The Cabo real estate market looks different this spring. Buyers have more homes to choose from. Sellers are waiting a little longer for the right offer. And one corner of the market is having an exceptional year.

Here is what the numbers through May 22, 2026 reveal about Cabo San Lucas, the Corridor, and San José del Cabo.

More homes on the market than last year

Walk into any open house this season and the shift is obvious. The shelves are no longer bare. Across the region, 6,885 homes, condos, and parcels of land sit on the market right now. That is 12 percent more than last May.

Land leads the growth. Listings have grown 21 percent. Single-family homes follow at 12 percent. Condo inventory is nearly flat at 2 percent.

For anyone who watched the Cabo real estate market shrink in recent years, that extra breathing room matters. Buyers can shop, compare, and take a weekend to think things over without losing the place to someone else.

The picture varies by neighborhood. Cabo San Lucas Centro has fewer condos for sale than last year, down 9 percent. Across town, Beach and Marina condos rose 8 percent. San José del Cabo Beachside saw condo inventory jump 30 percent. The shift is real, but it favors certain pockets more than others.

Sales have slowed, yet prices are holding firm

Fewer homes are changing hands. The region logged 632 sales so far this year, down from 778 last year. That is a 19 percent drop. Total sales dollars fell 26 percent.

But here is the surprise. Prices have barely moved. The middle price point across all properties slipped only 4 percent, from $389,193 to $375,000.

Sellers are still getting close to what they ask. Condo sellers received 96 cents on every dollar listed. House sellers received 94 cents. They are simply waiting a little longer to find the right buyer.

Branded residences are having a breakout year

If one storyline stands out in 2026, it belongs to the corridor branded residences. These are the condos tied to luxury hotels, where the hotel staff handles housekeeping, the spa sits steps away, and rental income flows in when the owner is not in town.

The numbers are remarkable.

San José del Cabo Corridor Inland condos sold 20 residences this year, up from seven last year. Total sales jumped 431 percent to $40.6 million. The middle sale price nearly doubled to $1.525 million.

Just down the road, oceanside corridor condos saw sales climb from three to 10. Total dollars changing hands rose 202 percent to $26.9 million.

In plain terms, buyers who want a turnkey vacation home with hotel service have stopped wondering. They are buying. And they are paying serious money for the right product.

Cabo San Lucas Beach and Marina condos had a strong run too. The middle sale price climbed 17 percent to $565,000. Fewer condos sold here, but the ones that did sold at higher prices.

San José del Cabo Beachside told a different story. The middle price dropped 60 percent to $386,000. That sounds dramatic, but it reflects smaller, more accessible residences selling. The neighborhood has not lost value. The mix of what is selling has changed.

The single-family home market: two different worlds

Imagine two buyers shopping right now. One has $500,000 and wants a quality home inland. The other has $5 million and wants oceanfront. Their experiences look completely different.

The $500,000 buyer is finding strength. Cabo San Lucas Corridor Inland houses posted a 26 percent jump in the middle sale price, landing at $500,000. The number of homes sold barely moved. Total sales dollars actually rose 4 percent. This is the sturdy heart of the market.

The $5 million buyer is finding bargains. Cabo San Lucas Corridor Oceanside houses sold at an average of $4.1 million this year, down from $7.4 million last year. More homes sold than last year, but at lower prices.

San José del Cabo Corridor Oceanside tells a similar story. Eight homes sold this year versus 15 last year. The average dropped from $7.1 million to $5.9 million.

San José del Cabo East, where Palmilla sits, saw sales cut in half. The middle price slipped 27 percent to $2.32 million.

The story is not that high-end demand has vanished. The story is that high-end buyers have more negotiating room than they have had in years.

Land tells the most dramatic story

Land has shifted faster than anywhere else.

San José del Cabo Inland Golf land listings grew 65 percent. New listings jumped 180 percent. Cabo San Lucas Beach and Marina land inventory more than doubled. Meanwhile, fewer parcels sold than last year.

Developers and investors are putting more land on the market. Buyers are taking longer to commit. Land usually leads the way when a corridor market shifts, so this signal matters. The message right now: take your time, do the homework, and the right opportunity will surface.

What this means for buyers and sellers this summer

For buyers, the 2026 Cabo real estate market offers something rare: time and choice. There is more to see. Sellers will talk price. For the first time in years, motivated buyers can shop without that breathless rush.

For sellers, the message is simpler. Price the home accurately and prepare it well. Homes that hit those two marks are selling, sometimes for more than last year. Homes priced ambitiously sit.

The market is fair. It is just less forgiving than it was.

