Best Time to Buy a Home in Los Cabos | MLS Data by Month
Karla and Erick Cabo Realty
Last update: 2026-11-03
Karla and Erick Cabo Realty
Last update: 2026-11-03
Karla & Erick | Cabo Realty | Century 21 Paradise Properties
When is the best time to buy a home in Los Cabos? Based on 3,734 closed MLS sales from January 2023 to October 2026, the best window for buyers is September to November. Those are the months with the fewest competing buyers, the most homes to choose from (about 22 to 24 months of inventory from September to November, versus 16 in March) and the biggest discounts on houses, which closed at about 92% of their original price, compared with about 96% from January to March. On a $1 million house, that difference is close to $32,000. Here is the month-by-month data for buyers from California, Texas and Arizona.
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| Sep–Nov Best months for buyers |
Jan–Mar Most competition from other buyers |
| 24 months Inventory in October, the most of the year |
~92% Houses closed at this share of original price, Sep–Dec |
Average per year, January 2023 to October 2026, homes and condos in Cabo San Lucas, San José del Cabo and both Corridors:
| Month | Sales closed | New listings | Months of inventory | All, % of original price | Houses, % of original price |
|---|---|---|---|---|---|
| January | 76 | 214 | 18.6 | 97.8% | 96.5% |
| February | 81 | 221 | 17.9 | 96.6% | 94.8% |
| March | 94 | 221 | 15.7 | 98.1% | 95.5% |
| April | 88 | 235 | 16.8 | 96.1% | 94.7% |
| May | 89 | 234 | 16.7 | 95.6% | 93.4% |
| June | 85 | 177 | 17.5 | 95.3% | 93.5% |
| July | 92 | 161 | 16.2 | 94.6% | 93.2% |
| August | 84 | 131 | 17.3 | 95.6% | 95.2% |
| September | 64 | 128 | 22.0 | 94.9% | 91.8% |
| October | 59 | 207 | 23.9 | 94.6% | 92.3% |
| November | 66 | 275 | 22.3 | 95.7% | 92.7% |
| December | 96 | 248 | 16.1 | 96.9% | 93.1% |
November and December average 2023–2025, because 2026 is not over yet. Months of inventory: how long it would take to sell every home for sale at that month’s pace. More months means more choice and less pressure for buyers.
Fewer buyers competing with you. Sales drop to about 59 to 66 a month from September to November, the slowest of the year, compared with about 94 in March. It is also the low season for visitors: in 2025, Los Cabos airport received 197,000 international passengers in September, compared with 545,700 in March.
More homes to choose from. Inventory peaks at about 22 to 24 months from September to November. And November brings the most new listings of the year (about 275), as sellers list before high season.
More room to negotiate on houses. Houses that closed from September to December sold at about 92% of their original price, versus about 96% in January to March. Condos move less with the seasons: they closed between 95% and 99% of their original price all year.
Keep in mind that the months above are based on the closing date, and a sale usually closes several weeks after the offer is accepted. So the fall closings reflect offers made in late summer and fall, when sellers who did not sell in high season are most open to negotiating.
Months of inventory by month (more months = more choice for buyers)
The same ten months, January to October, year by year. Each year since 2023, buyers have had more homes to choose from and more room to negotiate:
| Jan–Oct | Sales closed | Months of inventory | All, % of original price | Houses, % of original price |
|---|---|---|---|---|
| 2023 | 1,083 | 9.7 | 99.7% | 97.6% |
| 2024 | 742 | 18.1 | 95.4% | 94.4% |
| 2025 | 768 | 22.3 | 94.0% | 92.6% |
| 2026 | 656 | 26.2 | 92.9% | 91.1% |
In 2026 so far there were 15% fewer sales than in the same months of 2025, and the most inventory of the four years. For a buyer, that means more choice and more room to negotiate, in any month. The seasons still matter: in 2026, too, March had more sales than September and October.
January to March is high season. Visitors and buyers are in town, inventory is at its lowest (about 16 months in March) and sellers have the most leverage: in March, homes and condos closed at about 98% of their original price on average. If you buy in these months, expect competition for the best homes and less room to negotiate.
💡 Tip from Karla & Erick: Visit in high season to see the communities full of life, but make your offer in the fall. Keep in mind that August to October is also the peak of hurricane season, so plan your trip with some flexibility. The best deal still depends on the price: a well-priced home sells in any month. See how much buyers are paying below list price in each golf community.
📩 Get New Listings First
Most new listings come out in October and November. Tell us your budget and community, and we’ll text you the new MLS listings as they come in, with our honest opinion on the price.
Selling instead? See when is the best time to sell property in Cabo. For prices by budget, see what $1 million buys in Los Cabos.
September to November. From 2023 to 2026, those months had the fewest sales, the most inventory (22 to 24 months) and the lowest prices relative to the original asking price for houses.
For houses, yes. Houses that closed from September to December sold at about 92% of their original price, compared with about 96% from January to March. Condo prices change less with the seasons.
From December to April. March is the busiest month: in 2025, Los Cabos airport received 545,700 international passengers that month, and homes and condos closed at about 98% of their original price.
What changes most with the season is negotiation. In the fall there are fewer buyers and more homes for sale, so sellers accept larger discounts, especially on houses.
The fall is the buyer’s window, and 2026 is giving buyers extra room: from January to October there were 15% fewer sales than in the same months of 2025, about 26 months of inventory and houses closing at about 91% of their original price. Also, in the nine golf communities we track, the median condo price per square foot is about 7% below 2025 so far. See how much to offer before you make an offer.
Planning your Los Cabos purchase?
We help buyers from California, Texas and Arizona time their offer and compare real options in Palmilla, Querencia, Cabo del Sol, Cabo Real, Pedregal, Quivira, Diamante, Club Campestre and Puerto Los Cabos.
How we calculated this: Flexmls market statistics for the Los Cabos MLS, January 2023 to October 2026, for houses and condos in the MLS zones of Cabo San Lucas, San José del Cabo, Cabo Corridor and San José Corridor: 3,734 closed sales. Monthly sales and new listings are yearly averages; January to October use four years (2023–2026) and November and December use three (2023–2025). Months of inventory is total active listings divided by total closed sales for that month across those years. Percentage of original price is the sold price divided by the first asking price, weighted by the number of sales; it includes some pre-construction sales, which can close above their original price. Months are based on the closing date. Airport data: Grupo Aeroportuario del Pacífico (GAP), international passengers at Los Cabos International Airport, 2025.
Sources: Los Cabos MLS (Flexmls) market statistics, January 2023 to October 2026; Grupo Aeroportuario del Pacífico monthly traffic reports, 2025; our own analysis.
Disclaimer: This article is general market information, not an appraisal or investment advice. Every property and negotiation is different. Karla & Erick are MLS members with Century 21 Paradise Properties. Information verified November 2026.
Karla & Erick | Cabo Realty | Century 21 Paradise Properties
Your home in Los Cabos, with people who live here.
Karla Andreu and Erick Flores are MLS members with Century 21 Paradise Properties, focused on luxury golf and oceanfront communities: Querencia, Palmilla, Pedregal, Quivira, Diamante, Cabo del Sol, Cabo Real, Club Campestre and Puerto Los Cabos.
Most of our clients come from California, Texas and Arizona. We help them buy, sell and relocate with real market data, honest advice and one clear plan from the first video call to closing day.
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