Los Cabos Real Estate in August 2026
A closer look at closed sales, pending listings, and what buyers actually paid.
| 63 | $74.1M | $410K | 45 |
| August closings | Closed sale volume | Median closed price | Pending as of Sept. 22 |
August's MLS results show activity at many price points. Luxury sales contributed heavily to the month's dollar volume, while most closings were below $1 million.
The Flexmls report we reviewed includes 63 houses and condos with August 2026 closing dates. It also shows 45 listings marked pending when the report was prepared on September 22. Closed prices are recorded sale prices; pending prices below are asking prices because final contract prices are not yet available.
Where the activity was
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Condo closings totaled $15.3 million; house closings totaled $58.9 million. The overall average sale price was about $1.18 million, but it is pulled upward by high-priced transactions. The five largest sales alone represented about 55% of total August sale volume, making the $410,000 median more useful for understanding the middle transaction.
Did buyers negotiate?
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Combined sale prices were approximately 95.3% of combined listed asking prices. The median individual sale closed at approximately 96.7% of its listed asking price. Those figures describe this group of transactions; they are not a suggested discount for every home.
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What we're seeing: Many buyers are finding room for a conversation, especially when a property has been on the market for a while or needs updating. A well-priced home in a sought-after location may attract a different response. |
A closer look by MLS area
| MLS area | Closed | Median sold price | Sale volume |
|---|---|---|---|
| Cabo San Lucas | 15 | $169,800 | $7.6M |
| San José del Cabo | 18 | $655,000 | $15.2M |
| Pacific | 12 | $432,500 | $8.2M |
| Cabo Corridor | 12 | $335,000 | $17.2M |
| San José Corridor | 6 | $1,860,000 | $25.9M |
These are broad areas with different neighborhoods and property types. The San José Corridor had six closings but the highest total sale value, helped by several luxury sales. A neighborhood or building comparison is more useful than an area-wide median when pricing an individual home.
What is under contract?
As of September 22, the report showed 27 pending condos and 18 pending houses. Their combined listed asking prices totaled about $40.5 million. The median pending asking price was $424,000.
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The Cabo Corridor had the most pending listings in this selection, with 19. Pending means a property is under contract; it does not reveal the accepted price or guarantee that the sale will close. The shared report does not show when each pending listing first went under contract, so 45 is a September 22 snapshot, not a count of new August contracts.
Our take on the market
We are seeing prices adjust from the highs of the COVID boom, and many sellers are more open to negotiating than they were a few years ago. August’s closings offer a useful example: most of the properties in this report sold below their listed asking price. That does not mean every listing is overpriced or that every seller will accept the same discount.
The most desirable homes can still move quickly, especially when their price makes sense for the location, condition, and amenities. August also included several substantial luxury closings. Those sales show why we would be careful about describing the entire Cabo market as either “hot” or “slow.” A beachfront home, a resort residence, and a condo that needs updating can each attract a very different pool of buyers.
For buyers |
For sellers |
| If a home has been on the market for a while or needs work, there may be an opportunity to negotiate. Before making an offer, review the listing history, recent sales nearby, likely renovation costs, and the seller’s circumstances. A low asking price alone does not always make a property a good deal. | Buyers have choices and are paying close attention to value. Pricing against recent comparable sales, and being realistic about any updates a home needs, can make a difference. Homes with a desirable location and strong presentation can still stand out, but an ambitious asking price may mean a longer time on the market. |
Financing is another question we hear more often. Depending on the property and seller, a buyer may be able to explore seller financing, developer financing, a cross-border mortgage, or a HELOC on a U.S. property. Each has different costs and terms. The MLS figures here do not tell us how August buyers financed their purchases, so we would review financing options separately for any property you are considering.
Our advice is to get specific. If a home catches your eye, we can compare it with recent sales in its building or neighborhood and talk through what a sensible offer might look like. If you are thinking about selling, we can use those same sales to help you price your property for the buyers in today’s market.
Want to look more closely at your neighborhood?
We can compare recent sales in the specific community or building that matters to you.
Contact Michael and Sue Nicol at +52(624) 136-6005
Source and methodology: Cabo4Sale Flexmls shared report, prepared September 22, 2026. This review includes 63 house and condo listings with an August 2026 sold date and reported sold price, plus 45 listings clearly marked pending at report time. Five entries with unclear status labels in the shared display were excluded. Figures are USD; some amounts are rounded. The supplied MLS selection is not a count of all Los Cabos transactions, including private or off-MLS sales.
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