Oceano Alta & Baja Real Estate
The entry point to Palmilla's ocean side. Five house sales in three years, none above $3,500,000 — and none at its asking price either.
Palmilla ocean side, for under four million
Oceano Alta and Oceano Baja are two MLS subdivision names covering neighbouring pockets on Palmilla's ocean side. Treated together they have recorded seven sales in three years: five houses and two homesites. They are shown on one page here because neither has enough transactions to stand alone.
This is where Palmilla's ocean side is cheapest. The five house sales ran from $2,200,000 to $3,500,000, with a median of $2,900,000. For comparison, the median house close in Villas del Mar was $5,850,000 and in Espiritu del Mar $7,250,000.
The trade-off is that sellers here have consistently had to move. Not one of the five houses closed at or above its asking price, and the median result was 85.7% of list — the weakest of any Palmilla neighborhood with more than two house sales.
- 5 house sales, $14,100,000, from $2,200,000 to $3,500,000
- Median close $2,900,000, median 85.7% of asking
- 2 homesite sales, at $800,000 and $620,000
- Two houses listed now, at $3,700,000 and $3,950,000
All seven Oceano sales
| MLS | Subdivision | Type | Beds | Asked | Closed | % of Ask | Date |
|---|---|---|---|---|---|---|---|
| 25-4937 | Oceano Baja | House | 4 | $3,600,000 | $3,500,000 | 97.2% | Mar 2026 |
| 24-325 | Oceano Alta | House | 6 | $3,850,000 | $3,300,000 | 85.7% | Jul 2024 |
| 25-825 | Oceano Alta | House | 3 | $3,000,000 | $2,900,000 | 96.7% | Jul 2025 |
| 23-3310 | Oceano Alta | House | 3 | $2,595,000 | $2,200,000 | 84.8% | Nov 2024 |
| 24-3025 | Oceano Baja | House | 3 | $2,950,000 | $2,200,000 | 74.6% | Jul 2025 |
| 26-1052 | Oceano Baja | Homesite | — | $758,000 | $800,000 | 105.5% | Jun 2026 |
| 23-736 | Oceano Baja | Homesite | — | $640,000 | $620,000 | 96.9% | Sep 2023 |
Every recorded sale in both subdivisions, Los Cabos MLS, three years to 24 August 2026. The June 2026 homesite is one of only nine Palmilla properties to close above its asking price.
Two Oceano Alta listings
| MLS | Type | Beds | Built | Asking |
|---|---|---|---|---|
| 26-3512 | House | 4 | 2006 | $3,950,000 |
| 26-2767 | House | 3 | 1997 | $3,700,000 |
Both are asking more than any Oceano house has closed at. The record here is $3,500,000, set in March 2026 by a four-bedroom in Oceano Baja that had asked $3,600,000.
The three-bedroom at $3,700,000 is the one to look at carefully. Three-bedroom houses in Oceano Alta and Baja have closed at $2,900,000 and twice at $2,200,000 — a median of $2,200,000. The listing asks $1,500,000 more than that median, and $800,000 more than the best three-bedroom result the neighborhood has produced.
Three things worth knowing about Oceano Alta & Baja
This is the softest negotiating position for a seller in Palmilla, and the strongest for you. Five house sales, five discounts, a median of 85.7% of asking. One sale closed 25.4% below list — $750,000 off a $2,950,000 asking price in July 2025. The evidence supports a serious opening offer here in a way it does not at Espiritu del Mar.
Both current listings are older houses. A 2006 build at $3,950,000 and a 1997 build at $3,700,000. Neither Oceano subdivision has recorded a new-build sale in three years, so there is no local premium to point to. Budget for what a renovation would cost and get that number before you offer, not after.
The land here is genuinely cheap by Palmilla standards. Two Oceano Baja homesites closed at $800,000 and $620,000, against a Palmilla-wide median lot close of $1,100,000. One of them went for $42,000 over asking in June 2026 — which suggests that when something reasonably priced comes up on this side, it does not sit.
Ask about Oceano Alta & Baja availability
Including anything quietly for sale that has not reached the MLS.
Compare Oceano Alta & Baja to the rest of Palmilla
Eleven neighborhoods, from $965,000 condominiums to $24.95 million estates.