Puerto Los Cabos Real Estate: Homes, Lots & Residences for Sale | 2026 Guide
Puerto Los Cabos is San José del Cabo’s most comprehensive luxury master-planned community — 2,000 acres along the Sea of Cortez with a 27-hole championship golf club, a private deep-water marina, and five distinct residential neighborhoods. Active inventory spans homesites from $350,000 USD, resale homes in La Noria from $1.6M, and branded Ritz-Carlton Reserve residences from $4.7M. Baja Smart Real Estate represents buyers across all Puerto Los Cabos sub-developments.
Why Puerto Los Cabos Stands Apart in San José del Cabo
Puerto Los Cabos is the only community in Los Cabos combining a private deep-water marina with 200 slips accommodating megayachts up to 250 feet, 27 holes of championship golf, swimmable Sea of Cortez beaches, and one of only seven Ritz-Carlton Reserve properties in the world — all within a single gated address minutes from San José del Cabo’s Art District. Developed by Grupo Questro with over 30 years of experience in Los Cabos, the community has been built over two decades across five distinct neighborhoods, each at a different stage: El Altillo has only 4 homesites remaining, Fundadores Legacy has just 14 left, and La Noria — the most established golf-framed enclave — offers a rare selection of 5 resale properties for buyers who want to enter one of the community’s most sought-after addresses. That progressive maturity pattern is one of the clearest signals of Puerto Los Cabos’ long-term demand.
Los Cabos recorded $1.59 billion USD in total real estate sales in 2025, up 12% year-over-year (BHHS Baja). San José del Cabo specifically contributed $711.8 million of that total. With 3.8 million visitors in 2025 and hotel occupancy holding above 70%, demand for luxury residential product in this market continues to grow.
Puerto Los Cabos is consistently one of the most sought-after luxury communities in San José del Cabo for buyers seeking a master-planned address with world-class golf, marina access, and Ritz-Carlton Reserve residences in a single gated community.
Five Neighborhoods, One Master Plan — Which Is Right for You?
Puerto Los Cabos is not a single neighborhood. It is a master plan with five distinct residential communities, each with its own character, price point, and ownership profile. Understanding the differences is the first step to finding the right fit — and where local guidance makes a real difference.
The most established neighborhood in Puerto Los Cabos — a double-gated enclave with timeless architecture, exceptional privacy, and exclusive access to the private Fundadores Beach Club. Fundadores Legacy is the final release: just 14 exclusive homesites remain, with no future releases planned. Homesites from ~2,500 to 3,100 sqm starting at $450,000 USD. Move-in ready and pre-construction homes from approximately $3.95M to $6.4M+ USD.
- Most established neighborhood — operational for over two decades
- Private Fundadores Beach Club with direct Sea of Cortez beach access
- 14 homesites remaining in final Legacy release — no future phases planned
- Homes: 5–8 bedrooms, from ~$3.95M to $6.4M+
- Homesites from $450,000 USD
- Ideal for: legacy family estates, prestige address, beach club access
Puerto Los Cabos’ newest and most forward-looking neighborhood. Designed around wellness, sustainability, and community, it dedicates more than 60% of its land to parks, gardens, and open green space. At its heart, The Hill Club serves as a residents-only amenity center with a resort pool, fitness center, yoga spaces, outdoor terraces, and walking trails. Homesites start from $350,000 USD — the lowest entry point in the entire master plan.
- Newest neighborhood in the Puerto Los Cabos master plan
- 60%+ of land dedicated to parks, gardens, and open green space
- The Hill Club: residents-only pool, gym, yoga, terraces, trails
- Homesites from $350,000 USD — lowest entry in the master plan
- Full access to Puerto Los Cabos golf, marina, and beach amenities
- Ideal for: wellness-focused buyers, green surroundings, custom build
There are only seven Ritz-Carlton Reserve properties in the world. Zadún is Mexico’s only one — and The Enclaves at Zadún are its first branded residences. Owners receive five-star daily service: dedicated concierge, housekeeping, property management, access to Zadún Spa, multiple restaurants, and resort amenities. North Enclave: luxury condominiums. West Enclave: custom single-family residences with beachfront and ocean-view settings, from $7.25M to nearly $30M USD. Starting from $4.7M USD.
