Pedregal Real Estate
Three of 139 recorded sales beat their asking price. One hundred and sixteen closed below it. Pedregal is the most negotiable market in Los Cabos, and it is also the most affordable place to own a Cabo address — 62 condominium sales at a median of $507,500. Here is what all of it actually sells for.
The one market in Los Cabos where the buyer sets the price
Across 139 recorded Pedregal sales in the three years to 26 August 2026, three closed above the asking price and twenty closed at it. The other 116 closed below. The median sale came in at 94.3% of list — the softest of the six Los Cabos communities covered by these sites.
Houses are softer still. Thirty-six house sales in the main body of Pedregal, and not one of them beat its asking price. The median closed at 92.3% of list. If you are used to being told that everything in Cabo sells instantly and above ask, the Pedregal record says otherwise, in writing, 139 times.
The other half of the story is what it costs to get in. Sixty-two condominiums traded at a median of $507,500 and the cheapest closed at $300,000. Pedregal is one of the best-known addresses in Cabo San Lucas and it has a genuine sub-$500,000 entry point — which almost nothing else on this coast does.
Condominiums, Houses, Homesites
Pedregal is the only community on these sites where condominiums are the largest market by transaction count. That is what makes it accessible.
Condominiums
62 sales, median $507,500, range $300,000 to $1,600,000. The deepest condominium record in Los Cabos and the only genuine sub-$500,000 way into a Cabo address. Median close 94.4% of asking. 26 listed now, $375,000 to $979,000.
Houses
50 sales, median $2,697,000, range $970,000 to $9,830,007. Only one closed above asking, and that was a branded residence. Median close 93.3% of asking — the softest house market of the six. 51 listed now, $385,000 to $12,790,800.
Homesites
27 sales, median $442,000, range $135,000 to $1,600,000. Forty-two lots are listed against about nine sales a year, which is close to five years of supply. Median close 94.1% of asking. 42 listed now, $259,999 to $5,398,885.
The Eleven Addresses That Trade
Every one of these has recorded MLS activity. Prices below are closed sales and current asking prices — nothing here is an estimate.
Homes & Homesites
Pedregal Homes
Thirty-six sales worth $114,690,007, and not one closed above asking. A clean bedroom price ladder from $1,250,000 to $4,900,000.
Explore Pedregal Homes
Pedregal Homesites
Thirty-eight lots listed against twenty-three sales. Pacific-side parcels closed at more than double the marina side.
Explore Pedregal Homesites
Pedregal Heights
The community’s highest asking price, $9,995,000, at an address that has never recorded a house sale. Three lot sales around $1 million.
Explore Pedregal Heights
Waldorf Astoria Residences
Six of eight sales closed at or above asking, in a community where only 23 of 139 managed it. Filed in the MLS under a misspelling.
Explore the Residences
The Mountain Club
One developer release, five sales — and the discount widened with almost every one, ending at 90.3% of asking in June 2026.
Explore The Mountain ClubCondominiums
Cascadas
Twelve sales at a median $860,000, the deepest condominium record in Pedregal — and the current listings ask below it.
Explore Cascadas
Monteluna
Six near-identical three-bedrooms give the cleanest comparison set in Pedregal, and the firmest condo pricing at 98.6% of asking.
Explore Monteluna
Montemar Pedregal
Ten sales, every one a two-bedroom, every one below asking. The most homogeneous record on any of these sites.
Explore Montemar Pedregal
Blue Bay
$261 per square foot, the lowest of any Pedregal condominium address — and one of only three Pedregal sales ever to beat asking.
Explore Blue Bay
Pedregal One
The cheapest Pedregal address with a real record, at a median $395,000 — and the largest unit sold for the least.
Explore Pedregal One
Portofino
The softest pricing in Pedregal at 89.7% of asking — and all three listings ask below the median sale.
Explore PortofinoNine smaller addresses
These have recorded MLS activity but too few transactions for a page of their own. They are here so the picture is complete rather than tidy.
| Address | Sales (3 yr) | Recorded prices | Listed now |
|---|---|---|---|
| The O Pedregal | 3 condos | $335,000 – $383,303 | 2 at $465,000 and $486,000 |
| Pedregal Towers | 4 condos | $305,000 – $615,000 | None |
| Blue Moon | 1 house, 1 lot | House $1,275,000; lot $279,412 | 2 houses, 1 lot, $1.2M–$1.66M |
| The Five | 2 condos | $400,000 and $920,000 | 2 at $469,000 and $499,000 |
| Mistiq Pedregal | 2 condos | $426,981 and $596,820 | None |
| Cabo Viejo | 1 condo | $1,000,000 | 1 at $979,000 |
| Pedregal Plaza | 1 condo | $300,000 | None |
| Santa Rita | None | — | 1 at $495,000 |
| Andalaya | None | — | 1 at $589,000 |
| Luna Pedregal | None | — | 1 at $865,000 |
Ten addresses in the table; nine of them have recorded at least one sale. Three condominiums also traded under the generic Pedregal CSL subdivision value rather than a building name, at $375,000, $425,000 and $425,000.
