Espiritu del Mar Real Estate
The one address in Palmilla where sellers routinely get more than they asked. Four of fifteen house sales closed above the asking price — one of them by $1,777,119.
Where asking price is a floor, not a ceiling
Across all of Palmilla, 9 of 141 sales closed above their asking price. Four of those nine were at Espiritu del Mar — out of just fifteen house sales here. Nowhere else in the community comes close.
The median Espiritu del Mar house closed at 98.4% of list, against 96.5% for Palmilla as a whole and 95.5% next door in Villas del Mar. Two more sales closed at exactly the asking price. So of fifteen transactions, six met or beat list and nine came in below.
The most striking result was in January 2025: a four-bedroom asked $6,800,000 and closed at $8,577,119 — $1,777,119 over. That is the largest premium over asking recorded anywhere in Palmilla in three years, and it is worth understanding what it means for how you bid here.
- 15 house sales, $117,207,062, from $4,093,022 to $16,250,000
- Median close $7,250,000, median 98.4% of asking
- Four sales above asking; the largest premium $1,777,119
- Five properties listed, including a $700,000 homesite — the cheapest on Palmilla's ocean side
The four sales that beat their asking price
| MLS | Beds | Asked | Closed | Premium | Date |
|---|---|---|---|---|---|
| 23-1195 | 4 | $6,800,000 | $8,577,119 | +$1,777,119 | Jan 2025 |
| 24-1379 | 5 | $7,000,000 | $7,750,300 | +$750,300 | Aug 2025 |
| 22-3433 | 4 | $5,600,000 | $6,036,621 | +$436,621 | Aug 2025 |
| 24-1380 | 5 | $7,000,000 | $7,250,000 | +$250,000 | Apr 2025 |
All four closed in 2025. Note the odd cent-level closing figures — $8,577,119 and $6,036,621 — which usually indicate a negotiated settlement rather than a round-number offer.
All fifteen Espiritu del Mar house sales
| MLS | Beds | Asked | Closed | % of Ask | Date |
|---|---|---|---|---|---|
| 23-3060 | 5 | $17,350,000 | $16,250,000 | 93.7% | Apr 2024 |
| 23-3911 | 7 | $11,250,000 | $10,650,000 | 94.7% | May 2024 |
| 25-1031 | 5 | $11,900,000 | $10,400,000 | 87.4% | Aug 2025 |
| 23-4693 | 6 | $9,995,000 | $9,700,000 | 97.0% | Dec 2025 |
| 23-1195 | 4 | $6,800,000 | $8,577,119 | 126.1% | Jan 2025 |
| 24-1379 | 5 | $7,000,000 | $7,750,300 | 110.7% | Aug 2025 |
| 25-5125 | 5 | $7,490,000 | $7,300,000 | 97.5% | Mar 2026 |
| 24-1380 | 5 | $7,000,000 | $7,250,000 | 103.6% | Apr 2025 |
| 24-1523 | 4 | $6,950,000 | $6,450,000 | 92.8% | Feb 2026 |
| 24-1521 | 4 | $6,200,000 | $6,100,000 | 98.4% | Feb 2025 |
| 23-2483 | 4 | $6,200,000 | $6,100,000 | 98.4% | Mar 2025 |
| 22-3433 | 4 | $5,600,000 | $6,036,621 | 107.8% | Aug 2025 |
| 23-508 | 3 | $5,750,000 | $5,600,000 | 97.4% | Jun 2025 |
| 24-3257 | 4 | $4,950,000 | $4,950,000 | 100.0% | Jul 2025 |
| 23-788 | 4 | $4,093,022 | $4,093,022 | 100.0% | Sep 2023 |
Every recorded house sale, Los Cabos MLS, three years to 24 August 2026. A condominium also closed at $3,850,000 in April 2024, at exactly its asking price, and two homesites closed at $3,395,000 and $3,000,000.
Five Espiritu del Mar listings
| MLS | Type | Beds | Built | Asking |
|---|---|---|---|---|
| 25-5501 | House | 10 | 2015 | $21,000,000 |
| 22-3432 | House | 4 | Not stated | $7,000,000 |
| 24-1524 | House | 4 | Not stated | $6,950,000 |
| 25-807 | House | 4 | Not stated | $5,950,000 |
| 26-2874 | Homesite | — | — | $700,000 |
Active listings, Los Cabos MLS, as at 24 August 2026. Four houses totalling $40,900,000, plus the $700,000 homesite.
Three things worth knowing about Espiritu del Mar
A lowball offer is more likely to lose you the house than win a discount. Six of fifteen sales met or beat asking. If you find something here you genuinely want, the record says the asking price is roughly the market price, and occasionally below it. This is the opposite of the position at Palmilla Cove, where all five recorded sales closed under list at a median of 89.4%.
The three four-bedroom listings ask close to what four-bedrooms fetch. Seven four-bedroom houses have closed here at a median of $6,100,000. The three four-bedroom listings ask $7,000,000, $6,950,000 and $5,950,000. The lowest of those asks $150,000 less than the median four-bedroom close; the highest asks $900,000 more. That is a narrow, sane spread — and unusually, the cheapest listing is the one asking below the established median.
The $21,000,000 ten-bedroom has no comparable. No Espiritu del Mar house has closed above $16,250,000, and no property in Palmilla with more than seven bedrooms has sold at all in three years. The nearest evidence is the $16,250,000 sale here in April 2024 and the two Villas del Mar closings at $25,900,000 and $21,500,000. Treat the asking price as untested.
Ask about Espiritu del Mar availability
Including anything quietly for sale that has not reached the MLS.
Compare Espiritu del Mar to the rest of Palmilla
Eleven neighborhoods, from $965,000 condominiums to $24.95 million estates.