Pedregal vs Quivira: Which Cabo San Lucas Neighborhood Is Right for You?

Pedregal vs Quivira: Which Cabo San Lucas Neighborhood Is Right for You?

Karla & Erick | Cabo Realty | Century 21 Paradise Properties

Pedregal or Quivira? They are next to each other on the Pacific side of Cabo San Lucas, and their median sale prices are almost the same, about $950,000 USD. But they are very different places to live. Pedregal is Cabo’s classic hillside neighborhood, minutes from downtown and the marina, with its own beach and no golf. Quivira is a golf and resort community with a Jack Nicklaus course, a beach club with an infinity pool and access to the Pueblo Bonito resorts. Here is how they compare with real MLS sales from 2019 to October 2026, for U.S. buyers from California, Texas and Arizona.

📊 Pedregal vs Quivira at a Glance

MLS closed sales, January 2025 – October 2026. All amounts in U.S. dollars.

The short version: the median sale is almost the same, but Quivira costs about 24% more per square foot for a condo and about 28% more for a house. In exchange you get golf, the beach club and the resorts. Pedregal gives you more space for the money and the closest location to downtown Cabo San Lucas. Quivira also sold about 60% more homes and condos, so there is more to choose from.

📈 Year by Year: Price per Square Foot Since 2019

Both neighborhoods sell a lot of condos and houses, so we show both. Median price per square foot of closed sales:

What the numbers say:

• Houses gained the most in both. Comparing 2019–2020 with 2025–2026, house prices per square foot rose about 140% in Pedregal ($260 to $623 USD) and about 173% in Quivira ($293 to $799 USD).
• Condos grew more slowly. About +48% in Pedregal ($262 to $388 USD) and +57% in Quivira ($307 to $482 USD) in the same period.
• Quivira pulled ahead in 2023. Until 2022, both neighborhoods were priced almost the same per square foot; since then Quivira has stayed about 10–40% higher.

For appreciation across all of our neighborhoods, see How Much Have Homes in Los Cabos Golf Communities Appreciated Since 2019?

🏡 What You Can Buy in Each One

Pedregal: condos from $300,000 USD and hillside homes up to $7M USD

• Condos: 31 sold from January 2025 to October 2026, median $580,000 USD, and more than half sold under $600,000 USD. Cascadas (7) sold for $400,000–$1.05M USD; Montemar (5) for $485,000–$700,000 USD; Monteluna (5) for $500,000–$800,000 USD; Blue Bay (4) for $400,000–$850,000 USD; and The O, Portofino, Pedregal One and Pedregal Towers for about $340,000–$650,000 USD.
• Houses: 26 sold, median $2.55M USD. Hillside homes in Pedregal sold for about $1M–$7M USD (median $3.45M USD); The Mountain Club (5) for $970,000–$1.97M USD; and Waldorf Astoria Residences (2) for about $3M–$3.3M USD.

Quivira: condos from $320,000 USD and St. Regis residences up to $15M USD

• Condos: 57 sold, median $765,000 USD. Mavila (24) was the entry point at about $320,000–$980,000 USD; Copala (23) sold for $560,000–$1.1M USD; Alvar (6) for $1.6M–$3.25M USD; and St. Regis (4) for $4.05M–$4.85M USD.
• Houses: 35 sold, median $3.23M USD. Coronado (15) sold for $2.35M–$3.59M USD; Copala (12) for about $920,000–$2M USD, plus one large home at $6.3M USD; and St. Regis (8) had the top sales, five of them between $13.5M and $15M USD.

Where they overlap: with $500,000–$1M USD you can buy a condo in either one: Montemar, Monteluna or Cascadas in Pedregal, or Mavila or Copala in Quivira. Above $5M USD, the oceanfront St. Regis residences in Quivira have no equal in Pedregal.

🤝 How Much Each One Negotiates

On resales from July 2025 to October 2026, homes in Pedregal closed at about 90% of their original list price, after about 253 days on the market, and more than half had a price reduction. In Quivira they closed at about 93.9%, after about 217 days. So Pedregal gives buyers more room to negotiate. Before you make an offer, read How Much to Offer in Los Cabos.

💳 HOA Fees

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:

⛳ Golf, Beach and Lifestyle

Go deeper into each one: Living in El Pedregal, Amenities at Quivira, Quivira Golf Course and Resorts Inside Quivira.

✅ Which One Is Right for You?

See what is for sale today in Pedregal Homes, Condos and Lots for Sale and Homes and Condos for Sale in Quivira. Also comparing Diamante? Read Diamante vs Quivira.

❓ FAQ – Pedregal vs Quivira

Is Quivira more expensive than Pedregal?

Per square foot, yes. From January 2025 to October 2026, Quivira condos sold for about $482 USD per sq ft vs $388 USD in Pedregal, and houses for $799 USD vs $623 USD. The median sale of both is almost the same, about $950,000 USD.

Which one has appreciated more?

Quivira. Comparing 2019–2020 with 2025–2026, house prices per square foot rose about 173% in Quivira and 140% in Pedregal; condos rose about 57% and 48%.

Does Pedregal have a beach?

Yes, Pedregal has its own beach on the Pacific side, but no beach club. Quivira owners have a beach club with an infinity pool and a beach restaurant.

What does Quivira include besides golf?

Quivira owners have access to the beach club with infinity pool and beach restaurant, the market, the Pueblo Bonito resort pools and discounts on Pueblo Bonito dining.

Where can I negotiate more, Pedregal or Quivira?

Pedregal. Resales there closed at about 90% of the original list price, compared with about 93.9% in Quivira.

Sources: MLS (Flexmls) closed sales of houses and condos in Pedregal (Cabo San Lucas) and Quivira, 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. Amenities as provided to Quivira owners. Information verified November 2026.

Disclaimer: MLS figures are medians of closed sales and can change as new sales are recorded. Past appreciation does not guarantee future results. Amenities and access can change; confirm them with each HOA. 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