Baja Real Estate — Insights, Neighbourhoods & Life in La Paz

Todos Santos Real Estate Market Update: What's Selling in 2026

Markets shift, and Todos Santos has shifted again - this time from the seller's market it has been for the past several years toward something closer to balanced. Here is an honest read on what that actually means if you are buying right now.

Inventory has grown, and pricing has followed

More listings have come onto the market over the past several months, and with that increased supply, price growth has leveled off in a number of segments - in some cases prices have softened slightly rather than continued the steady climb Todos Santos saw in prior years. For buyers who have been priced out or outbid in past cycles, this is the most favorable window in a while.

What is in demand

Design-forward homes with genuine character are still outperforming generic new construction. Buyers drawn to Todos Santos tend to be looking for something distinctive - local materials, indoor-outdoor living, a sense of place - rather than a standardized product.

Where the activity is concentrated

Beyond the historic town center itself, the Cerritos Beach and Pescadero corridor continues to see the strongest activity for new listings and buyer interest, driven by surf access and the growing boutique development scene there.

What buyers should know going in

This is no longer a market where you need to rush a decision to avoid losing a property - but it remains a market where the truly well-located, well-priced homes still move quickly. Buyers who come prepared with financing lined up and clear priorities are the ones who end up with the best of what is available.

Want the latest specific listings? Browse current Todos Santos properties or contact me directly for a personal market briefing.

Why Now Is a Great Time to Invest in Baja California Sur

I get this question in almost every consultation: is now actually a good time to buy, or should I wait? Based on where the state stands right now, I think the case for buying sooner rather than later is a genuinely strong one.

The state just posted a real rebound

After a softer 2024, Baja California Sur's overall real estate market grew by roughly 12% year-over-year in 2025. That is not a speculative bubble reading - it is a recovery built on renewed buyer activity across price points and regions, from La Paz to the Los Cabos corridor.

Interest rates are turning in buyers' favor

Canada has already started cutting interest rates, and the U.S. is widely expected to follow through into 2026. That is bringing buyers who had been sitting on the sidelines due to expensive financing back into the market, both for their own purchases and for financing improvements at home that free up capital for a purchase down here.

The state ranks near the top nationally for competitiveness and safety

Baja California Sur placed second nationally in Mexico's most recent State Competitiveness Index, and its homicide rate sits meaningfully below the national average. For buyers weighing where in Mexico to invest, that combination of economic competitiveness and comparative safety is a real differentiator, not just marketing language.

The buyer profile is shifting in a way that supports demand

Retirees with substantial home equity are increasingly relocating south as urban costs rise at home, and remote work has evolved past the early digital nomad wave into a more permanent pattern of hybrid employees and entrepreneurs who want a genuine second base rather than a temporary escape. Canadian buyers in particular are looking at Baja as a way to diversify out of an expensive home market while capturing strong rental returns.

What this means if you have been waiting

Markets that combine a genuine rebound, improving financing conditions, and structural demand tailwinds do not stay undiscovered for long. I would rather help a client buy in a market that is gaining momentum than one that has already peaked.

Curious what this actually looks like for your budget and goals? Contact me directly and I will walk you through where the opportunity is right now.

San Jose del Cabo Real Estate Market Update: Leading the Region

If you want to know where the money is actually moving in Los Cabos right now, San Jose del Cabo is the answer. It led every other area in the region for total sales volume in 2025, and the numbers show a market with real depth across price points.

The numbers tell the story

San Jose del Cabo accounted for the largest share of Los Cabos real estate volume of any single area last year, split fairly evenly between single-family homes, condos, and land. That kind of balance across property types is unusual - it means demand is not concentrated in one narrow buyer segment.

Two very different markets under one name

It is worth understanding that San Jose del Cabo covers both the walkable historic town and art district, where condos commonly trade in the $300,000 to $600,000 range, and the ultra-luxury San Jose Corridor along the coast, where the most recent quarterly average sale price came in above $3,000,000. These are effectively two different markets sharing a name, and I always ask buyers which one they actually mean before showing anything.

What that means for days on market

The luxury corridor moves at its own pace - properties there commonly take well over a year to sell, which is normal for that price tier and reflects patient, considered buyers rather than a slow market. The town side, by contrast, moves considerably faster.