The middle of the year shows a Cabo real estate market settling into a more sustainable pace. After several frenzied years, balance has returned. The branded residence story on the corridor is the highlight of 2026 so far, and one worth watching as the year unfolds.

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For a personalized look at how these trends apply to a specific neighborhood, residence type, or pricing strategy, contact Dane Posey for inquiries related to Chileno Bay Golf and Beach Club, or Angie Posey-Villa for inquiries related to listings across the broader Los Cabos corridor.

Avoiding Cabo Capital Gains Tax: 5 Costly Mistakes Americans Make

Avoiding Cabo capital gains tax can save you a small fortune. But most Americans don’t think about taxes until they sell. By then, it’s too late.

Here’s the good news. Most big tax mistakes happen for the same few reasons. If you know what to look for, you can dodge them.

This post breaks down the five mistakes that cost American sellers the most. Each one is easy to fix—if you catch it in time. For the full strategy, take a deeper dive in our cornerstone guide: Selling Property in Cabo as an American: The 2026 Tax-Smart Guide.

Mistake #1 — Putting a Lower Price on Your Deed

When you buy a home in Cabo, the deed shows the price you paid. Some buyers ask to put a lower number on the deed. Why? To save on a small purchase tax of about 3 percent.

It sounds smart. But it’s a trap.

When you sell years later, Mexico looks at the deed price to figure out your profit. Say your deed says $400,000, but you really paid $700,000. Mexico thinks you made an extra $300,000 in profit. That fake profit gets taxed at up to 35 percent.

Quick math: trying to save $9,000 today could cost you over $100,000 later.

The fix: Always put the real price on the deed.

Mistake #2 — Not Saving the Right Receipts

Mexico has strict rules about receipts. You need two kinds:

• A CFDI when you buy. This is an official Mexican tax receipt.
• A factura for any work done on your home. This is also an official Mexican receipt.

A regular receipt won’t cut it. A bank transfer won’t either. If you can’t show a proper Mexican receipt, you can’t deduct the cost when you sell.

Here’s why this matters. Every dollar you can deduct is a dollar you don’t pay tax on. Imagine you spent $200,000 on a new pool, kitchen, and yard work. Without facturas, Mexico acts like you spent zero.

The fix: Hire professional companies that give you a factura. They charge more than a handyman—and here’s why. To issue a factura, they must add Mexico’s 16% IVA to your bill. IVA stands for Impuesto al Valor Agregado. Think of it as Mexico’s version of sales tax in the U.S. The extra 16% stings up front. But the whole cost gets added to your basis, so you pay much less tax when you sell.

Mistake #3 — Not Registering Your Construction

If you build a new home or do a big remodel, there’s a step most owners miss. You have to “manifest” your construction.

What does that mean? It just means you officially register with the city’s property office how much you spent. Until you do this step, Mexico acts like your construction was free.

So if you spent $1.5 million building your dream home, Mexico can tax you like you only paid for the empty lot. That’s a brutal mistake.

The fix: When your build wraps up, ask your builder for an Aviso de Terminación de Obra. That’s Spanish for “Letter of Completion”—and it’s the term your contractor will actually recognize. Take it to the city property office. They register your construction value. One step, huge savings. Angie can help you get this done correctly.

Mistake #4 — Not Getting Mexican Residency

This mistake costs more than any other on the list.

Mexico has a huge tax break for people who legally live there. If you have Mexican residency and your Cabo home is your main home, you can skip tax on around $313,000 of profit. With a spouse who also has residency, that doubles to about $626,000.

Most Americans never even apply. They think residency is hard. It isn’t. If your Cabo home is worth around $300,000 or more, that alone can qualify you. Add a few documents and you’re in.

If you care about avoiding Cabo capital gains tax, this is the single biggest lever you have.

The fix: Start residency paperwork before you sell. Even better, start it before you buy.

Mistake #5 — Forgetting About U.S. Taxes

Paying Mexican tax doesn’t mean you’re done. The United States taxes Americans on income from anywhere in the world. So you also have to report your Cabo sale on your U.S. taxes.

Good news: you don’t get taxed twice on the same money. The U.S. gives you credit for the tax you already paid in Mexico.

Even better, if your Cabo home was your main home for at least 2 of the last 5 years, you can skip U.S. tax on the first $250,000 of profit. Married couples can skip the first $500,000.

But you have to file the paperwork. There’s also a form called FBAR. If you had a Mexican bank account with more than $10,000 at any point in the year, you must file it. Skipping FBAR can lead to huge fines—often worse than the tax itself.

The fix: Work with a U.S. accountant who handles cross-border taxes. They know which forms to file and when.

The Real Cost of Avoiding Cabo Capital Gains Tax

Here’s how this all adds up. Picture two Americans selling the same $1 million home in Cabo.

