Palmilla sits directly off the corridor highway between San Jose del Cabo and Cabo San Lucas, about 10-15 minutes from the Los Cabos airport. The oceanside section puts you walking distance from the One&Only's beach and restaurants; the inland section trades beach proximity for golf frontage and typically quieter, more residential streets.
The active inventory in Palmilla right now is dominated by gated villa and condo communities — Villas de Oro, Villas de Montaña, and The Dunes are the names that come up most, along with the Palmilla Dunes penthouse product. These run 2-3 bedrooms in the 1,550-3,225 square foot range, positioned as lock-and-leave homes for buyers who want resort infrastructure without maintaining a standalone estate. Palmilla has also historically included larger custom estate lots and homes, though none are showing as active MLS inventory at the moment — that side of the market moves through private and off-market channels more often than the villa product does.
Based on active MLS listings in Palmilla, villa and condo prices currently start around 965,000 USD for a 2-bedroom unit in Villas de Oro and run up to roughly 2,325,000 USD for a 2-bedroom unit in Villas de Montaña. Most of the current inventory sits in the 1,290,000-1,950,000 USD range, which is the most direct comparison set if you're pricing a Palmilla villa today.
Buyers here are paying for proximity to One&Only Palmilla's beach club and restaurants, the Jack Nicklaus golf course, and Palmilla's own private security and gated infrastructure. Several of the villa communities carry their own pools and shared amenities on top of what the broader Palmilla development offers.
Palmilla draws a mix of golf-focused buyers, resort lifestyle buyers who want walkable access to One&Only-level dining and beach service, and investors running short-term rentals on the villa product, since 2-3 bedroom units in a recognized resort community rent well to groups and families.
Considerations before buying
Confirm which HOA and amenity package comes with a specific villa community — Villas de Oro, Villas de Montaña, and The Dunes each carry their own dues and rules, and they're not interchangeable. If you're set on a larger single-family estate rather than a villa, expect to work off-market or wait for inventory, since that product isn't currently listed in the MLS. And as with any resort-adjacent community, confirm rental restrictions before assuming a short-term rental strategy is allowed.
Interested in a Palmilla property, or want to see what's currently on the market? Reach out directly.
Alen Fabjan Managing Broker, The Oppenheim Group Cabo [email protected] alenfabjan.com | ogroupcabo.com
