La Paz, Mexico Beachfront & Waterfront Real Estate
Richard Gadoury | Licensed Realtor and Real Estate Agent, La Paz & La Ventana, Mexico
16 years experience · Mexico license LIC-RAPIBCS-0748 · 13 Google reviews, all 5 stars
+52 612-111-3604 (call, text or WhatsApp) · info@searchbajahomes.com
Waterfront in La Paz, Mexico means a few different things — a condo on the malecón, a home on a quiet beach outside the city, a lot on the Sea of Cortez in La Ventana. Here's where waterfront property actually sits, what I check before anyone buys it, and how to see every waterfront listing on the MLS.
Want the full list? Tell me your budget and the kind of waterfront you're after, and I'll send you every matching MLS BCS listing — including the ones that just came on. +52 612-111-3604 · info@searchbajahomes.com
Beachfront, Waterfront or Ocean View?
Listings use these words loosely, so it's worth knowing the difference before you compare prices:
- Beachfront — the property sits on the sand, with nothing between you and the beach.
- Waterfront — on the water, but not always a swimming beach: bay frontage, marina slips, rocky shoreline.
- Ocean view — you see the water, but you're not on it. Usually a fraction of the price of true frontage.
Where Waterfront Property Is in La Paz, Mexico
Malecón, Centro & Esterito
Condos along the malecón, walkable to Centro, restaurants and the bike lane. See Esterito homes for sale, Centro La Paz homes for sale and La Paz, Mexico condos for sale.
La Posada
Walkable, close to downtown, with La Posada Beach — great for walking the dog — and the malecón bike lane running right into it. See La Posada homes for sale.
Pedregal, Caimancito & Puerto Cortés
Caimancito is a natural beach just outside the city. Pedregal is one of La Paz's most private gated communities, and Puerto Cortés is resort-style, with a marina, golf course and beach access. See Pedregal & Puerto Cortés homes for sale.
El Comitán
Beach vibe and bang for your buck, on the other side of the bay from the city. See El Centenario & El Comitán real estate.
La Ventana & El Sargento
Beachfront and ocean-view homes and land on the Sea of Cortez, about 45 minutes from La Paz. Wind season runs November to March, and the beach out front is where the kiting and wing-foiling happens. See La Ventana real estate and El Sargento real estate.
What I Check on Every Waterfront Purchase
- Federal zone (zona federal) — In Mexico, the first 20 meters inland from the high-tide line is federal land. You can't own it outright; it's used under a concesión. I check whether the property has one, whether it's current, and whether it transfers with the sale.
- Fideicomiso — Foreigners buying within 50 km of the coast hold title through a bank trust (fideicomiso). Every waterfront property in La Paz falls in this zone.
- What's actually in the escritura — The deed, the survey and the lot lines on the ground should match. On the water, this matters more than anywhere.
- Setbacks and permits — Before you buy a waterfront lot, confirm what can be built and how close to the water.
- Water, power and wastewater — Ask how each is handled on that specific property. It varies, especially outside the city.
Then have a notario review the file before you commit. I'm happy to introduce you to people I trust.
Selling Waterfront Property in La Paz, La Ventana or El Sargento?
Waterfront is the hardest property to price in La Paz, Mexico — there are only a handful of true beachfront sales each year, and asking prices on the water drift far from what actually closes. I price off sold MLS data, not the listing next door, and I market to US and Canadian buyers as well as local ones. A concesión that's current and transfers cleanly makes a waterfront property easier to sell, so that's one of the first things I'd look at with you.
Free home evaluation: Selling in La Paz, Mexico · Vende tu casa en La Paz · Selling in La Ventana · Selling in El Sargento
Questions Buyers Ask About Waterfront in La Paz, Mexico
Can foreigners buy beachfront property in Mexico?
Yes. Within 50 km of the coast, you hold title through a fideicomiso (bank trust) or a Mexican corporation. The bank holds title in trust; you have the full rights to use, sell, rent or pass it on.
What is the federal zone?
The 20-meter strip inland from the high-tide line belongs to the federal government. Beachfront owners use it under a concesión and pay an annual fee.
Are closing costs different on waterfront?
The same rules apply: plan on roughly 5–6% of the purchase price, most of it the acquisition tax (ISAI) and notario fees.
How do I see every waterfront listing?
Send me what you're looking for and I'll send you the full MLS BCS list, updated as new listings come on. +52 612-111-3604 · info@searchbajahomes.com
Also see: La Paz, Mexico homes for sale · Luxury homes over $1 million · La Ventana real estate · El Sargento real estate · Market report
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