The first one made all five mistakes. They pay around $300,000 in combined taxes between Mexico and the U.S.

The second one did things right. They pay close to zero.

That’s a $300,000 difference. Every mistake on this list moves you closer to the first example.

Avoiding Cabo capital gains tax isn’t about loopholes or tricks. It’s about simple paperwork done the right way from day one.

Where to Go Deeper

This post covers the five biggest mistakes. But there’s more to the full picture. How you take ownership of the home matters. Timing matters. Even the closing lawyer you pick matters.

For the complete guide, read our cornerstone post: Selling Property in Cabo as an American: The 2026 Tax-Smart Guide. It walks through every step, including how some Americans use a U.S. LLC to own their Cabo home.

Ready to Get the Right Plan in Place?

If you’re thinking about buying or selling a home in Cabo, plan your tax move before you do anything else. Angie Posey-Villa helps Americans avoid these mistakes from the very start.

Reach out to Angie Posey-Villa for a simple, no-pressure chat about your Cabo plans.

Disclaimer: This post is general info, not legal or tax advice. Mexican and U.S. tax laws change all the time. Always talk to a qualified tax pro before making real moves.

Cabo Branded Residences — 2025 Sales Report

Published by Pose Knows Cabo | 2025 Full Year | Source: FlexMLS Los Cabos

The Los Cabos branded residence market had a big year in 2025. In total, 29 units sold across the region’s top resort brands, bringing in $143.8 million in combined volume. To put that in context, that works out to an average sale price of just under $5 million per unit. From entry-level two-bedroom units to multi-million dollar six-bedroom estates, here is a full look at who bought, what they paid, and which brands led the way.

2025 Branded Residence Market — Key Stats

Metric	2025 Result
Total Sales	29 units closed
Total Sales Volume	$143,829,000
Average Sale Price	$4,959,000
Median Sale Price	$3,300,000
Highest Sale	$14,398,000 — St. Regis Residences
Lowest Sale	$1,225,000 — The Cape Residences
Average Days on Market	399 days
Average Sale-to-List Ratio	95.5% of final list price
Average Price Drop from Original	7.9% below original list price

Sales by Brand

Below is a look at how each brand performed in 2025. Although the market covered a wide range of brands and price points, St. Regis led by a wide margin. Chileno Bay Resort and Residences and Hacienda Beach Club, meanwhile, rounded out the top three in total volume.

St. Regis Residences Los Cabos — 8 Sales

St. Regis was the clear leader in 2025, with 8 sales and over $75.6 million in total volume — more than half of the entire branded market on its own. In fact, the top four sales in all of Los Cabos that year were all St. Regis units, each closing above $13.5 million. As a result, buyers at the very top of the market kept coming back to this brand above all others. It is worth noting, however, that many of these units sat on the market for 800 to 1,100 days before closing — so patience is part of the process here.

Unit	Beds	Sold Price	Sale-to-List	DOM
St. Regis Residences	6	$14,398,000	96.3%	1,118
St. Regis Residences	6	$14,000,000	96.6%	1,046
St. Regis Residences	6	$13,500,000	96.4%	344
St. Regis Residences	6	$13,500,000	100%	1,005
St. Regis Residences – 206	4	$7,100,000	100%	29
St. Regis Residences – 206	4	$4,550,000	100%	920
St. Regis Residences – 108	4	$4,500,000	92.8%	854
St. Regis Residences – 305	3	$4,050,000	91.0%	1,041
TOTAL / AVG	—	$75,598,000	96.6%	795 avg

Chileno Bay Resort and Residences — 3 Sales

Chileno Bay Resort and Residences came in second in total volume, with 3 sales worth $20.8 million. In contrast to St. Regis, these units sold much faster and much closer to list price, with an average sale-to-list ratio of 94.9%. That speed and pricing strength together suggest solid demand in the $5M to $8M range. Notably, two of the three units sold in under six months — a strong result by any measure in this segment.

Unit	Beds	Sold Price	Sale-to-List	DOM
Chileno Bay Resort and Residences – 2125/2127	4	$8,100,000	98.2%	161
Chileno Bay Resort and Residences – 2400-2402	4	$7,700,000	98.7%	68
Chileno Bay Resort and Residences – 2210-2212	4	$5,000,000	87.7%	386
TOTAL / AVG	—	$20,800,000	94.9%	205 avg

Hacienda Beach Club — 4 Sales

Hacienda Beach Club had 4 sales in 2025, bringing in a combined $13.4 million in volume. What stood out most, however, was that one unit — a 2-bedroom — sold above list price at $3,350,000, which is a rare result in any segment of this market. Furthermore, three of the four units closed in under 80 days, which shows that well-priced stock here moves quickly. Overall, this brand covers a wide range from $2M to $5M and tends to appeal to buyers who want beachfront access without the ultra-luxury price tag of St. Regis.