Who buys where

The historic town and art district draw buyers who want walkability, culture, and a genuine sense of place. The corridor draws buyers purchasing a significant second home or investment property who are optimizing for a specific view, golf course, or beach access and are willing to wait for the right property.

Not sure which side of San Jose del Cabo fits what you are looking for? Contact me directly and I will help you figure out which market you actually want to be in.

Cabo San Lucas Real Estate Market Update: Where the Volume Is

Cabo San Lucas is not the biggest slice of the Los Cabos market anymore in dollar terms - San Jose del Cabo has actually pulled ahead - but it remains one of the most liquid, active corners of Baja California Sur real estate, and the numbers back that up.

The state rebounded in 2025, and Cabo San Lucas was part of it

Baja California Sur's overall real estate sales volume grew roughly 12% year-over-year in 2025, a genuine rebound after a rougher 2024. Cabo San Lucas contributed a meaningful share of that activity, with condos remaining the most actively traded product type in the corridor.

What is actually selling

Condos in Cabo San Lucas are trading most often in the roughly $400,000 to $800,000 range, with single-family homes representing a larger dollar share of total volume even though they transact less frequently. Land sales, by contrast, have cooled compared to prior years - buyers are increasingly choosing finished product over raw lots.

Why condos remain the entry point of choice

Turnkey, professionally managed condos near the marina and Medano Beach continue to attract both lifestyle buyers and investors chasing rental income, since they require far less hands-on management than a standalone home and tend to lease easily to the steady flow of visitors Cabo San Lucas draws year-round.

What I tell buyers looking at Cabo San Lucas specifically

Know your goal before you shop. A rental-income condo near the marina is a very different purchase than a quiet home in the golf corridor, and pricing, HOA structure, and appreciation potential differ meaningfully between them.

Want to see what is actually moving right now in Cabo San Lucas? Contact me directly and I will send you current listings that match your goals, not just the loudest ones on the market.

La Ventana Real Estate Market Update: Still Early, Still Worth Watching

I live in La Ventana every winter for the wind, so I watch this market closely - and the honest read right now is that it is still an early-stage market, which is exactly why it is worth paying attention to.

Inventory is thin, and that is the point

Unlike La Paz or Los Cabos, La Ventana does not have deep enough transaction volume yet to generate the kind of quarterly statistics you would see for a bigger market. What that actually means on the ground: fewer listings, less competition among sellers, and prices that have not caught up to what this stretch of coastline offers.

What is actually driving demand

Wind. La Ventana and the neighboring bay at Los Barriles sit on one of the most consistent kiteboarding, windsurfing, and wing foiling coastlines anywhere, with a reliable season from November through April. That has built a small but committed community of athletes, remote workers, and retirees who found this place on purpose rather than by accident.

Positioning relative to Todos Santos and Cabo

La Ventana is being talked about more often now as the more affordable, more authentic alternative to both - a place where you can still buy a lot or a modest home without the price tag that comes with a more established name.

Infrastructure is catching up

Roads, utilities, and hospitality services have all improved steadily over the past several years, which is part of why the community keeps growing without losing the low-key character that drew people here in the first place.

What I tell buyers considering La Ventana

Come see it during wind season if you can. This is a lifestyle purchase as much as a real estate one, and the properties that make sense here are the ones bought by people who already know they want to be here, not people chasing a return on paper.

Curious what is actually available right now? Contact me directly and I will walk you through current listings in La Ventana and the East Cape.

La Paz Real Estate Market Update: Where the Value Is Right Now

I get asked constantly by clients who have already looked at Cabo and Todos Santos: what does La Paz actually offer that those markets do not? The short answer, based on where the numbers sit right now, is value and room to grow.

The entry point is the lowest in the state

The most recent quarterly market data puts La Paz's average sale price at roughly $314,000 USD, the lowest of any major area in Baja California Sur - well under half of what buyers are paying in the San Jose Corridor or on the Pacific Coast. That gap has not gone unnoticed by investors looking for a market that has not already been fully priced in.

Properties are moving faster here than almost anywhere else in the state

La Paz posted the fastest average days-on-market of any major region this year, with correctly priced listings moving noticeably quicker than the state average. That is a sign of healthy demand meeting reasonable pricing, not a market waiting for buyers to show up.

New inventory keeps coming

La Paz has seen a steady flow of new listings this year, giving buyers more to choose from than in some of the tighter, scarcity-driven markets further south. That is good news if you are searching for a specific lot size, view, or neighborhood rather than taking the first thing that fits your budget.

