Palmilla Cove Real Estate
Five sales in three years, and every one of them closed below the asking price. The median was 89.4% of list — the softest record of any Palmilla neighborhood with more than one transaction.
Five for five, all below asking
Palmilla Cove has recorded five house sales in three years, worth $36,925,000. Not one closed at or above its asking price. The median came in at 89.4% of list — a shade over a ten per cent discount — and the biggest single concession was $3,000,000.
That is worth stating plainly, because it is unusual. Palmilla as a whole closes at a median of 96.5% of asking, and 39 of its 141 sales met or beat list. Palmilla Cove has managed neither, five times running.
One property is listed here now, a six-bedroom asking $10,000,000. The highest price Palmilla Cove has recorded in these three years is $13,500,000, so that asking price sits inside the range the address has proven — but the pattern of the five sales suggests the closing number will be lower than the asking one.
- 5 house sales, $36,925,000, from $4,000,000 to $13,500,000
- Median close $6,475,000, median 89.4% of asking
- No sale at or above the asking price
- One listing now: a six-bedroom at $10,000,000
Every Palmilla Cove sale, and what came off the price
| MLS | Beds | Asked | Closed | Discount | % of Ask | Date |
|---|---|---|---|---|---|---|
| 23-5045 | 5 | $16,500,000 | $13,500,000 | −$3,000,000 | 81.8% | Mar 2025 |
| 24-2571 | 4 | $8,500,000 | $7,600,000 | −$900,000 | 89.4% | Aug 2024 |
| 22-4596 | 5 | $7,400,000 | $6,475,000 | −$925,000 | 87.5% | Nov 2023 |
| 24-4654 | 4 | $5,500,000 | $5,350,000 | −$150,000 | 97.3% | Jan 2025 |
| 24-202 | 4 | $4,200,000 | $4,000,000 | −$200,000 | 95.2% | Oct 2024 |
Every recorded sale, Los Cabos MLS, three years to 24 August 2026. Total discount across the five: $5,175,000 off $42,100,000 of asking prices.
One listing
| MLS | Type | Beds | Built | Asking |
|---|---|---|---|---|
| 26-1842 | House | 6 | 2018 | $10,000,000 |
There is no six-bedroom sale at Palmilla Cove to compare this to — the five recorded sales are four- and five-bedroom houses. The closest local evidence is the $13,500,000 five-bedroom that closed in March 2025 after $3,000,000 came off its asking price.
Elsewhere in Palmilla, six-bedroom houses in Villas del Mar have a median close of $18,900,000 across seven sales, and the single La Caleta sale was $13,600,000. Both of those are higher-priced addresses, so a $10,000,000 asking price here is not out of line on its face. The question is what it closes at.
Three things worth knowing about Palmilla Cove
The record says negotiate. Five sales, five discounts, a median of 89.4% of asking and an average concession of $1,035,000. That is the clearest buyer's-side pattern on this site. It does not guarantee the next seller behaves the same way, but a buyer who opens at asking price here is ignoring everything the neighborhood has done.
The discount is not uniform. Two of the five closed within 5% of asking — $150,000 and $200,000 off. The three large discounts were all on asking prices above $7,000,000. The pattern in this small sample is that the more expensive the listing, the further it fell: the $16,500,000 listing lost 18.2%, the $4,200,000 listing lost 4.8%.
Five sales is a small sample and should be treated as one. It is enough to establish a tendency, not a rule. Before relying on it, ask how many of the five were the same seller or the same builder, and how long each sat on the market — neither of which the MLS summary record shows.
Ask about Palmilla Cove availability
Including anything quietly for sale that has not reached the MLS.
Compare Palmilla Cove to the rest of Palmilla
Eleven neighborhoods, from $965,000 condominiums to $24.95 million estates.