How Much Does Land Cost in the East Cape? (2026)
East Cape land prices range $46–$911/m² (ocean view) and $67–$1,081/m² (beachfront) by zone — full 2026 breakdown by area and subdivision below. Prices vary enormously depending on proximity to Costa Palmas, La Ribera, and paved road access, so where you buy matters as much as when.
Hi, Tomás here with Baja Smart Real Estate. I get asked some version of this question almost every week: "how much is land in the East Cape?" The honest answer is that it depends entirely on where you're looking — a lot in El Cardonal and a lot in La Ribera can differ by 20x per square meter. So instead of giving you a single number, I pulled our own MLS data and broke it down by region and by individual subdivision, for both ocean-view and beachfront land.
The East Cape Coastline, Defined
The East Cape runs along the Sea of Cortez from just outside San José del Cabo all the way north to El Cardonal, past Punta Pescadero. It's a long stretch — which is exactly why "how much does land cost" has no single answer. Lot sizes here range from around 1,000 m² (¼ acre) up to parcels over 500 acres, and every sub-area has its own pricing logic based on beach access, proximity to Costa Palmas and La Ribera, and how developed the road is.
Below I'm separating ocean-view land (elevated or set-back lots with a sea view) from beachfront land (directly on the water) — because the price gap between the two is one of the biggest factors buyers underestimate.
Ocean-View Land: Price by Region
This first table groups all active ocean-view land listings into six broad areas of the East Cape, from Buena Vista in the south to El Cardonal in the north.
| Area | Listings | Median $/m² | Average $/m² |
|---|---|---|---|
| Buena Vista / Rancho Leonero | 6 | $189 | $204 |
| Buena Vista / Los Barriles | 37 | $147 | $200 |
| La Ribera | 42 | $129 | $911 |
| Zacatitos / Punta Perfecta | 35 | $110 | $128 |
| Vinorama / Cabo Pulmo | 41 | $75 | $87 |
| El Cardonal / North of Los Barriles | 70 | $46 | $67 |
Notice how far the La Ribera average ($911) sits above its median ($129) — that's a handful of ultra-premium listings pulling the average up. The median is almost always the more realistic number for what a typical buyer will pay.
Beachfront Land: Price by Region
Beachfront — land directly on the water, no road or lot between you and the sand — commands a real premium almost everywhere on the East Cape.
| Area | Listings | Median $/m² | Average $/m² |
|---|---|---|---|
| Zacatitos / Punta Perfecta | 12 | $383 | $359 |
| La Ribera | 7 | $378 | $1,081 |
| Buena Vista / Los Barriles | 2 | $288 | $288 |
| Bay of Dreams / La Ventana | 1 | $238 | $238 |
| El Cardonal / North of Los Barriles | 19 | $177 | $164 |
| Vinorama / Cabo Pulmo | 12 | $143 | $172 |
Ocean-View Land by Subdivision
Zooming into individual subdivisions gives a much sharper picture than the regional averages above. I've grouped all 42 ocean-view subdivisions into three price tiers.
Premium · $200+/m² (6 subdivisions)
| Subdivision | Median | Average | Listings |
|---|---|---|---|
| Residencial La Ribera | $2,346 | $2,520 | 14 |
| Los Pinos | $356 | $367 | 3 |
| Buena Vista | $315 | $291 | 13 |
| San Luis * | $266 | $266 | 1 |
| Spa Buena Vista | $266 | $318 | 4 |
| Las Barracas * | $226 | $226 | 1 |
Mid-Range · $100–$199/m² (14 subdivisions)
| Subdivision | Median | Average | Listings |
|---|---|---|---|
| Playa Tortuga * | $198 | $198 | 2 |
| Buenos Aires * | $189 | $189 | 2 |
| Nine Palms * | $177 | $177 | 1 |
| Punta Perfecta | $175 | $188 | 8 |
| Playa Colorada * | $149 | $149 | 1 |
| Vista Las Brisas | $148 | $143 | 3 |
| La Ribera | $139 | $133 | 7 |
| Buena Vista / Los Barriles–General | $138 | $140 | 5 |
| La Ribera General * | $133 | $133 | 2 |
| Montemar Los Barriles | $127 | $146 | 3 |
| Los Barriles | $120 | $120 | 12 |
| Santa Maria * | $114 | $114 | 1 |
| Rancho Tortuga | $112 | $119 | 8 |
| Costa de Oro | $107 | $130 | 8 |
Value · Under $100/m² (22 subdivisions)
| Subdivision | Median | Average | Listings |
|---|---|---|---|
| Boca del Salado | $97 | $89 | 11 |
| Punta Pescadero | $96 | $85 | 3 |
| Vinorama * | $96 | $96 | 1 |
| Las Lomas II | $93 | $93 | 5 |
| El Cardonal | $92 | $94 | 4 |
| Zacatitos * | $87 | $87 | 2 |
| Lighthouse Point Estates | $85 | $89 | 13 |
| Pindojo * | $84 | $84 | 1 |
| Shipwrecks | $80 | $126 | 3 |
| Bahia Terranova | $77 | $67 | 7 |
| Vinorama Estates | $76 | $67 | 6 |
| Los Frailes * | $71 | $71 | 2 |
| Baja Martires | $70 | $62 | 3 |
| Vista Antigua | $64 | $66 | 3 |
| Rancho Leonero | $62 | $41 | 3 |
| Castillo de Arena | $62 | $65 | 11 |
| Las Tinas | $59 | $63 | 6 |
| North of Los Barriles–General | $46 | $54 | 21 |
| Boca del Alamo | $43 | $44 | 7 |
| Candelilla | $39 | $39 | 17 |
| Cabo Pulmo * | $37 | $37 | 2 |
| Zacaton * | $4 | $4 | 1 |
* Limited sample. Subdivisions marked with an asterisk have only 1–2 active listings — treat those numbers as a snapshot, not a statistically reliable average. Zacaton's $4/m² reflects a single very large parcel, not a typical price point.
