in June 2026, the top six are: Diamante Dunes, Cabo del Sol Cove Club, Querencia, Chileno Bay, Twin Dolphin and Quivira. Five of those six are in or immediately around Cabo San Lucas. The architects are Davis Love III, Jack Nicklaus, Tom Fazio, Tom Fazio again, Fred Couples with Todd Eckenrode, and Nicklaus again.

Go wider and it holds up. In Golf Digest’s 2022 World’s 100 Greatest list, three Mexican courses appeared and all three were here: Diamante at number 50, Querencia at 73, Quivira at 87.

One caution. Access models differ course by course, and Querencia is private. Before you buy anything on the assumption of playing a specific course, get the membership or resort access terms in writing from that club.

Getting here without the terminal

There are two airports and they do different jobs.

Cabo San Lucas airport sits just north of town, roughly 6.3 kilometres from the beach in a straight line. Single asphalt runway, 2,400 metres. Privately owned, operating 06:00 to 20:00, with a fixed base operator and full ground support on site, a north apron with stands for narrow body and executive aircraft, and hangars on the south side. It handled 51,201 passengers in 2025. JSX and Senor Air operate there. This is the field for private aviation and for people who do not want a terminal.

Los Cabos International, about 26 kilometres further north, is the commercial airport: a 3,000 metre runway, two terminals, 7.5 million passengers in 2025, operated by Grupo Aeroportuario del Pacifico. It also has a dedicated general aviation terminal at the northern end of the field with its own apron and helipads.

The marina, and the fish

The marina is the reason this town exists in its current form, and it is three minutes from the front door.

It is operated by IGY. The operator publishes 380 slips, of which 33 are dedicated megayacht berths, with a maximum length overall of 375 feet, maximum draft of 29 feet and maximum beam of 63 feet. Power up to 100 amp three phase, a high speed fuel dock, crew facilities, repairs and provisioning.

Once a year the town stops being a resort and becomes a fishing tournament. Bisbee’s Black and Blue ran 22 to 25 October in 2025, drew 177 teams, and paid out 7,452,775 US dollars in total. The winning fish was a 459 pound blue marlin. If you own here, that week is either the best week of your year or the week you go somewhere else, and you will know which one you are within about a day.

Security, with the actual numbers

People ask, so here is what the official sources say rather than what a broker feels.

The United States State Department has Baja California Sur at Level 2, exercise increased caution, in its advisory dated 29 May 2026. The operationally meaningful line in that advisory is that there are no travel restrictions on United States government employees within the state. Several other Mexican states do carry such restrictions. Level 2 is the same level applied to a number of Western European countries.

On the federal crime figures, reported from the national public security system: from January to July 2026, Los Cabos recorded 1,081 robbery investigation files, and the state as a whole was down 19.5 per cent against the same period in 2025. Within Los Cabos, full year 2025 saw residential robbery at 341, down from 392 in 2024, and vehicle theft at 239, down from 258.

And the part that a sales page would leave out: statewide intentional homicide in Baja California Sur rose in 2025, to 109 through November against 56 in all of 2024. That is a state level figure. I could not isolate a Los Cabos number, so I am not going to give you one.

The rule, in one line. Property crime in the municipality is trending down and the state is not travel restricted for American officials. Violent crime statewide went up in 2025. Both of those are true at once, and a gated beachfront community with concierge and controlled access is a different risk profile from the town outside it.

Drivers and transfers

There is a working market of private transfer and chauffeur companies in Los Cabos and your concierge will have their own list. I am deliberately not naming or endorsing any of them here, because I could confirm that these companies have websites and nothing more: not their licensing, not their insurance, not their driver vetting. If close protection is something you actually need, that is a specialist procurement and it should not start with a search result.

About the sunsets, since everyone promises them

I am going to correct something that appears on almost every page written about this beach, including pages written by people selling here.

You cannot watch the sun set over the water from Medano Beach. Not in any season.

The reason is geometry, and it is checkable. At this latitude the sun sets somewhere between 244.6 degrees at the winter solstice and 295.8 degrees at the summer solstice, measured clockwise from north. Everything inside that arc, seen from this beach, is land: the marina and the town to the west, and the granite ridge of the peninsula to the southwest. The most southerly the sunset ever swings is 244.6 degrees, and that still points at the rock, not past it. The sun goes down behind land here. Sunsets over open water in Cabo San Lucas belong to the Pacific side: Lovers Beach, the clifftop restaurants at the tip, the deck of a boat.

What this beach has instead is the opposite end of the day, and honestly it is the better one. From roughly the autumn equinox through midwinter, the sun comes up out of the Sea of Cortez directly across the mouth of the bay, at azimuths from 89.6 to 115.4 degrees. Due east to east southeast. Open water, no land in the way. You get that from bed.

