Is Los Cabos a buyer's or seller's market right now?

Los Cabos gives buyers more leverage in many condo and mid-range segments. The 12-month MLS dataset summarized above reported 1,087 active condo listings, a 267-day average marketing period for condos, and a 95.9% condo list-to-sale ratio.

Are home prices in Los Cabos going up or down in 2026?

The available data does not establish one municipality-wide direction for every property type in 2026. Homes averaged $1.738 million and condos averaged $665,000 in the 12 months ending August 2026, but a dated municipality-wide year-over-year change was not reliably published.

How long does it take to sell a home in Los Cabos?

A typical home took an average of 261 days on market in the measured 12-month period ending August 2026. Condos averaged 267 days, indicating that buyers often have time to compare competing options before making a decision.

Is Los Cabos a good place to invest in real estate?

Los Cabos can suit an investment strategy when the property's location, carrying costs, intended use, and holding period align with the buyer's objectives. The reported market included condos averaging $665,000, homes averaging $1.738 million, and land averaging $785,000 in the 12 months ending August 2026.

What is the outlook for the Los Cabos housing market for the rest of 2026 or into 2027?

Current indicators support a selective outlook rather than one uniform direction across all properties. August 2026 inventory included 1,087 condo listings and 515 home listings, suggesting that well-positioned properties may stand out while segments with similar competing supply remain negotiable.

September 2026 Los Cabos Real Estate Market Report

by Michael Nicol

52

SEPTEMBER CLOSINGS

$85.5M

CLOSED SALE VOLUME

$580K

MEDIAN CLOSED PRICE

50

SEPTEMBER CONTRACTS

September is usually our quietest month in Cabo, but buyers were still active despite the stormy days. The updated selection, now including Pacific and East Cape, records 52 September closings and 50 September contracts, including six under contingency.

Closed deals use recorded sale prices. Pending and contingent deals use asking prices; their actual purchase prices will be known at closing. September closings follow Sold Date, and September contracts follow Under Contract Date in the MLS.

Where the activity was

Closed sales by property type

Median sold: condos $540,996 · houses $645,000

Where closings landed

Sale price bands; each bar is a number of properties

Condo closings totaled $26.2 million; house closings totaled $59.3 million. Casa Serena’s $33.5 million sale represented 39% of the $85.5 million total. The average was $1.64 million, while the $580,000 median describes the middle transaction.

Did buyers negotiate?

How September sale prices compared with listed asking prices

41 of 52 sales closed below asking, 10 at asking, and one above asking. Combined sale prices were $10.05 million below combined listed prices, a 10.5% discount. The median individual discount was 5.7%. Excluding Casa Serena, the combined discount was 8.0%.

What we’re seeing: Buyers are negotiating, but discounts vary by property. Villa Almar closed at $6.9M versus $8.3M listed (16.9% below); Casa Montañita closed at $1.6M versus $1.995M (19.8% below).

A closer look by MLS area

MLS area	Sales	Median sold	Sale volume	Discount
Cabo San Lucas	8	$275,000	$8.98M	14.4%
San José del Cabo	15	$1,339,000	$17.75M	5.0%
Cabo Corridor	13	$510,000	$41.16M	12.5%
San José Corridor	4	$865,000	$6.45M	12.8%
Pacific	10	$526,136	$8.37M	6.4%
East Cape	2	$1,392,500	$2.79M	7.2%

The Cabo Corridor led dollar volume, largely because of Casa Serena. San José del Cabo led closing counts. Pacific contributed 10 closings totaling $8.37 million, and East Cape added two totaling $2.79 million. Area discounts compare combined sold and listed prices.

Pending and under contingency in September

The 43 pending listings total $38.67 million in asking prices. The six marked C/c are under contract with a contingency, totaling $3.632 million in asking prices. One additional listing, labeled y, has a September contract date. All 50 contracts appear in the graphs below; none has a confirmed closing price.

September contracts by type

Median asking: condos $295,000 · houses $469,000

Contract asking price bands

Asking prices, not final sale prices

September contracts by MLS area: Cabo Corridor 15; Cabo San Lucas 10; San José del Cabo 10; Pacific six; San José Corridor six; East Cape three. Their combined asking prices total $42.64 million, with a $360,250 median. This is asking-price inventory under contract, not completed sales volume.

Status / period	Listings	Price basis	Amount USD
September closed	52	Recorded sold	$85,501,980
Pending	43	Listed asking	$38,668,828
Contingent C/c	6	Listed asking	$3,632,000
Other contract label y	1	Listed asking	$339,000
All September listings	102	Mixed bases	Not combined

Contingent C/c: Villa 45 Aurora (25-4369), El Mirador B101 (26-2967), Casa #4 Privada Agaves (25-3328), Casita Colina 29 (26-3814), Antigua Villa 202 (26-3798), and Mistiq 302 (26-1337). Other label y: Casa #3 Privada Agaves (25-3327), asking $339,000; contract date September 7. Its status label remains unconfirmed.

Our take on the market

September is traditionally the slowest part of our year, and this month brought plenty of stormy days. Even so, these closings and new contracts show that buyers are still out there. Closings often reflect negotiations from earlier months; September contract dates give another view of current buyer activity.

Negotiation remained part of most completed sales, but the amount varied considerably. Casa Serena sold $5.5 million below its listed price, while 10 properties closed at asking and one above. We would not treat the overall 10.5% discount as a rule for every home. Location, condition, comparable sales, and the seller’s circumstances still matter.

For buyers

If a home has been on the market for a while or needs work, there may be an opportunity to negotiate. We would look at its listing history, recent sales nearby, likely renovation costs, and the seller’s circumstances before suggesting an offer. A low asking price alone does not always make a property a good deal.

For sellers

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.

As we head into high season, our advice is to focus on the properties that fit your needs and compare them with recent sales in the same building or community. If you are coming to Cabo, let us know and we can arrange a tour. We are happy to answer questions about pricing, ownership, or financing without any pressure.

Want to look more closely at your neighborhood?

We can compare recent sales in the specific community or building that matters to you.

Michael and Sue Nicol · Cabo4Sale Real Estate

Source and methodology: Cabo4Sale Flexmls PDF supplied October 3, 2026. Report covers 102 September house and condo listings. September 1–30 Sold Date yields 52 closings. Under Contract Date yields 43 Pending, six C/c (under contract with a contingency), and one y with an unconfirmed status label. Contract charts include all 50. MLS area labels retained. Discounts use displayed Price (USD), not necessarily original asking prices; concessions and fees are not measured. Pending and contingent figures are asking prices; actual purchase prices will be known at closing. USD figures rounded. Private and off-MLS sales are not included.