What Does $3 Million Buy in Los Cabos? A Budget Guide for U.S. Buyers
Karla and Erick Cabo Realty
Last update: 2026-11-04
Karla and Erick Cabo Realty
Last update: 2026-11-04
At $3 million, most U.S. buyers expect to have their pick of Los Cabos. Then they find out that several neighborhoods they loved at $2 million don't really have homes at this price, that some listings have been sitting on the market for years, and that "ocean view" and "oceanfront" are two very different price tags. Before you fly down to look, here is what 43 real closed sales between $2.7 and $3.3 million in the Los Cabos MLS show this budget actually buys, and in which neighborhoods.
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| 4 bedrooms in a typical sale at this price |
~3,150 sq ft of interior space (median) |
88% had an ocean, oceanfront or Arch view |
43 closed sales between $2.7M and $3.3M in Los Cabos (Cabo San Lucas, San José del Cabo, both corridors and the Pacific Side), January 2025–October 2026. Median sale price: $3.0M. Working with a different budget? See What Does $2 Million Buy in Los Cabos? or What Does $5 Million Buy in Los Cabos?
| House | Condo | |
| Sales | 30 | 13 |
| Median price | $2.94M | $3.10M |
| Interior space | ~3,610 sq ft | ~2,630 sq ft |
| Bedrooms | 4 | 3 |
| Price per sq ft | $799 | $1,175 |
| Oceanfront sales | 1 | 6 |
What this means for you: a condo at this price costs about 47% more per square foot than a house. You pay that premium for location: most of the condos were oceanfront or inside Querencia. If you want room for family and guests, a house gives you about 1,000 sq ft more for the same money.
This is the price where oceanfront becomes a real option. 7 of the 43 sales were oceanfront:
An oceanfront house at $3 million is still the exception, not the rule. If being on the water is your must-have, a condo is the realistic path at this budget.
| Neighborhood | Sales | What $3 million bought |
| Quivira | 8 | The most active neighborhood at this price: 4- and 5-bedroom ocean-view houses of about 3,100–4,400 sq ft in Coronado, plus a 4-bedroom condo in Alvar |
| Querencia | 6 | 3-bedroom condos in Las Verandas of about 2,300–2,630 sq ft, an oceanfront residence, and a 4-bedroom ocean-view house in Horizontes |
| Palmilla | 4 | 3- and 4-bedroom houses of about 2,700–3,200 sq ft in Villas del Mar, Palmilla Estates and Oceano Alta, almost all with ocean view |
| Pedregal | 4 | The most space for the money: ocean-view houses of about 4,400–5,500 sq ft, including the Waldorf Astoria Residences |
| Puerto Los Cabos | 4 | Ocean-view houses of about 2,500–4,900 sq ft in El Altillo, La Noria and Fundadores |
| Cabo del Sol | 2 | Ocean-view houses in Brisas (about 4,900 sq ft) and Las Colinas (about 2,700 sq ft) |
| Cabo Real | 2 | 2-bedroom ocean-view residences at Las Ventanas of about 1,650–2,150 sq ft: you pay for the resort, not the size |
The other 13 sales were outside our golf and beach communities: beachfront condos in San José del Cabo and Cabo San Lucas, El Encanto, Punta Ballena, Misiones, Cerro Colorado and El Tezal.
What stands out: Club Campestre, the most active neighborhood at $2 million, had no sales at this price. At $3 million, buyers move to Quivira, Querencia and Palmilla.
As of November 2026, there are 49 homes and condos listed between $2.7 and $3.3 million in Los Cabos: 24 houses and 25 condos.
Watch out: several of the Querencia condos for sale have been listed since 2023, and most of those face the mountains, not the ocean. A listing that has been on the market that long is telling you something about its price. Before you make an offer, ask us what similar homes in that building actually sold for.
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Before you decide, budget for closing costs: see Understanding Closing Costs When Buying in Mexico. And to see how prices in these neighborhoods have moved over time, read How Much Have Homes in Los Cabos Golf Communities Appreciated Since 2019?
Typically a 4-bedroom home of about 3,600 sq ft with an ocean view, or a 3-bedroom condo of about 2,600 sq ft in a golf community. That is based on 43 closed MLS sales between $2.7 and $3.3 million.
Yes, mostly as a condo. 6 of the 7 oceanfront sales at this price were condos, including 4-bedroom units of about 3,400 sq ft on the beach in San José del Cabo. Only one oceanfront house sold in this range.
Quivira, with 8 sales, mostly 4- and 5-bedroom ocean-view houses in Coronado. Querencia followed with 6 sales, mostly condos.
There were no Club Campestre sales in this price range, and only one house is listed around $3 million today. Most Club Campestre homes sell below this budget.
A house gives you about 1,000 sq ft more and a lower price per square foot. A condo is the way to be oceanfront or inside Querencia at this price.
Looking around $3 million in Los Cabos?
Tell us what matters most: oceanfront, space, golf or privacy. We will send you the listings that fit, with what similar homes actually sold for in the MLS.
Source: Los Cabos MLS (Flexmls): 43 closed home and condo sales between $2.7 and $3.3 million in Cabo San Lucas, San José del Cabo, the Corridors and the Pacific Side, January 2025–October 2026 (excluding Todos Santos, the East Cape and La Paz); 49 active listings in the same price range as of November 2026. Information verified November 2026.
Disclaimer: Karla & Erick | Cabo Realty provides educational content about real estate in Los Cabos. We help buyers and sellers, mainly from the United States, buy and sell homes, condos and lots in the region. We are MLS members and operate under the brokerage Century 21 Paradise Properties. Past sales are not a guarantee of future prices.
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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