And the evening here is not nothing. It is the light going warm and then red on the granite in front of you while the sky burns over the town at your back. Several of the photographs above are exactly that moment. It is simply not the sun dropping into the sea, and I would rather tell you now than have you find out on your first evening.

The rule, in one line. If watching the sun go down into the ocean from your own terrace is non negotiable, you want the Pacific side, not Medano. I will happily show you both.

What I would have wanted somebody to tell me

Hacienda is the most walkable serious beachfront address in Cabo San Lucas, and people have wanted to live on this sand for forty years. Nobody builds on twenty two acres of a bay if the bay is no good.

I am not listing the following to talk you out of it. These are the questions I ask when the buyer is me.

It is a loud beach, and that is on purpose

An independent hotel reviewer who visited this specific property writes that the public portion of Medano gets crowded with tourists and locals, many of whom are, in their words, a bit boozy, and that noise from party boats in the bay is audible from the rooms during the day. That is not a brokerage saying it. That is somebody who was sent there to describe it.

What to do about it: this matters enormously by building, by floor and by orientation. Go stand on the specific terrace, on a Saturday, at four in the afternoon. Not on a Tuesday morning. If the unit faces the gardens rather than the public sand, the difference is dramatic.

Beach vendors and informal commerce

Vending on Medano has grown beyond the permits issued for it; the regional daily has reported on it and the municipality has run verification operations on the beach and the marina. The beach authority has also asked visitors not to buy from children working as vendors, and is acting against it.

What to do about it: understand that the public beach is public. The concession in front of the property is managed; the sand beyond it is a working commercial beach and always will be.

Spring break is a season here

The beach authority increases staffing on Medano specifically for spring break volumes, deploying fifty personnel in Cabo San Lucas during that period. If your plan is to be in residence in March, plan around it or plan to rent it out that month, which is what many owners do.

Water

This is the one that gets skipped. The municipality itself, not a critic, published in February 2025 that it is working to reduce the water rationing cycle in Cabo San Lucas, importing water from San Jose del Cabo into neighbourhoods that depended on the desalination plant alone, and building new interconnections and a repumping station. In its own words, leaks are a constant challenge. A second desalination plant was reported as progressing in May 2026, with the utility saying it will significantly reduce the rationing cycles.

A beachfront community with its own infrastructure is far more insulated from this than the neighbourhoods up the hill. But you are buying into a town with a real water problem, and the honest framing is that the problem is being worked on and is not solved.

What to do about it: ask the administration for the building’s water storage capacity, its own supply arrangement, and whether it has ever gone without. Get it in writing.

Hurricanes

On the night of 14 to 15 September 2014, Hurricane Odile made landfall just east of Cabo San Lucas as a Category 3 storm, 110 knots sustained, minimum pressure 941 millibars. The United States National Hurricane Center calls it, in its official report, the most destructive tropical cyclone on record to affect this region. Losses ran to roughly one billion US dollars. High rise hotels along the shore had windows blown out; some structures collapsed or flooded. The name was retired.

What to do about it: this is not a reason to avoid Cabo, it is a reason to buy carefully. Ask what year the glazing was rated to and whether it has been upgraded since 2014, ask to see the insurance policy and its windstorm deductible, and ask the administration what the building did during Odile and what it changed afterward. A building with good answers to those three questions is worth more than an identical one without them, and almost nobody asks.

Your neighbour is going to be a construction site

1 Hotel Cabo is planned to sit adjacent to the 1 Homes buildings. Roughly 124 keys, targeted for late 2028 or early 2029, construction to start after conceptual design. That is the same brand story that makes this address attractive, and it is also a building site next door for a chunk of your ownership.

What to do about it: if you are buying in the newer phase, ask which units face the hotel parcel, and ask the seller what they know about the construction schedule and the hours the works will be permitted to run.

I still recommend this address. I recommend it more for the person who wants to walk to dinner than for the person who wants silence, and I would say that about it in any conversation, including one where I stood to make nothing.

What is actually for sale right now

Sixteen residences, from 1,395,000 to 9,900,000 US dollars. Here are twelve of them, largest price first, with why each one is on the list. All prices are in US dollars.

Listing 25-5973 · US$ 9,900,000 · 5 bedrooms · 6,999 sq ft · US$ 1,414 per sq ft · built 2021 · 261 days listed

The top of the market here. A five bedroom penthouse with a private pool on the terrace, six bathrooms, and outdoor lounge areas arranged so the rock is in the frame from most of them. The great room opens to the terrace through pocket doors that disappear into the wall. If you want the single most impressive thing in this community, this is it, and you will pay 1,414 dollars a foot for the privilege.