Who I am seeing buy here

Long-term investors and buyers who want a real, year-round Mexican city rather than a resort corridor. La Paz has a genuine local economy, a walkable malecon, and neighborhoods like Centro, Esterito, and Pedregal that each offer a different flavor of city life without the price premium of Los Cabos.

What this means if you are considering La Paz

This is a market where doing your homework pays off - comparing recent sales, understanding which pocket of the city fits your goals, and moving decisively once you find the right property, since well-priced listings are not lingering.

Want a current list of what is actually available in La Paz right now? Contact me directly and I will send you listings that match what you are actually looking for, not just what is easiest to show.

Buying Property vs. Getting Residency in Mexico: What Homeownership Does and Does Not Give You

I get this question constantly, usually right after a client falls in love with a place: if I buy here, do I get residency? The honest answer is no - owning property in Mexico does not, by itself, grant you any immigration status. The two are separate processes, and it is worth understanding both before you assume one comes with the other.

Buying property requires no residency status at all

You do not need to be a resident, or even a frequent visitor, to buy real estate in Mexico. Foreigners buy on tourist status all the time, using a fideicomiso for coastal property, and plenty of my clients own homes here they visit for a few weeks or months a year without ever applying for residency.

Residency is a separate application, with its own thresholds

Mexico offers temporary and permanent resident visas through its immigration institute (INM), each with its own financial qualification - generally based on either a minimum monthly income or a minimum balance in savings and investments, converted from pesos and reviewed periodically. Those thresholds shift and vary somewhat by consulate, so I never quote a number without pointing clients to the nearest Mexican consulate or INM office directly for what is current. I have done this research for clients before and I am glad to point you toward the right consulate.

Why buyers pursue residency anyway

Owning property does not require residency, but a lot of owners get it anyway because it makes life here easier - opening a Mexican bank account, importing a vehicle, qualifying for IMSS public healthcare, and avoiding the visa-run rhythm of tourist status all get simpler once you are a resident. It is a lifestyle decision more than a legal requirement tied to the purchase.

Temporary vs. permanent, in general terms

A temporary resident visa is typically granted for one to four years and can be renewed or converted to permanent status. A permanent resident visa has no expiration and no renewal requirement, but is harder to qualify for directly unless you meet a higher asset threshold or qualify through other routes like family ties or years spent on temporary status. Which path makes sense depends on your timeline and how you qualify financially - something worth discussing with an immigration attorney or the consulate rather than guessing.

What I actually help with

I am a real estate agent, not an immigration lawyer, and I always send clients to the consulate or a qualified immigration attorney for the residency side. What I can do is walk you through what buying looks like regardless of your immigration status, and connect you with people who handle the visa side well.

Have questions about how ownership and residency fit together for your situation? Contact me directly and I will point you in the right direction.

What Canadian Buyers Should Know Before Purchasing in Baja California Sur

I spent 12 years as a licensed Realtor in Canada before relocating to Baja California Sur, so when a Canadian client sits down with me, I know both sides of this conversation - what home feels like up north, and what buying looks like down here. A few things trip up Canadian buyers more than anyone else, so I like to get them out of the way early.

Prices are quoted in US dollars, not Canadian dollars or pesos

Almost every listing in this market, mine included, is priced in USD. That is standard across Los Cabos, La Paz, and the rest of Baja California Sur, regardless of who is buying. It means your actual cost in Canadian dollars moves with the exchange rate between the day you go under contract and the day you close, so I always tell Canadian clients to keep an eye on that rate through the transaction rather than assuming a fixed number.

Ownership works the same as for any other foreign buyer

There is no separate set of rules for Canadians. Coastal property in Baja California Sur sits in Mexico's restricted zone, so like any non-Mexican buyer, you will hold title through a fideicomiso, a bank trust that gives you full beneficial ownership rights. Being Canadian does not simplify or complicate that process one way or the other.

Talk to a cross-border accountant before you close

Canada requires residents to report foreign property above a certain cost threshold on their tax return, and rental income earned on a Mexican property is taxable in Canada as well as potentially in Mexico. I am not an accountant and I do not give tax advice, but I always point Canadian buyers toward a cross-border accountant early in the process, not after the first tax season rolls around.