What Pedregal Actually Sells For
Closed sales from the Los Cabos MLS, trailing three years. Recorded transactions, not asking prices. The houses and homesites of the main community are shown separately because they behave differently.
| Address | Type | Sales | Median Close | Range | % of Ask |
|---|---|---|---|---|---|
| Pedregal Homes | Houses | 36 | $2,697,500 | $1.00M – $9.83M | 92.3% |
| Pedregal Homesites | Land | 23 | $405,000 | $135K – $1.60M | 94.1% |
| Cascadas | Condominiums | 12 | $860,000 | $400K – $1.15M | 95.9% |
| Montemar Pedregal | Condominiums | 10 | $580,000 | $471K – $720K | 93.3% |
| Waldorf Astoria Residences | Houses | 8 | $3,000,000 | $2.67M – $3.30M | 100.0% |
| Monteluna | Condominiums | 7 | $720,000 | $500K – $1.60M | 98.6% |
| Blue Bay | Condominiums | 7 | $560,000 | $400K – $850K | 93.9% |
| Portofino | Condominiums | 5 | $435,000 | $385K – $475K | 89.7% |
| Pedregal One | Condominiums | 5 | $395,000 | $352K – $450K | 93.1% |
| The Mountain Club | Houses | 5 | $1,495,000 | $970K – $1.97M | 94.5% |
| Pedregal Heights | Land | 3 | $995,734 | $945K – $1.54M | 95.0% |
| Smaller addresses | Mixed | 18 | $391,652 | $279K – $1.27M | 92.6% |
Source: Los Cabos MLS (FlexMLS), closed sales, three years to 26 August 2026. Community-wide: 139 sales, $200,567,356 volume, median close $800,000, median sale price 94.3% of asking. Three sales closed above asking and twenty at exactly the asking price, leaving 116 below. Pedregal Homes and Pedregal Homesites cover the main community, where most listings carry no building name. Data is deemed reliable but not guaranteed and is refreshed quarterly.
Sales by year — fewer transactions, larger ones
| Year | Sales | Volume | Average sale |
|---|---|---|---|
| 2023 (from 26 Aug) | 23 | $28,777,145 | $1,251,180 |
| 2024 | 54 | $78,269,908 | $1,449,443 |
| 2025 | 44 | $60,249,303 | $1,369,302 |
| 2026 (to 26 Aug) | 18 | $33,271,000 | $1,848,389 |
2023 and 2026 are partial years, so neither is an annual total. Between the two complete years, transactions fell from 54 to 44 while the average sale rose. The 18 sales recorded in the first eight months of 2026 annualise to about 28. Fewer, larger deals is the pattern — and a thinner market is part of why the discounts on this page are as consistent as they are.
The Pedregal Buyer’s Guide
A PDF covering what the listing portals will not tell you — all eleven addresses with every recorded sale, what the 94.3% median actually means when you write an offer, the fideicomiso process, honest closing costs, and the questions to ask before you commit.
- Eleven addresses, with every recorded sale price
- Condominiums, houses and homesites analysed separately
- Where the asking price holds, and where it never has
- Fideicomiso bank trust explained step by step
- A realistic closing-cost worksheet at real Pedregal prices
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Yes, you can own here — and it is simpler than you think
Pedregal falls inside Mexico’s restricted zone, the strip within 50 km of the coast where foreigners cannot hold direct title. That sounds alarming and is not. Foreign buyers take ownership through a fideicomiso — a renewable bank trust in which a Mexican bank holds title as trustee while you hold every right of ownership: to occupy, renovate, rent, sell, or leave it to your heirs.
The trust runs 50 years and is renewable indefinitely. Setup typically runs a few thousand dollars with an annual maintenance fee. Alternatively, buyers purchasing for rental income sometimes hold through a Mexican corporation instead — which one is right depends on how you intend to use the property, and it is worth deciding before you make an offer rather than after.
Budget roughly 5–8% of the purchase price in closing costs as a buyer: acquisition tax, notary fees, trust setup, and registry. On the Pedregal median sale of $800,000 that is roughly $40,000 to $64,000. On the median condominium sale of $507,500 it is $25,375 to $40,600. Sellers carry the brokerage commission.
James Laker
I live and work in Los Cabos and I track the Pedregal market transaction by transaction. This is the community where knowing the record is worth the most, because almost every seller here has ended up taking less than they asked. Knowing how much less, at which address, is most of the job. Whether you are looking at a $395,000 condominium or a $9 million house, message me directly. No call centre, no lead routing — it comes to my phone.
Pedregal, Answered
Can a foreigner buy real estate in Pedregal?
How much do properties in Pedregal cost?
Do properties in Pedregal sell for their asking price?
What is the cheapest way to buy into Pedregal?
Where in Pedregal do sellers hold their price?
Is the Pedregal market rising or falling?
Why does this site quote price per square foot for condos but not houses?
See What Is Available Right Now
One hundred and nineteen properties are currently active inside Pedregal — 51 houses, 42 homesites and 26 condominiums, from $259,999 to $12.79 million.