How Much to Offer in Los Cabos: Real MLS Data for U.S. Buyers
Karla and Erick Cabo Realty
Last update: 2026-10-31
Karla and Erick Cabo Realty
Last update: 2026-10-31
Karla & Erick | Cabo Realty | Century 21 Paradise Properties
How much below asking should you offer on a home in Los Cabos? Based on 691 resale homes and condos that sold in the Los Cabos MLS from July 2025 to October 2026, the typical home sold for 92.2% of its original list price, about 8% below asking. Above $1 million, the median was 90%, and for luxury houses it was 87.8%. But it changes a lot by community and by how long the home has been on the market: in Palmilla homes closed at 95.4%, while in Pedregal they closed at 90%. Here is what buyers from California, Texas and Arizona actually paid, community by community.
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| 92.2% Median sold price vs original list (resale) |
43% Of homes cut their price before selling |
| 18% Sold at or above the original list price |
90% Median for homes of $1 million and up |
Two numbers matter. Against the original list price, buyers paid 92.2%. Against the last list price (after any price cut), they paid 95.7%. In other words, much of the discount in Los Cabos comes from price reductions while the home sits on the market, and the final negotiation is usually 3% to 5%.
Resale homes and condos that sold in the golf communities we focus on, from July 2025 to October 2026 (medians):
| Community | Sold vs Original List | Typical Discount | Median Days on Market | Sales |
|---|---|---|---|---|
| Palmilla | 95.4% | 4.6% | 231 | 18 |
| Querencia | 93.9% | 6.1% | 196 | 7 |
| Quivira | 93.9% | 6.1% | 227 | 29 |
| Club Campestre | 93.2% | 6.8% | 170 | 20 |
| Cabo del Sol | 91.5% | 8.5% | 116 | 12 |
| Puerto Los Cabos | 91.0% | 9.0% | 210 | 4 |
| Cabo Real | 90.3% | 9.7% | 351 | 8 |
| Pedregal | 90.0% | 10.0% | 251 | 23 |
| Diamante | 74.6% | 25.4% | 230 | 4 |
What this tells you: In Palmilla, Querencia, Quivira and Club Campestre, sellers give up less; expect to land within about 5% to 7% of the original price. In Pedregal, Cabo Real and Cabo del Sol, there is more room, close to 10%. Diamante and Puerto Los Cabos had only 4 resales each, so treat those numbers as a reference, not a rule.
Days on market tell you more than anything else how much room there is to negotiate:
A home listed less than a month ago almost always sells at full price. After a year on the market, the median buyer paid 14% less than the original asking price, and 71% of those homes had already cut their price.
The $1 million to $2 million range is where buyers negotiated the most, with a median of 87.5% of the original list price. Above $1 million, houses closed at 87.8% and condos at 93.3%.
In pre-construction, the median buyer paid 100% of the list price. Developers work with fixed price lists by phase, so the negotiation is not on the price but on payment plans, upgrades or furniture packages. If you want to negotiate the price, resale is where you have room. See What Does $1 Million Buy in Los Cabos? for what each budget gets you.
| If the home… | Where buyers usually landed |
|---|---|
| Was listed less than 30 days ago | Full price; a low offer can lose the home |
| Has been listed 1 to 3 months | About 97% of asking |
| Has been listed 3 to 6 months | About 95% of asking |
| Has been listed 6 to 12 months, often with a price cut | About 90% of the original price |
| Has been listed more than a year | About 86% of the original price |
Then adjust for the community: a little closer to asking in Palmilla, Querencia, Quivira or Club Campestre, and a little more room in Pedregal, Cabo Real or Cabo del Sol.
💡 Erick’s tip: Before you make an offer, ask your agent for the home’s full MLS history: the original price, every price cut and how many days it has been listed. That history is your best negotiating tool. And if you can pay cash, it helps: in the MLS, cash buyers closed at 92.0% of the original list price versus 95.3% with a bank loan. See Can Foreigners Get a Mortgage in Mexico?
For prices, sales and days on market across the whole market, see our Los Cabos Real Estate Market Report Q3 2026.
Resale homes and condos sold for a median of 92.2% of the original list price from July 2025 to October 2026, about 8% below asking. Against the last list price, after price cuts, they sold for 95.7%.
Yes. Resales of $1 million and up closed at a median of 90% of the original list price, and luxury houses at 87.8%.
Palmilla had the smallest discount (95.4% of the original list price), followed by Querencia and Quivira (93.9%) and Club Campestre (93.2%).
Rarely. Pre-construction units sold at a median of 100% of the list price. You usually negotiate the payment plan, upgrades or furniture instead.
Only on homes that have been listed a long time. Homes listed less than 30 days sold at full price, while homes listed more than a year sold for about 86% of the original price.
Found a home? We’ll pull its full MLS history before you offer
We help buyers from California, Texas and Arizona price their offer with real data in Palmilla, Querencia, Cabo del Sol, Cabo Real, Pedregal, Quivira, Diamante, Club Campestre and Puerto Los Cabos.
How we calculated this: 691 resale (completed) homes and condos sold in the Los Cabos MLS (Flexmls) between July 1, 2025 and October 28, 2026, in Cabo San Lucas, the Tourist Corridor, San José del Cabo, the San José Corridor, the Pacific and the East Cape (La Paz and Loreto excluded). Pre-construction sales are shown separately. “Sold vs original list” is the sold price divided by the first list price; figures are medians. Community figures include only resales inside each community; communities with fewer than 10 sales are a reference only.
Sources: Los Cabos MLS (Flexmls), closed residential sales July 2025–October 2026; our own analysis.
Disclaimer: This article is general market information, not an appraisal or a guarantee of any price. Every property and negotiation is different. Karla & Erick are MLS members with Century 21 Paradise Properties. Information verified October 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.
No pressure. No surprises. Just the right home for the way you want to live.
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