What Does $5 Million Buy in Los Cabos? Luxury Homes by Neighborhood
Karla and Erick Cabo Realty
Last update: 2026-11-04
Karla and Erick Cabo Realty
Last update: 2026-11-04
With $5 million, most U.S. buyers picture an oceanfront villa with the waves at their door. In Los Cabos, that picture is usually wrong. Only 4 of 33 homes that sold around this price were oceanfront, and most oceanfront homes cost more. Before you fly down expecting the beach at your feet, here is what 33 real closed sales between $4.5 and $5.5 million in the Los Cabos MLS show this budget actually buys, and in which neighborhoods.
📱 Get the Latest $5 Million Inventory
Text us what you are looking for and we will send you what is for sale today in the MLS around $5 million, plus new listings as they come in, with what similar homes actually sold for. Private and no obligation.
| ~4,000 sq ft of interior space (median) |
91% had an ocean or oceanfront view |
4 of 33 were oceanfront |
33 closed sales between $4.5M and $5.5M in Los Cabos (Cabo San Lucas, San José del Cabo, both corridors and the Pacific Side), January 2025–October 2026. Median sale price: $4.9M. Working with a different budget? See What Does $3 Million Buy in Los Cabos? or What Does $10 Million Buy in Los Cabos?
| House | Condo / Residence | |
| Sales | 23 | 10 |
| Median price | $4.9M | $4.9M |
| Interior space | ~4,430 sq ft | ~3,210 sq ft |
| Bedrooms | 5 | 4 |
| Price per sq ft | $1,145 | $1,502 |
| Oceanfront sales | 1 | 3 |
What this means for you: for the same $4.9 million, a house gave buyers about 1,200 sq ft more and an extra bedroom. Condos and branded residences cost about 30% more per square foot, because you pay for the resort: the St. Regis in Quivira, Querencia’s oceanfront section or a beach club on the Corridor.
| Neighborhood | Sales | What $5 million bought |
| Palmilla | 9 | The most active neighborhood at this price: ocean-view houses of about 2,850–4,900 sq ft, mostly in Villas del Mar, plus Palmilla Norte, Palmilla Cove and Espíritu del Mar |
| Querencia | 7 | 4-bedroom ocean-view houses of about 4,000–4,400 sq ft in El Parque and Horizontes, and oceanfront residences of about 2,400–2,700 sq ft |
| Pedregal | 3 | The most space: ocean-view houses of about 3,500–8,600 sq ft |
| Puerto Los Cabos | 3 | 5- and 6-bedroom ocean-view houses of about 5,100–6,500 sq ft in Fundadores |
| Quivira | 3 | 4-bedroom ocean-view residences at the St. Regis of about 3,700–3,800 sq ft |
| Diamante | 2 | 6-bedroom ocean-view houses of about 5,100–5,800 sq ft |
| Cabo del Sol | 1 | A 6-bedroom golf-view house of about 7,000 sq ft in Las Posadas |
The other 5 sales were outside our golf and beach communities: El Tule (including the only oceanfront house), Cerro Colorado, Chileno Bay and the Cabo San Lucas beachfront.
What stands out: at $5 million, Palmilla goes from entry level to the most active neighborhood. If you want the most space, Pedregal and Puerto Los Cabos give you 5,000+ sq ft for the same money.
This is the part that surprises most buyers. At $4.5–5.5 million there were only 4 oceanfront sales: one house in El Tule and three condos, two of them in Querencia’s oceanfront section. An oceanfront house at this price is the exception.
Between $5.5 and $10 million, 7 of 41 sales were oceanfront, with a median of about $7.4 million. If being on the water is non-negotiable, either look at oceanfront residences around $5 million, or plan for a higher budget for a house.
41 homes and condos sold between $5.5 and $10 million in Los Cabos from January 2025 to October 2026, with a median of about $6.9 million.
Looking at estates above that? See What Does $10 Million Buy in Los Cabos?
As of November 2026, there are 42 homes and condos listed between $4.5 and $5.5 million in Los Cabos: 30 houses and 12 condos.
Watch out: Puerto Los Cabos has the most houses for sale at this price, but only 3 sold in our data. More choice than buyers means room to negotiate, but also homes that can sit on the market. Several Querencia houses at this price have been listed since 2024. Before you make an offer, ask us what similar homes in that neighborhood actually sold for.
📱 Text Me the Latest $5M Listings 📞 Call Us
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- to 5-bedroom ocean-view home of about 4,000–4,400 sq ft, most often in Palmilla or Querencia. That is based on 33 closed MLS sales between $4.5 and $5.5 million.
It is rare. Only 4 of the 33 sales at this price were oceanfront, and 3 of them were condos. Between $5.5 and $10 million, the median oceanfront sale was about $7.4 million.
Palmilla, with 9 sales, followed by Querencia with 7. For listings for sale today, Puerto Los Cabos has the most houses in this range.
A house gives you about 1,200 sq ft more and an extra bedroom. A condo or branded residence costs more per square foot but is the realistic way to be oceanfront or have resort services at this price.
Looking around $5 million in Los Cabos?
Tell us what matters most: oceanfront, privacy, golf or space. We will send you the listings that fit, with what similar homes actually sold for in the MLS.
Source: Los Cabos MLS (Flexmls): 33 closed home and condo sales between $4.5 and $5.5 million and 41 closed sales between $5.5 and $10 million in Cabo San Lucas, San José del Cabo, the Corridors and the Pacific Side, January 2025–October 2026 (excluding Todos Santos and nearby Pacific towns, the East Cape, La Paz and Loreto); 42 active listings between $4.5 and $5.5 million 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.
Buying Pre-Construction in Los Cabos as a U.S. Buyer: How to Protect Your Deposit
Buying pre-construction in Los Cabos from California, Texas or Arizona? Learn your rights under Mexico’s NOM-247, including the 5-day cancellation and minimum warranties, what’s different from buying pre-construction in the U.S., and a checklist to protect your deposit.
Step-by-Step Guide to Buying Property in Los Cabos by Karla & Erick Cabo Realty
Buying property in Los Cabos as a U.S. buyer requires understanding the legal process, costs, and ownership structure. This step-by-step guide explains fideicomiso, escrow, and closing so you can invest safely and avoid costly mistakes.
Navigating Tenant Rights in Mexico for Investors
Are tenant laws in Mexico risky for U.S. property owners? Learn how landlord-tenant rules in Los Cabos and Baja California Sur impact your investment and how to reduce rental risks as a foreign buyer.
