Tortuga Bay Condos for Sale in San José del Cabo (2026)
Tortuga Bay condos for sale in San José del Cabo range from about $900,000 to $2.45 million USD, set directly on the beach in the Hotel Zone. The gated community sits between Hyatt Ziva and Viceroy Los Cabos, roughly 20 minutes from Los Cabos International Airport (SJD), and offers 2- and 3-bedroom residences and penthouses in two formats: resale homes in the original Phase I buildings and newer Phase II condos offered by the developer. As of September 2026, 12 Tortuga Bay condos are active on the MLS.
Before I Send Listings: 4 Questions I Ask Every Tortuga Bay Buyer
Before I start sending properties, I ask a few questions. The answers usually tell me more than any price range, and they decide whether Tortuga Bay makes sense at all — or whether another beachfront building in San José del Cabo fits better.
Who is going to use the property?
A couple, a family with kids, or a group of friends need different layouts. It is the difference between a 2-bedroom and a 3-bedroom with a lock-off or a penthouse terrace.
How long do you plan to keep it?
A five-year hold and a legacy home for the next generation lead to different decisions on phase, floor and view.
Do you want to rent it when you are not here?
If rental income matters, we look at unit size, furnishing, parking and property management before we look at finishes.
What do you actually like to do in Cabo?
Probably the most important question. Surf, golf, restaurants, fishing, or simply the beach — your answer tells me which part of Los Cabos you should own in.
Where Is Tortuga Bay? Location in San José del Cabo's Hotel Zone
From Los Cabos International Airport (SJD), Tortuga Bay is about a 20-minute drive using the toll road. Once you pass the roundabout, you basically continue straight toward the beach for another half mile and you are in the San José del Cabo Bay. You can't beat this location. The community sits in the center of the Hotel Zone, between two five-star resorts — Hyatt Ziva and Viceroy Los Cabos.
Homeowners like this part of San José because they don't need to get in the car every time they want to do something. Over the years, more restaurants, shops and services have opened around the area. According to the developer, a grocery store is about a minute away, golf about three, and downtown San José del Cabo about five. A municipal bike path runs along the beach toward the estuary and the historic Art District, so you can walk, ride a bike, or just stay at the property and enjoy the beach.
The Beach: Your Front Yard on the Sea of Cortez
At Tortuga Bay, the beach is basically your front yard. One of my favorite things here is the sunrise over the Sea of Cortez. I also notice a lot of couples simply walking the beach in the morning or late afternoon.
From Tortuga Bay you can walk north toward the San José Estuary — an oasis right in the middle of the Baja desert and a protected bird sanctuary — or go in the other direction toward the surf breaks at Costa Azul. The name is no accident either: sea turtles nest on this stretch of coast, and the community keeps a beachside turtle nursery.
Know before you buy: the Hotel Zone beach in San José del Cabo has a strong shore break, and swimming in the ocean here is generally not recommended. Owners walk, watch the sunrise, surf at Costa Azul and swim in the community pools. If calm, swimmable water is at the top of your list, tell me — Palmilla's protected cove is about 10 minutes away.
One question I always ask buyers is what they actually like to do when they are in San José del Cabo. A surprising number of them tell me, “Nothing. Just relax.” And that makes sense. Sometimes all you really need is a good terrace, an ocean view, the beach in front of you, and nice amenities without having to leave the property.
Tortuga Bay Phase I vs. Phase II: Resale or New Construction?
Tortuga Bay was built in two stages by developer Michael Schaible, who has been building beachfront residences in Los Cabos since 1986 and lives in the community himself. What makes sense for you really depends on budget, timing and how you plan to use the property.
Phase I — Resale
The original enclave of 33 condos in two beachfront buildings, plus villas and penthouses. Larger floor plans (around 2,000+ sq ft for a 2-bedroom), established HOA, and you can see exactly what you are buying. The rare 4-bedroom villas and penthouses live here and trade infrequently.
Phase II — New Construction
About 86 newer residences with 2- and 3-bedroom plans and rooftop penthouses, offered by the developer. It also adds amenities for the whole community: a second large pool, an ocean-view fitness center and pickleball courts. Pricing and delivery are set unit by unit.
Here is how the active inventory breaks down in our read of the MLS on September 25, 2026 — a snapshot, not a price list, since units sell and new ones are released.
| Segment | Beds | Size (sq ft) | Price (USD) | Approx. $/sq ft |
|---|---|---|---|---|
| Phase II — entry residences | 2 | 1,506–1,614 | $900K–$1.1M | $600–$680 |
| Phase II — larger 2-bedroom | 2 | 1,947 | $1.25M | ~$640 |
| Phase II — 3-bedroom | 3 | 2,189–2,442 | $1.5M–$1.75M | $685–$730 |
| Phase II — rooftop penthouse | 3 | 3,612 | $2.45M | ~$680 |
| Phase I — resale 2-bedroom | 2 | 2,076–2,093 | $1.34M–$1.35M | ~$645 |
Baja Smart insight: on a price-per-square-foot basis, Phase I resale currently sits in the middle of the Phase II range. Resale gives you more interior space for the money and no construction timeline; new construction gives you the newest finishes and your pick of floor and view. Across Los Cabos, condos sold at about 92% of list price in Q2 2026, so resale leaves room to negotiate, while developer pricing in Phase II is typically firmer.