Unit	Beds	Sold Price	Sale-to-List	DOM
Hacienda Beach Club – 2-103	3	$4,950,000	95.2%	540
Hacienda Beach Club – 5-403	2	$3,350,000	101.5%	69
Hacienda Beach Club Ph. 2 – 6-303	2	$3,100,000	92.5%	50
Hacienda Beach Club Ph. 2 – 6-203	4	$1,995,000	100%	76
TOTAL / AVG	—	$13,395,000	97.3%	184 avg

All Other Branded Residence Sales

Beyond the top three brands, 14 more sales took place across eight other well-known names in the Los Cabos market. Together, these brought in an extra $34 million in volume. As a result, this data makes clear just how wide the branded residence space has grown in the region — with something available at nearly every price point from $1.2M to $5M.

Property	Beds	Sold Price	Sale-to-List	DOM	HOA/yr
The Residences at Solaz – 104	3	$5,000,000	96.2%	157	—
ONE HOMES	3	$3,600,000	90.6%	407	—
Waldorf Astoria Private Home 6	4	$3,300,000	100%	404	$70,790
Viceroy PH 4602	3	$2,850,000	95.2%	218	—
Residence – 1201	2	$2,750,000	98.2%	648	$26,250
Auberge Private Residence 3005	3	$2,530,000	95.5%	82	—
Esperanza Residences – 2508	3	$2,400,000	96.0%	36	—
APRE 2808	4	$2,400,000	84.2%	364	$54,000
The Cape Residence – 610/611	2	$1,850,000	92.5%	239	$24,504
Las Ventanas Villa 1202	1	$1,537,000	85.6%	596	—
Esperanza Resort – 1503	3	$1,495,000	100%	274	$175,000
APRE Villa 2401	3	$1,400,000	82.8%	224	$66,000
The Cape Residences – 622	1	$1,225,000	100%	1	$13,000

What Buyers and Sellers Should Know

For Buyers

• First, there is room to negotiate. On average, branded units sold for 95.5% of their final list price and 7.9% below their original asking price. As a result, buyers who study pricing history before making an offer have a real edge in this market.
• In addition, speed varies widely by brand. Chileno Bay units sold in 68 to 386 days, while some St. Regis units sat for over 1,000 days. Therefore, patience is part of the process at the top end, and buyers should not expect a quick path to close on a high-end unit.
• Notably, the entry point into this market is lower than most people think. For example, The Cape Residences sold a one-bedroom for $1,225,000 — and it closed in just one day. Well-priced units at the lower end of the range clearly move fast.
• Finally, HOA fees are a key cost to watch. The Esperanza Resort unit carried $175,000 per year in fees, while The Cape Residences was just $13,000 per year. Because this gap affects your true cost of ownership in a big way, always factor it in before making an offer.

For Sellers

• Above all, pricing it right from day one is the single most important thing a seller can do. Units that sold at or near 100% of list price had far fewer days on market than those that needed cuts. In contrast, units that started too high and later had to drop often sat for 800 or more days before closing.
• On a positive note, two units in 2025 sold above list price — a Quivira home at 106.5% and a Hacienda Beach Club unit at 101.5%. However, these are rare results. Both were well-positioned and well-priced units with clear buyer demand behind them.
• Finally, branded inventory moves slowly on average. Given that 399 days is the market average, sellers should plan well ahead and work with an agent who knows this specific segment inside and out.

Thinking About a Branded Residence in Los Cabos?

Branded residences are one of the most unique asset classes in the Los Cabos market. They come with resort-level services, rental income potential, and long-term value tied to global luxury brands. Moreover, as the 2025 data clearly shows, this is a live and active market with real sales at every price point — from $1.2M all the way up to $14.4M.

Whether you are looking for a St. Regis penthouse, a Chileno Bay Resort and Residences villa, or an entry-level unit at The Cape, Angie Posey-Villa has deep ties to every brand in this report. Because she lives and works in this market every day, she knows which units are worth the price and which ones are not — and that knowledge can save you both time and money.

Reach out to Angie Posey-Villa today and she will send you a full list of branded residences on the market right now, along with real sold data so you know exactly what a unit like the one you want actually sells for.

Source: FlexMLS Los Cabos. Data covers branded residence closed sales in the 2025 period. Prepared by Angie Posey-Villa. All figures are in USD. Information is deemed reliable but not guaranteed.