Cabo del Sol vs Palmilla: Which Los Cabos Luxury Golf Community Is Right for You?
Karla and Erick Cabo Realty
Last update: 2026-11-10
Karla and Erick Cabo Realty
Last update: 2026-11-10
Karla & Erick | Cabo Realty | Century 21 Paradise Properties
Cabo del Sol or Palmilla? They are the two big luxury golf and beach communities of the Los Cabos corridor, at opposite ends: Cabo del Sol near Cabo San Lucas, with two golf courses, the Cove Club and Four Seasons and Park Hyatt residences; Palmilla near San José del Cabo, with a Jack Nicklaus course, a swimmable beach and the One&Only Palmilla. In the MLS, Palmilla costs about twice as much per square foot, while Cabo del Sol sells faster. Here is how they compare with real MLS sales from 2019 to October 2026, for U.S. buyers from California, Texas and Arizona.
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MLS closed sales, January 2025 – October 2026. All amounts in U.S. dollars.
| Palmilla | Cabo del Sol | |
|---|---|---|
| Homes and condos sold | 63 | 22 |
| Median sale price | $5.35M USD | $2.31M USD |
| Price per sq ft | $1,443 USD | $675 USD |
| Median house price | $6.1M USD | $2.6M USD |
| House price per sq ft | $1,515 USD | $732 USD |
| Sales of $10M USD or more | 12 | 3 |
| Highest sale | $25.9M USD (Villas del Mar) | $33.5M USD (Cove Club) |
| Days on market (resales) | About 231 | About 117 |
The short version: a house in Palmilla costs about twice as much per square foot as one in Cabo del Sol ($1,515 vs $732 USD). Palmilla had almost three times as many sales and many more estates above $10M USD. Cabo del Sol gives you more house for the money and sold in about half the time.
Median of all closed sales, houses and condos. Cabo del Sol has few sales per year, so its median moves a lot with the mix; price per square foot is the better guide.
| Year | Palmilla sold | Palmilla median | Palmilla per sq ft | Cabo del Sol sold | Cabo del Sol median | Cabo del Sol per sq ft |
|---|---|---|---|---|---|---|
| 2019 | 33 | $2.05M USD | $594 USD | 8 | $825,000 USD | $281 USD |
| 2020 | 20 | $1.9M USD | $583 USD | 2 | $670,000 USD | $239 USD |
| 2021 | 62 | $2.53M USD | $731 USD | 14 | $964,000 USD | $270 USD |
| 2022 | 45 | $2.2M USD | $725 USD | 15 | $1.18M USD | $418 USD |
| 2023 | 47 | $2.5M USD | $966 USD | 15 | $2.5M USD | $575 USD |
| 2024 | 29 | $3.4M USD | $997 USD | 7 | $3.15M USD | $816 USD |
| 2025 | 37 | $5.25M USD | $1,443 USD | 6 | $2.1M USD | $643 USD |
| 2026 (Jan–Oct) | 26 | $5.48M USD | $1,172 USD | 16 | $2.38M USD | $701 USD |
What the numbers say:
For appreciation across all of our golf neighborhoods, see How Much Have Homes in Los Cabos Golf Communities Appreciated Since 2019?
Where they overlap: with $2M–$5M USD, Cabo del Sol buys you a full golf or ocean view home, while in Palmilla that budget is mostly inland golf homes and large condos. Above $5M USD, Palmilla has far more choice: 34 sales versus 6 in Cabo del Sol.
On resales from July 2025 to October 2026, homes in Palmilla closed at about 95.4% of their original list price, the least room to negotiate of our golf neighborhoods, after about 231 days on the market. In Cabo del Sol they closed at about 91.5%, after only about 117 days, the fastest. So in Palmilla sellers hold their price; in Cabo del Sol homes sell quickly, but with more room on price. Before you make an offer, read How Much to Offer in Los Cabos.
