Beachfront Homes for Sale in Los Cabos
These are the houses in Los Cabos that sit right on the water: villas on the swimmable coves of Palmilla, haciendas on Médano Beach, new oceanfront homes near Cerritos and beach houses on the quiet East Cape. Every one is checked against its MLS record and description, and anything that is really up a hill or across the road is left out.
Beachfront homes are the scarcest property type in Los Cabos. Most of the coast is either resort land, condo buildings or rocky shoreline, so only a small number of private homes have true frontage, and they range from modest beach houses to some of the most valuable estates on the peninsula.
Listings are sorted from the highest price down. Click any home for photos, details and a showing request, or ask James to compare several for you.
Zadún One
$29,950,000
Villa 452 Villas del Mar
$22,999,999
Casa del Mar Palmilla Sur
$22,000,000
Villa Marselina Caleta 58
$19,950,000
Casa Mareva Punta Bella
$19,950,000
Grand Reserve at Zadún
$19,900,000
Casa R Caleta Palmilla
$19,850,000
Casa Hendo
$17,995,000
Residence 7 West Enclave
$15,900,000
Casa Buenaventura
$12,900,000
La Laguna Beach Estate
$12,400,000
Villa Del Mar Whale Point
$11,860,000
Casa Edwards Too
$11,500,000
Hacienda Beachfront Villa 5
$11,250,000
Villa Las Dunas
$9,999,990
Casa Agave
$9,495,000
Villa Del Rey
$5,900,000
Villa Cisne Puerta del Sol
$5,499,000
Casa Cielo El Encanto
$4,795,000
Casa Over the Edge
$4,500,000
Villa ZaX
$3,900,000
Hacienda del Pacífico
$3,650,000
Casa of the Cortez
$3,578,000
Casa Beach Dream
$3,500,000
Contigo Cerritos Villa D1
$3,295,000
Contigo Cerritos Villa A1
$3,295,000
Casa Dina
$3,295,000
Tortuga del Sol Beach House
$3,250,000
Casa Blanca Zacatitos
$3,100,000
Contigo Cerritos Villa B1
$2,995,000
Contigo Cerritos Villa C1
$2,995,000
Beach House Rancho Leonero
$2,950,000
Casa de la Playa
$2,285,000
Casa Mia
$1,975,000
Enchanted Point
$1,950,000
Casa Randy
$1,750,000
Villa Vista Ballenas
$1,475,000
Villa Rancho Leonero
$1,350,000
What to Know About Beachfront Homes
Frontage, access and the federal zone
Not all beachfront is equal. Some homes sit on open, walkable sand; others perch on rocks or bluffs above the water with stairs down to a cove. Frontage, the width of the lot along the beach, varies widely and is one of the biggest drivers of value.
The first 20 meters back from the high-tide line is a federal maritime zone. Owners can hold a federal concession to use it, so ask whether a concession is in place and current.
Beachfront homes take more care than homes inland. Salt air is hard on metal, glass, roofs and air-conditioning, and exterior finishes need regular sealing and painting. Budget for maintenance and insurance from the start, and have a thorough inspection done.
Off the main corridor, especially on the East Cape and Pacific side, many homes run on solar power, cisterns and private water treatment. Those systems are worth inspecting as carefully as the house.
Many beachfront homes in Los Cabos are rented as luxury vacation villas when the owners are away. If income matters, ask for actual rental history, the property’s rental permits and any HOA rules on short-term rentals.
Browse by coastline if you already know the kind of beach you want: swimmable coves on the San José Corridor, Médano Beach, the Pacific side or the East Cape.
Shortlist Beachfront Homes
Send James the homes you like, and we will arrange showings or video tours and pull the details that matter on the beach.
Frequently Asked Questions
How many beachfront homes are for sale in Los Cabos?
Not many. Private homes with true frontage are the scarcest property type in Los Cabos, which is why this page lists every one we can verify as directly on the water.
What is the federal maritime zone?
The first 20 meters inland from the high-tide line belongs to the federal government. Beachfront owners can hold a concession to use it. Ask whether a concession exists and is current for any home you consider.
Can foreigners buy a beachfront home in Mexico?
Yes, through a fideicomiso, a bank trust, or a Mexican corporation. This is the standard way foreign buyers own beachfront homes in Los Cabos.
Are beachfront homes good vacation rentals?
Many are rented as luxury villas when owners are away. Ask for real rental history, permits and any HOA rules on short-term rentals before buying for income.
What should I inspect in a beachfront home?
Roof, windows, metalwork and air-conditioning for salt damage, plus water, power and wastewater systems. Off-grid homes need their solar, cistern and treatment systems checked too.
Which coastline should I look at?
It depends on how you want to use the beach. The San José Corridor and Médano Beach are best for swimming, the Pacific side for surf and sunsets, and the East Cape for space and quiet.
How do I see a beachfront home in person?
Send James the listings you like. We arrange showings, video tours for buyers who are not yet in Los Cabos, and the documents you need to compare homes side by side.