Listing 26-1562 · US$ 8,950,000 · 5 bedrooms · 7,003 sq ft · US$ 1,278 per sq ft · built 2021 · 168 days listed

Almost exactly the same size as the penthouse above and fifty thousand dollars cheaper per bedroom, set above the marina rather than square onto the beach. The view runs across the Sea of Cortez and over Land’s End to the Pacific beyond, which is a genuinely different sightline from the ones lower down. Worth seeing back to back with 25-5973 before you decide.

Listing 24-4467 · US$ 6,950,000 · 4 bedrooms · 8,446 sq ft · US$ 823 per sq ft · 698 days listed

The most square footage in the community and the cheapest per foot of anything on this list, at 823 dollars. Ground level, private gated entry, four master suites and an office, with a back garden holding a pool, a jacuzzi, a covered terrace, a gazebo, a firepit and an outdoor kitchen. It has been listed 698 days, which tells you the buyer pool for eight thousand square feet is small. That is your negotiation.

Listing 26-372 · US$ 5,900,000 · 3 bedrooms · 6,742 sq ft · US$ 875 per sq ft · built 2019 · 237 days listed

A corner ground floor unit in the newer phase, turnkey and furnished, with more square footage than the plan normally carries and private outdoor space wrapping the corner. Ground floor here means you walk out rather than take a lift, which for some buyers is the whole decision.

Listing 26-487 · US$ 4,800,000 · 3 bedrooms · 4,558 sq ft · US$ 1,053 per sq ft · built 2012 · 229 days listed

Fully renovated, ground level, and the terrace is the argument: pool, hot tub, barbecue, an outdoor bar and a shaded lounge inside mature planting. Older phase, so you are buying 1,053 dollars a foot instead of the newer phase median. Renovated older stock is consistently the best value in this community.

Listing 26-2202 · US$ 4,250,000 · 4 bedrooms · 3,493 sq ft · US$ 1,216 per sq ft · built 2021 · 135 days listed

One of only four four bedroom residences on this floor plan on Medano. Turnkey with an approved furniture package, which matters if you intend to put it into the rental programme from day one. Faces the parcel where the hotel and its landscaped grounds are planned.

Listing 25-5628 · US$ 4,150,000 · 3 bedrooms · 3,698 sq ft · US$ 1,122 per sq ft · built 2019 · 278 days listed

Three bedrooms, three and a half baths, branded, turnkey, directly over the shoreline with the full Land’s End panorama. This is the cleanest example of the standard newer phase product, which makes it the right one to use as your benchmark when you compare everything else.

Listing 26-1769 · US$ 3,975,000 · 3 bedrooms · 3,346 sq ft · US$ 1,188 per sq ft · built 2015 · 157 days listed

A corner unit in Building 5, which is the part of the older phase closest to the beach club, the spa and the gym. Wraparound light, wood beamed ceilings, and a position right on the infinity pool. It is also described as a proven rental performer, which is a claim worth asking for the actual booking history behind.

Listing 25-5703 · US$ 3,600,000 · 2 bedrooms · 3,130 sq ft · US$ 1,150 per sq ft · built 2019 · 275 days listed

Fifth floor, two bedrooms plus a den, with an L shaped balcony and a private plunge pool. Height is what you are buying: from five floors up the bay reads as one continuous thing rather than a view between palms. Shades already fitted on one side of the terrace, which tells you somebody thought about the afternoon.

Listing 26-647 · US$ 3,400,000 · 3 bedrooms · 3,686 sq ft · US$ 922 per sq ft · built 2019 · 221 days listed

A three bedroom lock off on the fourth floor with two separate terraces, each with its own plunge pool, one facing the ocean and Land’s End and the other the marina. A lock off lets you rent part of the residence while keeping part of it closed, which is the most flexible rental structure in the building.

Listing 24-4054 · US$ 3,295,000 · 3 bedrooms · 3,428 sq ft · US$ 961 per sq ft · 727 days listed

Older phase, three bedrooms, with a wraparound terrace and dramatic balconies looking straight at the arch. Fully furnished and ready to move into. It has been listed 727 days, the longest on this list, and that alone is a conversation worth having with the seller.

Listing 26-1579 · US$ 3,250,000 · 2 bedrooms · 3,138 sq ft · US$ 1,036 per sq ft · built 2021 · 168 days listed

Two bedrooms in the newer buildings, turnkey with a designer furniture package and rental ready, with an open plan that keeps the water in view from essentially everywhere. The most straightforward entry into the branded phase at this size.