Tortuga Bay Amenities and Residences
Tortuga Bay has 2- and 3-bedroom beachfront residences, plus penthouses with views over the Sea of Cortez. The residences have large terraces, which to me are an important part of owning in Cabo because you spend so much time outside. Finishes typically include marble floors, granite countertops, custom solid-wood carpentry and stainless-steel appliances.
Who Tortuga Bay Is Best For
In my experience, Tortuga Bay fits buyers who want a walkable, lock-and-leave beachfront home in San José del Cabo rather than a car-dependent hillside house. It works well for couples and families using the home several times a year, for retirees who want restaurants and services within walking distance, and for owners who plan to rent — the developer offers an on-site property management program.
Comparing beachfront buildings in San José del Cabo?
Tortuga Bay is one of several beachfront options in the Hotel Zone, each with a different price point and personality. See my guide to the top beachfront condos in San José del Cabo and our 2026 beachfront real estate buyer's guide. If you already know you want the beach in front of you, let's talk about which building fits your plans.
Buying a Tortuga Bay Condo as a Foreign Buyer
Because Tortuga Bay is within Mexico's coastal restricted zone, US, Canadian and other foreign buyers hold title through a fideicomiso (bank trust) for 50 years, renewable. Budget roughly 5–9% of the purchase price for closing costs, including the 3% acquisition tax (ISABI), notary, trust setup and registration — see our buyer FAQs for the full breakdown.
If you are also looking at other condo communities in San José del Cabo, compare Tortuga Bay with El Encanto de la Laguna, a private beachfront enclave east of downtown, or Club La Costa for a lower entry point near the golf course.
Frequently Asked Questions About Tortuga Bay
As of September 2026, Tortuga Bay condos are listed from about $900,000 USD for a 2-bedroom Phase II residence to $2.45 million USD for a rooftop penthouse. Phase I resale 2-bedrooms are listed around $1.34–$1.35 million. Prices change as units sell, so check live inventory before you plan a trip.
Tortuga Bay is on the beach in San José del Cabo's Hotel Zone, between Hyatt Ziva and Viceroy Los Cabos. It is about 20 minutes from Los Cabos International Airport and roughly five minutes from downtown and the Art District, with a bike path along the beach toward the estuary.
Phase I is the original enclave of 33 beachfront condos plus villas and penthouses, sold today as resale. Phase II adds about 86 newer 2- and 3-bedroom residences and rooftop penthouses offered by the developer, along with a second pool, a fitness center and pickleball courts shared by the community.
The Hotel Zone beach in San José del Cabo has a strong shore break and is generally not recommended for ocean swimming. Owners enjoy it for walks, sunrises and nearby surfing at Costa Azul, and swim in the community pools. For calm, swimmable water, Palmilla is about 10 minutes away.
Yes. Foreign buyers purchase beachfront condos like Tortuga Bay through a fideicomiso, a Mexican bank trust that lasts 50 years and is renewable. Expect closing costs of roughly 5–9% of the price, including the 3% ISABI acquisition tax, notary and trust fees.
Many owners use their Tortuga Bay condo part of the year and rent it the rest, and the developer offers an on-site property management program. Rental rules are set by the condominium regulations, so we review them, along with HOA fees and parking, for the specific unit before you make an offer.
Join me on this video and see the property and the surrounding area in Tortuga Bay.
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Browse every Tortuga Bay condo for sale or compare other beachfront buildings in San José del Cabo. To schedule a private showing, email tomas@bajasmart.com or info@bajasmart.com.
Tortuga Bay Condos → More Beachfront Condos →
Phase II pricing ($900K–$2.45M), location details, amenities and developer background per Tortuga Bay's official developer site (tortugabay.com, Price & Availability updated September 11, 2026). Active inventory, unit sizes and price-per-square-foot figures per Baja Smart Real Estate's review of MLS Baja California Sur listings on bajasmart.com, September 25, 2026. Phase I unit count per MLS listing remarks. Los Cabos condo sale-to-list ratio (92.1%) per Cabo Real Estate Services Q2 2026 Market Report (July 2026). Closing cost and fideicomiso guidance per Baja Smart Real Estate buyer FAQs. Beach conditions per Los Cabos Magazine and regional beach-safety guides.
This content is for informational purposes only and does not constitute legal, financial, tax, or investment advice. Prices, availability and delivery dates are set by sellers and the developer and are subject to change — confirm current details with Baja Smart Real Estate.
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