- Mexico’s first and only Ritz-Carlton Reserve residential collection
- One of only seven Ritz-Carlton Reserve properties worldwide
- Dedicated concierge, housekeeping, property management included
- Access to Zadún Spa, restaurants, fitness center, resort amenities
- Starting from $4.7M USD — North and West Enclave collections
- Ideal for: ultra-luxury buyers, trophy asset, turnkey five-star ownership
El Altillo sits at the highest elevation within Puerto Los Cabos, offering panoramic views across the Sea of Cortez, the marina, both championship golf courses, and the historic skyline of downtown San José del Cabo. Only 4 homesites remain — this is the final opportunity in the community’s most elevated and private enclave. Homesites start from $627,000 USD, most approximately 2,020 sqm (per puertoloscabos.com).
- Highest elevation in Puerto Los Cabos — panoramic 360° views
- Views: Sea of Cortez, marina, both golf courses, San José del Cabo
- Only 4 homesites remaining — confirmed on puertoloscabos.com
- Homesites from $627,000 USD, most from approximately 2,020 sqm
- Ideal for: private panoramic estate, final opportunity buyers
La Noria is the most sought-after enclave within Puerto Los Cabos — a golf-framed neighborhood nestled along the Jack Nicklaus Signature course and flanked by world-class hotels including the JW Marriott Los Cabos and Secrets Puerto Los Cabos. The neighborhood is essentially built out, which is precisely what makes the current resale selection rare: only 5 properties are available at this time, across homes and a homesite. For buyers who want the prestige of La Noria’s established address without building from scratch, this is an exceptional window. Homes start from $1.6M USD; available land from $690,000 USD.
- Most established golf-framed address in Puerto Los Cabos
- Flanked by JW Marriott Los Cabos and Secrets Puerto Los Cabos
- Positioned directly along the Jack Nicklaus Signature 18-hole course
- Only 5 properties currently available — resale opportunity in a built-out enclave
- Homes from $1.6M USD — land from $690,000 USD
- Ideal for: buyers seeking an established address, move-in ready or land at prestige location
Zadún, A Ritz-Carlton Reserve — Mexico’s First Reserve Branded Residence
There are only seven Ritz-Carlton Reserve properties in the world. Zadún, located within Puerto Los Cabos, is Mexico’s only one — and the first Ritz-Carlton Reserve Residences in the country. The Enclaves at Zadún represent an ultra-limited residential collection where five-star hospitality is part of daily ownership. Current inventory is extremely limited.
Life at Puerto Los Cabos — Amenities and Lifestyle
Puerto Los Cabos Investment Outlook 2026
The investment case for Puerto Los Cabos rests on four fundamentals: scarcity, prestige, infrastructure, and demand. All four are in place. San José del Cabo contributed $711.8 million USD of Los Cabos’ $1.59 billion in total real estate sales in 2025, a 12% year-over-year increase, according to Berkshire Hathaway HomeServices Baja. Los Cabos welcomed 3.8 million visitors in 2025 with hotel occupancy above 70% year-round, per FITURCA — metrics that directly feed luxury residential demand. Every active neighborhood at Puerto Los Cabos tells the same story of tightening supply: El Altillo has 4 homesites left; Fundadores Legacy has 14; and La Noria — essentially built out — offers just 5 resale properties for buyers who want to enter its prestigious golf-framed address today.
Puerto Los Cabos is one of the most compelling luxury real estate investments in San José del Cabo, with limited remaining inventory across all active neighborhoods and Ritz-Carlton Reserve anchoring long-term prestige and demand.
- Los Cabos real estate sales: $1.59B USD in 2025, +12% YOY (Source: Berkshire Hathaway HomeServices Baja)
- San José del Cabo: $711.8M of that total — dominant luxury sub-market
- El Altillo: 4 homesites left. Fundadores Legacy: 14 left. La Noria: 5 resale properties. Tightening supply across all neighborhoods supports long-term appreciation
- Zadún, A Ritz-Carlton Reserve anchors international prestige and supports premium pricing across the entire master plan
- All transactions in USD — eliminates currency risk for foreign buyers
- 3.8M visitors to Los Cabos in 2025, 70%+ hotel occupancy year-round (Source: FITURCA)
Buying in Puerto Los Cabos as a Foreign National
Foreign buyers purchase property at Puerto Los Cabos through a Fideicomiso — the legally established Mexican bank trust for coastal zone acquisitions. All transactions are denominated in US dollars. Baja Smart Real Estate, a PROFECO-registered brokerage (File No. 1249-2024) with 17+ years in Los Cabos, guides buyers through property selection, fideicomiso structuring, negotiation, and closing — at no additional cost compared to going direct to the developer. César also provides access to on-market and off-market opportunities across all five neighborhoods.
