What to Know Before Buying Land in Todos Santos, Cerritos, Las Tunas & El Pescadero or in fact anywhere in Baja Sur!
Purchasing land in Todos Santos and surrounding communities like Cerritos, Las Tunas, and El Pescadero is an exciting opportunity. Whether your dream is a beachfront villa, a rental investment, or a tranquil retreat surrounded by desert views, buying land in Baja California Sur comes with unique considerations. And while each town has its own flavor, the same ground rules apply throughout the state — from the Pacific Coast to the Sea of Cortez.
Here’s what every buyer should know:
1. Development Rules Are Changing — Stay Informed
Todos Santos and its neighboring areas are evolving rapidly, and with growth comes stricter guidelines. The Plan de Desarrollo Urbano (PDU) outlines zoning, building density, and construction permissions across Baja California Sur.
Two critical metrics are:
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CUS (Coeficiente de Utilización del Suelo): Defines how much of your land you’re allowed to build on (floor-to-lot ratio).
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COS (Coeficiente de Ocupación del Suelo): Defines how much surface area of the lot can be covered by construction.
For example, in some residential zones you may only be allowed to build on 40–60% of your lot, while in agricultural areas the restrictions could be even tighter. These numbers can shift as municipalities update their growth plans, so it’s vital to have a professional tracking changes on your behalf.
📌 Tip: These rules apply everywhere in Baja California Sur — whether you’re looking at the Pacific in Cerritos or oceanfront on the Sea of Cortez near La Ribera.
2. Beachfront Land Comes With Strings Attached
A house on the sand is a dream, but not always a reality. Federal law restricts construction directly on dunes and within certain buffer zones near the water. Even if permits have been granted in rare cases, there’s often strong opposition from local communities who want to protect the coastline.
For example, in Cerritos and Las Tunas, you’ll see areas where the setback rules prevent new construction too close to the waves. Similarly, on the Sea of Cortez side, in places like East Cape or La Ventana, properties must respect ZOFEMAT regulations (Zona Federal Marítimo Terrestre), which govern federal maritime zones.
📌 Tip: Beyond permits, consider the long-term safety of your property. Storm surges and erosion can put unprotected builds at risk.
3. Ejido vs. Titled Land — The Single Biggest Risk Factor
Not all land is equal in Baja California Sur.
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Ejido Land: This is communal farmland, still technically owned by the community. Foreigners cannot legally buy ejido land unless it has gone through a lengthy privatization process (regularización). Attempting shortcuts here is one of the most common — and most costly — mistakes buyers make.
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Titled Land: This is registered private property that has a deed and can safely be purchased by foreigners (usually through a fideicomiso bank trust).
📌 Tip: If you’re offered a “deal” that seems too good to be true, ask immediately whether the land is ejido or titled. If it’s ejido, walk away unless you’re working with a trusted professional who can verify the regularization process is complete.
4. Location Will Define Lifestyle and Investment Value
Each pocket of the region offers something unique:
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Las Tunas: Larger lots with big Pacific views, popular among full-time residents and those wanting privacy.
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Cerritos Beach: The most famous surf/swimmable beach in the area, attracting vacationers, rental investors, and boutique developers.
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El Pescadero: A farming and surf village where land parcels are typically bigger, offering space for agriculture, boutique hotels, or eco-projects.
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Todos Santos Centro: For those wanting walkability, historic charm, and cultural life (galleries, restaurants, and festivals).
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La Poza: Known for its palm groves and bird sanctuary — perfect for eco-conscious projects.
📌 Tip: No matter which area you choose, demand in Baja California Sur is climbing — but so are regulations. Buy where your lifestyle goals and long-term investment strategy align.
5. Building With the Landscape Matters
The architectural style here blends desert minimalism with coastal openness. But building regulations aren’t just about looks — they’re about sustainability. For instance, rainwater catchment systems, solar integration, and respecting height restrictions are common requirements.
In Todos Santos and Pescadero, homes that harmonize with the environment are more likely to get permits approved quickly and are better received by neighbors. On the Sea of Cortez side, eco-conscious builds are almost expected, especially in off-grid areas.
📌 Tip: A home that respects its surroundings holds value better than one that fights against the environment.
The Bottom Line: Don’t Go It Alone
Buying land in Baja California Sur — whether in Todos Santos, Cerritos, Las Tunas, El Pescadero, or even along the Sea of Cortez — is one of the most rewarding investments you can make. But it’s not something to navigate without expertise.
Working with a professional realtor who specializes in the area ensures you:
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Avoid illegal ejido transactions
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Stay ahead of zoning and environmental restrictions
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Find the neighborhood that truly fits your vision
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Protect your investment for the long term
📩 Considering land in Los Cabos? Let’s connect.
With the right guidance, your dream property can become a safe, smart, and lasting reality.
