Market update
Los Cabos condo market report: what July 2026 means for buyers
QUICK ANSWER
July 2026 describes a condo market with less fresh supply, more completed sales and a clear concentration below $500,000—not a market where every property moves instantly. For buyers, the useful response is a focused brief: compare the exact location, total ownership cost, intended use and the price band that matches your plan.
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Tell us where to reach you. Ale will personally review your request and send pricing, availability or a useful shortlist based on this page.What changed in July
The MLS summary recorded 1,430 active condo listings, 113 new listings, 50 pending sales and 74 closed sales. Compared with July 2025, new supply was down 24.2% while closed sales were up 13.8%; pending sales were up 6.4% and active inventory was down 8.6%.
That combination suggests a more selective market: fewer new choices entered during the month, while more buyers completed purchases. It is not enough to call the whole market a seller’s market. It is a reason to move carefully when the right unit, location and ownership plan line up.
Why the sub-$500k segment deserves attention
Fifty of July’s 74 recorded condo sales were below $500,000—67.6% of closed sales. On the active side, 777 of 1,430 listings were below $500,000, or 54.3% of visible inventory.
This is a useful demand-and-supply pocket, not a promise about any individual property. A buyer should still compare condition, HOA, insurance, furnishing, rental rules and the exact micro-location before treating a price band as an opportunity.
The median price tells a different story from the average
The July average sale price was $619,802, while the median sale price was $365,973. The gap matters: a smaller number of higher-value closings can pull the average upward, while the median shows where the middle transaction sits.
For a first shortlist, use the median as an orientation point and then add the details that change total cost—closing expenses, monthly HOA, insurance, utilities, furnishing and any property-management plan. Asking price alone is not a complete ownership brief.
What the sale-to-list ratio can—and cannot—tell you
July closed sales averaged 96.5% of the final list price and 93.8% of original list price. In plain language, the average closing was about 3.5% below the final asking price, but that is a market-level signal, not a negotiation guarantee.
The useful question is why a specific listing differs: time on market, price changes, seller timing, finish level, view protection, building reserves and comparable closed sales can all matter more than a broad average.
Days on market improved, but patience still matters
Average days on market fell from 273.5 in June to 221.3 in July. That is a meaningful month-over-month improvement, yet it still represents more than seven months on the market on average.
For buyers, this can create room to investigate. For sellers, it reinforces the value of accurate pricing, complete documentation and a residence that is easy to understand. For both sides, current comparable sales are more useful than a headline about speed.
Turn the report into a buyer brief
Before requesting a list of properties, answer four questions: will you use the home personally, rent it, or do both; what price band is comfortable after closing and monthly costs; which Los Cabos areas fit your real routine; and what would make you sell or keep the property later?
Then ask for the current inventory, closed comparables, HOA budget, insurance position, utility setup, rental rules and any delivery or construction detail that applies. Baja Residences can turn those answers into a short, current comparison instead of sending an interchangeable list.
FREQUENTLY ASKED QUESTIONS
What is worth clarifying before moving forward
Is July 2026 a seller’s market in Los Cabos condos?+
There is no blanket answer. Active inventory and new listings declined year over year, while closed sales increased, but average days on market remained 221.3 and the average sale-to-list ratio was 96.5%. The exact property and price band matter.
What price range had the most condo sales in July?+
Fifty of 74 recorded sales were below $500,000, or 67.6%. That shows where July closings concentrated; it does not guarantee availability, value or future performance for a particular residence.
Why is the average sale price so much higher than the median?+
The average was $619,802 and the median was $365,973. Higher-value transactions can pull the average upward, so both numbers should be read together.
How much negotiation room should a buyer expect?+
The July average sale-to-final-list ratio was 96.5%, implying an average gap of about 3.5%. Individual negotiations vary widely and should be anchored to current closed comparables and property-specific facts.
Are Los Cabos condos selling faster?+
Average days on market improved from 273.5 in June to 221.3 in July, but the average still represents more than seven months. Speed depends on price, condition, building, location and documentation.
What should I request before comparing condos?+
Ask for current availability, closed comparables, HOA budget and reserves, insurance, utilities, rental rules, parking, furnishing and any construction or delivery information relevant to the residence.
SOURCES AND METHODOLOGY
Baja Residences MLS Market Summary — Condos, July 2026 (internal report; downloaded August 11, 2026) ↗Baja Residences — Los Cabos market and buyer guidance ↗Informational content. It does not replace independent legal, tax, notarial, engineering or financial advice. Property-specific facts must be confirmed before purchase.
Rubén Sañudo
Rubén brings a Mexican local perspective to every conversation. His understanding of the place and its everyday context helps buyers see beyond a property’s surface.
Felipe Torres
Founder and broker of Baja Residences. His passion for Los Cabos and real estate shapes the way he works: supporting the team, opening opportunities and bringing a local point of view to every decision.
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