Los Cabos Communities
Palmilla Homes for Sale
The original Los Cabos address: Nicklaus golf, a swimmable beach, and the One&Only next door.
Palmilla is where luxury in Los Cabos began. In the 1950s, Abelardo “Rod” Rodríguez opened a fly-in hideaway here for Hollywood names like John Wayne and Bing Crosby. Since the 1990s it has grown into one of the most established master-planned communities on the coast.
Today it is anchored by the One&Only Palmilla resort, a 27-hole Jack Nicklaus golf course, and one of the few beaches in Los Cabos where you can actually swim. It offers everything from condos to oceanfront estates, and owners can rent their homes both short and long term.
Palmilla at a glance
- Location
- San José Corridor, near km 27 of the Tourist Corridor
- Downtown San José del Cabo
- About 10 minutes
- SJD International Airport
- About 20 minutes
- Cabo San Lucas
- About 25 minutes
- Security
- Gated, 24/7
- Golf
- Palmilla Golf Club: 27 Jack Nicklaus holes (Arroyo, Mountain & Ocean nines)
- Beach club
- Club 96 on Palmilla Beach: pools, fitness center, dining
- Next door
- One&Only Palmilla resort: dining, spa, shopping
- Home types
- Oceanfront estates, villas, condos and homesites
- Rentals
- Short- and long-term rentals allowed
Real Sales, Not Asking Prices
What homes sell for in Palmilla
Based on 43 closed sales reported to the Los Cabos MLS, October 2025 – September 2026.
Homes & estates
$7.28M
median sale price
22 sales · $2.99M – $25.9M
Condos
$1.10M
median sale price
7 sales · $850K – $4.5M
Homesites (lots)
$1.05M
median sale price
14 sales · $716K – $6.0M
What the numbers say
- The high end is strong. Six homes sold for $10M or more in the last 12 months, including a $25.9M sale in Villas del Mar. Partly because of those sales, the home median rose from $5.6M to $7.28M, against the softer Los Cabos market overall.
- Villas del Mar is the center of the action: 13 of the 22 home sales, at a median of $7.75M.
- Condos are the entry point. At Palmilla Dunes and Villas de Oro they trade around $850K – $1.3M, which is how buyers get the Palmilla address and amenities without buying an estate.
For sale right now
57 properties on the market in Palmilla:
- 24 homes & estates$1.45M – $24.95M
- 10 condos$965K – $2.33M
- 23 homesites$700K – $24.5M
Where to Live
The neighborhoods of Palmilla
Villas del Mar
The most prestigious enclave: oceanfront and ocean-view estates in hacienda style, with concierge-level management. Our listing Legado 7 is here.
Espíritu del Mar
Newer luxury homes, regularly selling for more than $1,200 per square foot.
La Caleta & Palmilla Cove
Exclusive custom estates near the shoreline, several on the market today above $17M.
Palmilla Dunes
Resort-style condos and townhomes with a private club (tennis, pickleball, pools), the most accessible way into Palmilla.
Villas de Montaña
Hillside condos with ocean views.
Palmilla Estates, Oasis & Norte
Homes and homesites inland, where you'll find Palmilla's most affordable lots.
Our Listings
Palmilla homes from The Cabo Compass
Good to Know
Questions buyers ask about Palmilla
Is the beach at Palmilla swimmable?
Yes. Palmilla Beach is one of the calmest, most swimmable beaches in Los Cabos, and it is home to the Club 96 beach club.
Can I rent out my home in Palmilla?
Yes. Palmilla allows both short-term vacation rentals and long-term rentals, so your home can earn income when you are not using it.
Can foreigners buy in Palmilla?
Yes. Foreign buyers own through a fideicomiso (bank trust), the standard, secure way to hold property in Mexico’s coastal zone. Read our Foreign Buyer’s Guide →
Are property taxes high in Palmilla?
No. Property taxes in Los Cabos are low, a small fraction of what owners pay for a comparable home in most of the US. Read our Property Taxes Guide →
Thinking about Palmilla?
Whether it's a condo at Palmilla Dunes, a homesite, or an oceanfront estate in Villas del Mar, tell us what you're looking for. We'll send you every Palmilla property that fits, along with the recent sales that matter for each one.
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