HOA fees vary by building and neighborhood, so ask for the exact fee of each property. This is what listings that sold in 2025–2026 reported in the MLS:
| Neighborhood | HOA per month |
|---|---|
| Palmilla – Villas del Mar houses | About $3,500 – $4,500 USD |
| Palmilla – Palmilla Cove house | About $1,900 USD |
| Palmilla – Palmilla Estates house (inland) | About $190 USD |
| Palmilla – condos | About $280 – $1,420 USD |
| Cabo del Sol – Puerta del Sol condos | About $2,320 USD |
| Cabo del Sol – Brisas and Las Colinas houses | About $780 – $800 USD |
| Cabo del Sol – La Riviera house | About $5,400 USD |
| Palmilla | Cabo del Sol | |
|---|---|---|
| Golf | Jack Nicklaus course, open to resort guests and visitors | Two golf courses, including the Jack Nicklaus Ocean Course |
| Beach | Palmilla Beach, a calm swimming beach | Cove Club, a private beach and membership club |
| Resorts and brands | One&Only Palmilla | Four Seasons, Park Hyatt and Soho House |
| Dining | Resort restaurants, minutes from San José del Cabo | Ánima Village restaurants and cafés inside the community |
| Location | San José del Cabo end of the corridor, closer to the airport | Cabo San Lucas end of the corridor, minutes from downtown Cabo |
Go deeper into each one: Palmilla Golf Club, Is Palmilla Beach Swimmable?, Cabo del Sol Golf and Beach Community Guide, Cove Club at Cabo del Sol, Four Seasons Residences at Cabo del Sol and Park Hyatt Residences at Cabo del Sol.
| If you want… | Better fit |
|---|---|
| A calm, swimmable beach | Palmilla |
| Two golf courses inside the community | Cabo del Sol |
| More house for the money | Cabo del Sol |
| Being close to the airport and San José del Cabo | Palmilla |
| Being close to downtown Cabo San Lucas | Cabo del Sol |
| A wide choice of $5M–$20M USD estates | Palmilla |
| A Four Seasons, Park Hyatt or Cove Club residence | Cabo del Sol |
See what is for sale today in Palmilla Homes, Condos and Lots for Sale and Cabo del Sol Homes and Condos for Sale. Also comparing Querencia? Read Palmilla vs Querencia.
🏌️ Still Deciding Between Cabo del Sol and Palmilla?
Tell us your budget and whether you want a condo or a house. We’ll send you an MLS report with what really sold and what’s for sale in both, so you can compare them side by side.
Yes. From January 2025 to October 2026, the median sale was $5.35M USD in Palmilla and $2.31M USD in Cabo del Sol, and Palmilla houses cost about twice as much per square foot ($1,515 USD vs $732 USD).
About the same. Comparing 2019–2020 with 2025–2026, the median price per square foot rose about 143% in Palmilla and about 147% in Cabo del Sol.
Cabo del Sol. Resales took about 117 days there, compared with about 231 days in Palmilla. But Palmilla homes closed closer to their asking price: about 95.4% vs 91.5%.
For swimming, Palmilla: Palmilla Beach is one of the calm swimming beaches of the corridor. Cabo del Sol has the Cove Club, a private beach and membership club.
Cabo del Sol has two golf courses, including the Jack Nicklaus Ocean Course. Palmilla has its Jack Nicklaus course, open to resort guests and visitors.
Sources: MLS (Flexmls) closed sales of houses and condos in Palmilla (Inland and Ocean Side) and Cabo del Sol, January 2019 – October 2026; sale vs original list price and days on market on resales, July 2025 – October 2026; HOA fees as reported in listings sold in 2025–2026. Price per square foot uses air-conditioned square feet. Information verified November 2026.
Disclaimer: MLS figures are medians of closed sales and can change as new sales are recorded; Cabo del Sol has few sales per year. Past appreciation does not guarantee future results. This is general information, not financial or legal advice. Karla & Erick | Cabo Realty are MLS members and operate under the brokerage Century 21 Paradise Properties.
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.
No pressure. No surprises. Just the right home for the way you want to live.
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