- All transactions denominated in USD
- Fideicomiso (bank trust) required for foreigners — legal, safe, and standard
- Closing costs: typically 4–6% of purchase price
- HOA fees vary by sub-development
- Rental programs available at select properties
- Baja Smart represents buyers at no additional cost vs. going direct to developer
- César provides access to both on-market and off-market inventory
Real Questions from Real Buyers — Answered Honestly
It’s a fair question, and one I answer honestly with every client. Yes, Puerto Los Cabos is a large master-planned development. It doesn’t have the compact format of a single-club community. But that scale is one of its greatest strengths. You don’t live in “all of Puerto Los Cabos” — you live in a specific neighborhood. Fundadores, Zadún, El Altillo, La Noria, and Concepción each have their own character and community feel. That diversity keeps the market dynamic and gives buyers genuine options at different price points and lifestyles. The key is identifying which neighborhood aligns with your vision — and that’s exactly where local guidance matters.
Not at all — though if you do, the marina infrastructure here is genuinely unmatched in the region. Puerto Los Cabos brings together two distinct lifestyles: the marina and the golf course. The 27-hole championship course, designed by Jack Nicklaus and Greg Norman, is among the finest in Mexico. But even if neither golf nor fishing is your priority, the beach club, Zadún spa and dining, wellness facilities, and San José del Cabo’s Art District provide more than enough. Very few communities in Mexico bring all of this together at one address.
It depends on the lifestyle you’re looking for. If you want nightlife, high-energy beaches, and a fast-paced environment, Cabo San Lucas may be a better fit. But if you prefer art galleries, excellent restaurants, food and wine festivals, colonial architecture, and a quieter pace, San José del Cabo is usually the natural choice. Puerto Los Cabos gives you that tranquility while keeping the airport, downtown, and the Corridor all within minutes. Most buyers who visit SJD don’t look elsewhere — the balance is exactly what they came for.
Every buyer has different priorities. Fundadores is for those who want the most prestigious established address with private beach club access. Concepción is for buyers who prioritize green space, wellness, and the lowest entry price. Zadún is for buyers who want five-star service built into daily ownership. El Altillo is for those who prize panoramic views and maximum privacy. La Noria is for buyers who want a move-in ready or land opportunity in one of Puerto Los Cabos’ most sought-after golf-framed enclaves — where only 5 properties are currently available. A conversation about your lifestyle goals will make the right choice clear.
| Neighborhood | Best For | Entry Price | Status |
|---|---|---|---|
| Concepción | Wellness, green living, lowest entry | From $350,000 USD | Active |
| La Noria | Golf-framed, established address, move-in ready | Homes from $1.6M · Land from $690K | 5 Properties Available |
| Fundadores | Prestige, beach club, legacy estates | From $450,000 USD (lots) | 14 Homesites Left |
| El Altillo | Panoramic views, maximum privacy | From $627,000 USD | 4 Homesites Left |
| Zadún (Ritz-Carlton Reserve) | Ultra-luxury, five-star service, turnkey | From $4.7M USD | Very Limited |
Stay Ahead of the San José del Cabo Market
Get exclusive Puerto Los Cabos listings and San José del Cabo market updates delivered to your inbox. New inventory, off-market opportunities, and market insights curated by Baja Smart — no spam.
Subscribe to Our NewsletterReady to Explore Puerto Los Cabos?
Baja Smart Real Estate has active listings across all Puerto Los Cabos neighborhoods. Whether you’re comparing sub-developments, exploring off-market opportunities, or ready to schedule a visit — César is here to help you navigate every step with clarity and no pressure.
View All Puerto Los Cabos Listings → Talk to Our Team →1. Puerto Los Cabos / Grupo Questro — puertoloscabos.com (community and pricing data)
2. Zadún, A Ritz-Carlton Reserve — zadun.com / ritzcarlton.com (branded residence data)
3. Berkshire Hathaway HomeServices Baja — bhhsbaja.com (market data 2025: $1.59B total, $711.8M SJD)
4. FITURCA / Los Cabos Tourism Board — visitloscabos.travel (visitor demand data 2025: 3.8M visitors, 70%+ occupancy)
5. Grupo VEQ — grupoveq.com (ADR and hospitality investment data)
6. MLS Baja California Sur — mlsbcs.com.mx (active listing and pricing data)
7. Grupo Aeroportuario del Pacífico — aeropuertosgap.com.mx (air connectivity)
8. Baja Properties — bajaproperties.com (listing reference)
9. Elite Real Estate Cabo — eliterealestatecabo.com (MLS listing reference)
10. Ronival Real Estate / findmexicohouses.com (community data reference)
Figures current as of July 2026 and subject to change. This content is for informational purposes only and does not constitute legal, tax, or investment advice. We recommend working with a qualified Mexican attorney and Notario Público for your specific transaction.
Categories
Recent Posts