Beachfront Land by Subdivision
Beachfront pricing is far more concentrated at the top — a handful of subdivisions command a real premium, while most of the East Cape's beachfront inventory still sits in the mid-range.
Premium · $200+/m² (14 subdivisions)
| Subdivision | Median | Average | Listings |
|---|---|---|---|
| Residencial La Ribera * | $3,000 | $3,000 | 2 |
| Zacatitos * | $622 | $622 | 1 |
| Playa Tortuga * | $516 | $516 | 1 |
| San Luis * | $383 | $383 | 2 |
| Punta Perfecta | $400 | $382 | 5 |
| Las Barracas * | $362 | $362 | 1 |
| Lighthouse Point Estates | $358 | $355 | 4 |
| Vinorama Estates * | $334 | $334 | 1 |
| Los Barriles * | $288 | $288 | 2 |
| Costa de Oro * | $245 | $245 | 1 |
| La Ventana * | $238 | $238 | 1 |
| Montemar Los Barriles | $232 | $235 | 4 |
| Las Tinas | $220 | $225 | 4 |
| Nine Palms | $213 | $164 | 3 |
Mid-Range · $100–$199/m² (5 subdivisions)
| Subdivision | Median | Average | Listings |
|---|---|---|---|
| Boca del Alamo | $169 | $170 | 6 |
| Castillo de Arena * | $166 | $166 | 1 |
| La Ribera General * | $148 | $148 | 1 |
| Pindojo * | $114 | $114 | 2 |
| Vinorama | $111 | $137 | 3 |
Value · Under $100/m² (3 subdivisions)
| Subdivision | Median | Average | Listings |
|---|---|---|---|
| Boca del Salado * | $70 | $107 | 3 |
| El Cardonal * | $40 | $81 | 3 |
| North of Los Barriles–General * | $11 | $11 | 2 |
What This Means If You're Buying
If pure value is what you're after, El Cardonal, Candelilla, and North of Los Barriles are where your dollar stretches furthest right now — both for ocean-view and beachfront. If you want the strongest long-term case for appreciation, La Ribera and Zacatitos carry the clearest premium today, largely because of their proximity to Costa Palmas and to paved, improving road access. If land as a pure investment vehicle interests you more broadly than East Cape alone, I go deeper into diversifying across regions in my Los Cabos real estate portfolio guide.
The East Cape Lifestyle
Price is only half the decision. What you're actually buying into is a specific way of life along this coastline — and it varies block by block as much as the pricing does.
FAQ
El Cardonal / North of Los Barriles has the lowest median prices for both ocean-view ($46/m²) and beachfront ($177/m²) land, followed closely by subdivisions like Candelilla and Boca del Alamo.
Beachfront lots sit directly on the sand with no road or setback between the property and the water — that direct access is the single biggest price driver on the East Cape, often doubling or tripling the price per square meter compared to an ocean-view lot a few hundred meters back.
No — every number in this guide reflects current active MLS asking prices, not closed sales. Actual negotiated prices can run below asking, especially on land that's been listed for a long time.
In our MLS classification, beachfront means the lot's primary view is coded as Oceanfront — direct water access. Ocean view covers any lot with a sea view that isn't right on the water, which can mean anywhere from a few dozen meters back to a hillside lot overlooking the coastline.
Lighthouse Point Estates and Castillo de Arena stand out — both have a healthy number of listings (13 and 11 respectively) at sub-$100/m² ocean-view pricing, so the value isn't based on just one or two outlier lots.
Ready to See What's Actually Available?
Numbers on a page are a starting point — let's find the specific lot that fits your budget and your reason for buying.
East Cape Overview All East Cape Land Beachfront Lots Land Up To $1M Land Under $500K Land Under $200KStay Ahead of the East Cape Market
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Land pricing data compiled by Baja Smart Real Estate from active MLSBCS land listings across the East Cape, snapshot taken September 9, 2026.
Ocean-view classification is based on MLS Primary View = Sea View/Mar. Beachfront classification is based on MLS Primary View = Oceanfront. All figures reflect current asking prices, not closed-sale values, and are subject to change as inventory turns over. Subdivisions with only 1–2 active listings are marked with an asterisk and should be read as a limited snapshot rather than a market average.
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