Villas del Mar Real Estate
Forty recorded sales in three years, worth $320.2 million — more than half of everything Palmilla has traded. Houses have closed anywhere from $3,075,000 to $25,900,000, and bedroom count is what moves the number.
More than half of Palmilla's transaction volume, in one neighborhood
Villas del Mar has recorded 40 sales in the three years to 24 August 2026, worth $320,200,000. Palmilla as a whole recorded 141 sales worth $620,144,612 — so this one neighborhood is 52% of the money and 28% of the transactions.
That volume is what makes it useful. Thirty-five house sales is enough to see the price structure rather than guess at it: three-bedroom houses have a median close of $4,650,000, four-bedroom $5,400,000, five-bedroom $10,350,000 and six-bedroom $18,900,000. The jump between four and five bedrooms is $4,950,000 — nearly a doubling — and it is the single biggest step in the Palmilla price ladder.
Sellers here do not get their asking price. The median house closed at 95.5% of list, one sale in thirty-five beat its asking price, and seven matched it exactly. The remaining twenty-seven all closed below.
- 35 house sales, $292,000,000, from $3,075,000 to $25,900,000
- 3 condominium sales, $1,750,000 to $6,600,000
- 2 homesite sales, at $6,700,000 and $7,200,000
- 11 properties listed now, $3,495,000 to $24,950,000
What bedroom count is actually worth here
Thirty-five house sales, grouped by the bedroom count recorded in the MLS. This is the most reliable budgeting tool on the site, because the sample is large enough to mean something.
| Bedrooms | Sales | Median Close | Step Up |
|---|---|---|---|
| 2 bedrooms | 1 | $3,075,000 | — |
| 3 bedrooms | 7 | $4,650,000 | +$1,575,000 |
| 4 bedrooms | 15 | $5,400,000 | +$750,000 |
| 5 bedrooms | 5 | $10,350,000 | +$4,950,000 |
| 6 bedrooms | 7 | $18,900,000 | +$8,550,000 |
Closed sales, Los Cabos MLS, three years to 24 August 2026. A single two-bedroom sale is not a trend — it is shown for completeness.
The fifteen largest Villas del Mar closings
| MLS | Beds | Asked | Closed | % of Ask | Date |
|---|---|---|---|---|---|
| 25-1563 | 6 | $25,900,000 | $25,900,000 | 100.0% | Jul 2026 |
| 24-195 | 6 | $23,000,000 | $21,500,000 | 93.5% | Jun 2024 |
| 25-5154 | 6 | $19,900,000 | $19,000,000 | 95.5% | Jul 2026 |
| 25-3402 | 6 | $18,900,000 | $18,900,000 | 100.0% | Aug 2025 |
| 25-204 | 6 | $18,000,000 | $18,100,000 | 100.6% | Feb 2025 |
| 23-3760 | 6 | $17,350,000 | $16,750,000 | 96.5% | Jun 2025 |
| 26-392 | 4 | $12,900,000 | $12,500,000 | 96.9% | Aug 2026 |
| 25-2623 | 5 | $12,900,000 | $11,600,000 | 89.9% | May 2026 |
| 24-4751 | 5 | $12,000,000 | $10,700,000 | 89.2% | Mar 2026 |
| 24-721 | 5 | $12,900,000 | $10,350,000 | 80.2% | May 2025 |
| 25-4856 | 4 | $8,500,000 | $8,500,000 | 100.0% | Feb 2026 |
| 25-2575 | 4 | $7,900,000 | $7,750,000 | 98.1% | Jun 2026 |
| 25-4970 | 6 | $7,900,000 | $7,250,000 | 91.8% | May 2026 |
| 24-784 | 4 | $7,300,000 | $7,000,000 | 95.9% | Jun 2024 |
| 25-1228 | 4 | $7,000,000 | $6,800,000 | 97.1% | Apr 2025 |
Fifteen of 35 house sales, largest first. The full set runs down to $3,075,000. Ask for the complete list of comparables on any property you are considering.
Eleven Villas del Mar listings, and what the land is asking
| MLS | Type | Beds | Asking |
|---|---|---|---|
| 26-433 | House | 6 | $24,950,000 |
| 25-4408 | Homesite | — | $19,500,000 |
| 25-4958 | House | 5 | $15,900,000 |
| 25-907 | Homesite | — | $9,500,000 |
| 24-774 | Homesite | — | $8,500,000 |
| 25-906 | Homesite | — | $8,500,000 |
| 24-773 | Homesite | — | $8,000,000 |
| 26-418 | House | 5 | $7,995,000 |
| 26-1336 | House | 3 | $5,400,000 |
| 26-1191 | House | 4 | $5,200,000 |
| 25-4361 | House | 4 | $3,495,000 |
Active listings, Los Cabos MLS, as at 24 August 2026. Six houses totalling $62,940,000 and five homesites totalling $54,000,000.
Three things worth knowing about Villas del Mar
The land is asking far more than land here has ever fetched. Five homesites are listed, from $8,000,000 to $19,500,000, $54,000,000 in total. Villas del Mar has recorded exactly two homesite sales in three years: $7,200,000 in February 2025 and $6,700,000 in July 2025, and both closed below asking — at 93.6% and 86.5% respectively. The $19,500,000 listing is asking $12,300,000 more than the highest price a Villas del Mar lot has actually achieved. That may be justified by position; nothing in the MLS record demonstrates it.
Five bedrooms is where the price doubles. The median four-bedroom closed at $5,400,000 and the median five-bedroom at $10,350,000. If your requirement sits on that boundary, it is worth being precise about it before you start looking — the difference is $4,950,000 of budget.
Expect to negotiate, and expect the discount to be modest. Twenty- seven of thirty-five house sales closed below asking, but the median was 95.5% of list — roughly a 4.5% concession, not a collapse. The largest single discount in the set was $2,550,000 on a $12,900,000 asking price in May 2025. Going in at twenty per cent under asking is not what this record supports.
Ask about Villas del Mar availability
Including anything quietly for sale that has not reached the MLS.
Compare Villas del Mar to the rest of Palmilla
Eleven neighborhoods, from $965,000 condominiums to $24.95 million estates.