Oasis Palmilla Real Estate
Twenty-one homesites sold here in three years — more than half of every lot transaction in Palmilla. Not one is still listed. What remains are three houses asking $20.1 million between them.
Palmilla's lot market, and it has sold out
Oasis Palmilla recorded 21 homesite sales in the three years to 24 August 2026, worth $25,438,550. Palmilla recorded 41 lot sales in total, so this one inland neighborhood is 51% of the community's land market by transaction count.
And there is nothing left. Zero Oasis Palmilla homesites are listed today. If you want land here you are waiting for a resale, and the twenty-one closing prices below are what you will be negotiating against.
Buyers did well on those twenty-one. The median lot closed at 88.0% of its asking price — a twelve per cent concession, and materially softer than the 93.6% Palmilla lot median. One parcel asked $1,525,000 and closed at $1,039,500, a 31.8% discount and the largest proportional reduction recorded anywhere in Palmilla.
- 21 homesite sales, $25,438,550, from $900,000 to $1,700,000
- Median lot close $1,200,000, median 88.0% of asking
- 2 house sales, at $4,000,000 and $3,700,000
- 3 houses listed now, $5,500,000 to $7,300,000; no land listed at all
All twenty-one Oasis Palmilla homesite sales
| MLS | Asked | Closed | % of Ask | Date |
|---|---|---|---|---|
| 25-543 | $1,560,000 | $1,700,000 | 109.0% | Mar 2025 |
| 24-1147 | $1,625,000 | $1,500,000 | 92.3% | Jul 2025 |
| 24-1149 | $1,733,000 | $1,437,775 | 83.0% | Feb 2025 |
| 23-290 | $1,635,000 | $1,437,775 | 87.9% | Feb 2025 |
| 24-627 | $1,525,000 | $1,342,000 | 88.0% | Mar 2024 |
| 23-288 | $1,275,000 | $1,338,750 | 105.0% | Jan 2025 |
| 25-1991 | $1,350,000 | $1,326,750 | 98.3% | Apr 2025 |
| 24-634 | $1,850,000 | $1,275,000 | 68.9% | Jan 2025 |
| 24-1146 | $1,625,000 | $1,261,000 | 77.6% | Jul 2025 |
| 25-3266 | $1,450,000 | $1,200,000 | 82.8% | Jun 2026 |
| 24-118 | $1,400,000 | $1,200,000 | 85.7% | Jul 2025 |
| 25-3314 | $1,200,000 | $1,200,000 | 100.0% | Mar 2026 |
| 25-3315 | $1,200,000 | $1,150,000 | 95.8% | Jan 2026 |
| 24-961 | $1,150,000 | $1,150,000 | 100.0% | Sep 2025 |
| 24-1163 | $1,150,000 | $1,100,000 | 95.7% | May 2025 |
| 24-1161 | $1,525,000 | $1,039,500 | 68.2% | Mar 2024 |
| 24-629 | $1,150,000 | $1,030,000 | 89.6% | Jul 2025 |
| 24-959 | $1,150,000 | $1,000,000 | 87.0% | Mar 2025 |
| 26-1335 | $950,000 | $950,000 | 100.0% | Mar 2026 |
| 24-1162 | $1,150,000 | $900,000 | 78.3% | May 2024 |
| 24-626 | $1,050,000 | $900,000 | 85.7% | Jun 2024 |
Every recorded homesite sale, Los Cabos MLS, three years to 24 August 2026. Two closed above asking, three closed at exactly asking, and sixteen closed below it.
Two sales, three listings, and a $1,500,000 gap
Oasis Palmilla has recorded two house sales. Both were five-bedrooms, and both were in 2024 or 2025. Three houses are listed now, and the cheapest of them asks $1,500,000 more than the higher of those two sales.
| MLS | Status | Beds | Built | Asked | Closed | Date |
|---|---|---|---|---|---|---|
| 25-1774 | Listed | 6 | Not stated | $7,300,000 | — | — |
| 25-1767 | Listed | 6 | 2026 | $7,300,000 | — | — |
| 26-1973 | Listed | 5 | Not stated | $5,500,000 | — | — |
| 24-5737 | Sold | 5 | — | $4,125,000 | $4,000,000 | Apr 2025 |
| 22-3957 | Sold | 5 | — | $3,700,000 | $3,700,000 | Apr 2024 |
Active and closed listings, Los Cabos MLS, as at 24 August 2026. The three listings total $20,100,000; the two sales totalled $7,700,000.
What twenty-one lot sales tell you about negotiating
Twenty-one transactions is a large enough sample to see how sellers behave here. Asking prices at Oasis Palmilla ranged from $950,000 to $1,850,000; closing prices ranged from $900,000 to $1,700,000. Three quarters of the sales landed below the asking price, and the shortfall was often substantial.
| Result | Sales | Share |
|---|---|---|
| Closed above asking | 2 | 10% |
| Closed at exactly asking | 3 | 14% |
| Closed 1–10% below asking | 4 | 19% |
| Closed 10–20% below asking | 8 | 38% |
| Closed more than 20% below asking | 4 | 19% |
Percentages rounded to the nearest whole number. Sixteen of twenty-one Oasis Palmilla homesites — 76% — closed below their asking price, and nearly one in five closed more than a fifth below it.
Three things worth knowing about Oasis Palmilla
There is no land to buy here right now. Twenty-one lots traded and none are listed. That is worth knowing before you spend time on it — if a lot at Oasis Palmilla is what you want, the job is to be first in line when one comes back to market, not to browse listings.
The three house listings are unproven at their prices. Two houses have sold here, at $4,000,000 and $3,700,000. The listings ask $5,500,000, $7,300,000 and $7,300,000. The two at $7,300,000 ask $3,300,000 more than any Oasis Palmilla house has closed at. Comparable evidence has to come from elsewhere in Palmilla, and the closest is Palmilla Estates, where four houses closed between $1,300,000 and $3,395,000 — lower still.
If you are buying a resale lot, the record is strongly on your side. Sixteen of twenty-one closed below asking and four closed more than twenty per cent below. The median concession was twelve per cent of the asking price. That is the most buyer-favourable transaction record on this site.
Ask about Oasis Palmilla availability
Including anything quietly for sale that has not reached the MLS.
Compare Oasis Palmilla to the rest of Palmilla
Eleven neighborhoods, from $965,000 condominiums to $24.95 million estates.