And four more, below this list

Listing 25-4171, two bedrooms, 2,783 square feet, 3,100,000 dollars, older phase with a wide terrace onto the bay. Listing 26-409, two bedrooms, 2,525 square feet, 2,895,000 dollars, second floor of Building 2 looking straight at Land’s End. Listing 25-3435, two bedrooms, 2,517 square feet, 2,395,000 dollars, the two bedroom side of a three bedroom lock off that the developer is selling separately while the legal subdivision is processed. And Listing 26-716, one bedroom, 908 square feet, 1,395,000 dollars, the one bedroom side of that same arrangement, and the lowest entry price in the community.

Those last two are being sold as portions of a larger residence, with the legal separation still in process. That is not a reason to avoid them, but it absolutely is a reason to have the title work reviewed before you commit. I will tell you exactly what to ask for.

What is actually on the property

I have kept this list to things confirmed either by the resort itself or by an independent reviewer who went there. If you have read elsewhere about pickleball courts or a mezcal bar, I could not find a single source for either, so they are not on this list.

The 2017 announcement also promised four pools, a spa under a different name, an open air market concept, a rooftop bar, edible gardens and six thousand square feet of conference space. Those were plans for the phase whose dates slipped by most of a decade. I am not going to describe them to you as amenities that exist.

Renting it out

Most owners here rent, and several of the listings above are described as rental ready with furniture packages already in place. That is a genuine feature at this address: a walkable, swimmable, gated beachfront with a hotel operation attached rents more nights than an isolated villa does, and it rents them at a higher rate.

What decides whether it works for you is not the view. It is three documents.

The condominium regulations. Every building sets its own rules on minimum stay, on which platform bookings may come through, and on whether the on site operator has the first right to manage your unit. Read this before you fall in love with a terrace.

The actual booking history. Not a projection, not an average for the community. The real nights and the real rates for that specific unit for the last two years. If a seller will not produce it, that is information too.

The fee schedule. The monthly assessment, what it covers, what is billed separately, and whether there is a club membership on top of it. I could not find a credible published figure for fees here from any independent source, which is exactly why you get it from the administration in writing rather than from anybody’s article, including this one.

The rule, in one line. A rental number that comes from the seller is a marketing claim. A rental number that comes from the property manager’s own statements is a fact. Ask for the second one.

Why you are reading this from me

I did not write this from a brochure. The inventory figures come out of the official agent database and were pulled in September 2026. The beach certification comes from the municipality’s own publication. The crime figures come from the federal public security system as reported in the Mexican press, and where I could not isolate a number for this municipality I said so instead of borrowing the state one. The sunset section comes from calculating the position of the sun, because the alternative was to repeat a sentence that is on almost every other page about this beach and is wrong.

When you work with me on a property here, what you get is the same discipline applied to your specific unit: the condominium regulations, the fee schedule and what it really covers, the building’s reserve position, the actual rental statements rather than a projection, and a straight answer about what the terrace sounds like on a Saturday afternoon.

What I do not do is hand out floor plans, and I want to be upfront about why. Instead you get the full package on the property: the maintenance fee, the rental regulations and the documents that decide whether this is a good purchase or an expensive one.

Practical things worth knowing

Foreigners can own here. Cabo San Lucas is inside the restricted coastal zone, which means a foreign buyer holds beachfront property through a bank trust rather than directly in their own name. A Mexican bank holds the title and you are the beneficiary, with the full right to use the property, rent it, renovate it, sell it and leave it to your heirs. The trust runs for fifty years and is renewable. It is a standard, routine instrument, not a loophole and not a lease, and essentially every foreign owner on this beach holds their property this way.

Budget for closing costs. Plan on roughly four to six per cent of the purchase price for closing, covering the acquisition tax, the notary, the trust set up and the permits. This is separate from the price and separate from any agency commission arrangement.

There is a tax when you sell. Mexico taxes the gain on a property sale and the calculation depends on your residency status, on whether the property was your home, and on which invoices and improvement receipts you kept. Keep every one of them from day one. The difference between a well documented file and a poorly documented one at the point of sale is measured in tens of thousands of dollars.

The reference numbers. Every listing above is identified the way the official database identifies it, like 26-1562. Send me a number and I will tell you what I know about that specific unit.

Keep going from here

Every house in Los Cabos above five million dollars, all eighteen of them, with prices and communities.

What one to five million dollars buys, which is the band most of Hacienda sits in.

Above ten million dollars, where there is currently exactly one finished house for sale in the whole destination.

Where these numbers come from

Prices and inventory reflect the market in September 2026 and change. Every photograph is a listing photograph from the official database. Nothing here is generated, and nothing here is stock.