Financing usually means Canadian equity, not a Mexican mortgage

Mortgage financing for foreign buyers in Mexico exists but is limited, comes with higher rates than buyers are used to at home, and involves more paperwork. Most of my Canadian clients fund the purchase with cash or by drawing on home equity from their Canadian property, which tends to be faster and cheaper than financing locally.

Why Baja over Arizona or Florida

I hear this comparison constantly, and the honest answer is climate consistency, direct flights from several Canadian cities into Los Cabos and La Paz, and a lower cost of living without giving up beachfront access. It is not the right fit for everyone, but for buyers who have already looked at the U.S. Sun Belt, Baja is worth putting on the list before deciding.

Thinking about buying as a Canadian? Contact me directly and I will walk you through exactly how it works, exchange rate included.

Los Barriles Real Estate: Why the East Cape Deserves a Serious Look

I get a lot of clients who come to me set on La Paz or Cabo San Lucas and have never seriously considered Los Barriles. That's usually because they haven't spent a week there with consistent wind in the rigging and a beer in hand at sunset. Once they have, the conversation changes.

What Los Barriles actually is

Los Barriles sits on the East Cape, about 45 minutes north of the Los Cabos airport, on a wide bay that catches some of the most consistent wind in North America from November through March. It grew up as a sportfishing town and an expat retirement spot, and over the last decade it has become one of the best-known kiteboarding, windsurfing, and wing foiling destinations in the world. I spend my own winters wing foiling one bay north in La Ventana, so I know this stretch of coastline from the water, not just from a listing sheet.

Who buys here

Two groups show up most often: retirees and semi-retirees looking for an established, walkable expat community with good medical access an hour or two away in La Paz or Cabo, and active buyers - windsports athletes, golfers, anglers - who want a home base near the wind and do not need big-city amenities. Both groups tend to stay once they land here; Los Barriles has one of the highest returning-buyer rates I see in my business.

What's on the market

Inventory ranges from modest casitas in the older grid streets near town, to view lots and custom homes in the hills above the bay, to gated communities with paved roads and reliable infrastructure. Waterfront and beachfront lots exist but move quickly and command a real premium - there is less coastline here than in La Paz or the Cabo corridor, and that scarcity shows up in price per square meter.

What to budget for

Ownership mechanics are the same as anywhere else in the restricted zone: non-Mexican buyers hold title through a fideicomiso (bank trust), closing costs run roughly 4% of the purchase price between acquisition tax and notary fees, and I get exact numbers from the notary early in every deal so nothing surprises a buyer at the closing table.

The trade-off to be honest about

Los Barriles is smaller than La Paz and quieter than Cabo. Grocery selection, restaurant variety, and healthcare options are more limited, though Los Cabos International is close and La Paz is a manageable drive. If what you want is a slower pace, a real community, and consistent wind on your doorstep, that trade-off is the whole point.

Thinking about the East Cape? Contact me directly and I will send you current listings and walk you through what fits your budget and your reason for being there.

Property Taxes and Closing Costs in Baja California Sur, Explained

One of the pleasant surprises for a lot of buyers moving from the U.S. or Canada is how favorably annual property taxes compare here. Closing costs, on the other hand, deserve a real, upfront conversation so nothing catches you off guard.

Annual property tax (predial)

Mexico’s annual property tax, known as predial, is assessed based on the government’s registered value of the property rather than current market value, and is typically a small fraction of what equivalent U.S. or Canadian property tax bills run. Many owners pay it once a year, often with an early-payment discount if settled in the first months of the year.

Closing costs

Expect to budget for notary fees, an acquisition tax charged as a percentage of the purchase price, registration fees with the Public Registry of Property, and, for foreign buyers, the setup cost of the fideicomiso bank trust. Combined, these typically run in the mid-single-digit percentage range of the purchase price, though your notary will provide an exact breakdown for your specific transaction.

Ongoing costs beyond taxes

Annual fideicomiso bank fees, HOA dues where applicable, and routine maintenance should all factor into your ongoing cost picture, not just the one-time closing costs.

The bottom line

Baja California Sur’s property tax structure is genuinely favorable compared to what most foreign buyers are used to, but closing costs are real and worth planning for in advance rather than discovering at the closing table.

Want an exact cost estimate for a specific property? Contact me directly and I will connect you with a trusted notary for precise numbers.