One of the first questions every buyer asks is some version of the same thing: what does my money actually buy here? It's the right question — and in Los Cabos the answer changes depending on which side of a price threshold you're on. Here's what the active market looks like right now, pulled from live listings.
At $1 Million USD
There are currently over 1,700 active residential listings priced under $1M in the broader Los Cabos MLS — which tells you something important: this is the most competitive and most crowded segment in the market. That also means it's the segment where the gap between a smart buy and a weak one is widest.
The $1M price point is the most competitive segment in Los Cabos right now — and it's also where the widest gap exists between good buys and bad ones.
What $1M realistically buys today:
- A 3-bedroom penthouse in Tramonti on the Corridor — active listings from $850K to $999K
- A 2–3 bedroom condo in Tortuga Bay, San José del Cabo — active at $990K
- A 2-bedroom unit at Villa La Estancia, Cabo San Lucas — active at $865K
- A 4 -bedroom Ocean view house at Ventanas El Tezal — active from 700K
- A 2-bedroom unit in Solaria on the Corridor — active from $480K
- A 1-bedroom condo at Nolah , Hotel Zone,San José — active around $350K range
- A 1-bedroom Condo at Albaluz, Hotel Zone, San Jose - active at 489K
What $1M does NOT buy you:
- Beachfront on Medano, Corridor or SJD
- Anything in Diamante — same situation, no active listings under $1M
- Anything with a Ritz-Carlton, Aman, or St. Regis or Four Seasons
At $1M, the biggest mistake buyers make is anchoring on price per square foot without weighing location and rental infrastructure. Tramonti on the Corridor at $850K outperforms a comparable unit in a secondary location at $700K almost every time — because the guest demand, management infrastructure, and resale pool are categorically different.
At $2 Million USD
There are 250 active listings in the $1M–$2M and 197 active listings in the 2-5M range in the MLS right now. This is where you start accessing the communities that define the Los Cabos luxury brand — but the product at this level is more nuanced than the blog headlines suggest.
What $2M realistically buys today:
- A 3-bedroom condo at Auberge Residences on the Corridor — active from $2.2M
- A 3-bedroom condo at Soleado Resort, Costa Azul, San José — active at $1.1M entry with larger units at $2M+
- A 4-bedroom at Querencia, San José Corridor — active from $2.4M
- A 2-bedroom residence at Las Ventanas al Paraíso — entry point at $2.7M
- Entry-level Hacienda Beach Club, Medano — 2-bedroom from $2.4M, 3-bedroom from $2.9M
What $2M does NOT buy you right now:
- A full-floor penthouse on Medano — that's $2.9M minimum at One Medano, $5.9M+ at Hacienda
- Chileno Bay Residences — those start at $7.5M
- Las Ventanas penthouse — those run $5.4M–$8.5M
Days on market in this segment run 185–200 days across the board, which means there is real negotiating room. Sellers who listed at peak 2022–2023 pricing are the most motivated — and the most open to seller financing, which appears on multiple active listings in this range right now..
At $5 Million USD
There are 94 active listings priced above $5M in the MLS. This is a genuinely thin market — which cuts both ways. Scarcity supports values, but it also means the right property requires relationships, not just a portal search.
What $5M buys:
- Zadun Ritz-Carlton Reserve, North Enclaves — 3 and 5-bedroom units active from $5.1M
- St. Regis Residences at Quivira — 4-bedroom active at $5.2M
- Las Ventanas al Paraíso Residences — 3-bedroom from $5.35M, penthouse at $8.5M
- Querencia Ocean Residences, San José Corridor — 3-bedroom from $5.9M, 4-bedroom at $6.4M
- The Cape Residences, Cabo Corridor — 4-bedroom Surfer Residence at $5.9M
- Hacienda Beach Club Oceanfront Villa at Medano — 4-bedroom from $10,9M
- Chileno Bay Residences, Cabo Corridor — 4-bedroom from $7.5M
- Las Ventanas penthouse — up to $8.5M
- Four Seasons Residences at Costa Palmas, East Cape — 4-bedroom marina residence at $7.3M
The best product at this level does not always sit on public portals. Several of the strongest deals in this segment move through agent networks and direct developer conversations before they're ever listed. If you're serious at this price point, a portal search is a starting point, not the full picture.
At $5M+, the agent relationship is the product. The right agent doesn't just show you listings — they show you what isn't listed. That's a fundamentally different conversation.
The Bottom Line
Every budget in Los Cabos has a strong play and a weak one. The data makes it clear: the communities and product types buyers assume are available at a given price point often aren't — and the best opportunities at every level require knowing where to look before the rest of the market catches up.
Want to know what your budget actually gets you right now? Reach out directly at alenfabjan.com or contact me at [email protected] / +1.480.264.1006 — I'll show you what's available at your price point, on and off market, and what to avoid at every level.
