Querencia Real Estate
A hundred properties have sold here in three years, worth $335,856,600. Eighteen of them matched or beat the asking price — and sales have risen in each of the last three years. Here is what all of it actually sells for.
The only Los Cabos market I track that is getting busier
Across 100 recorded Querencia sales in the three years to 26 August 2026, sales rose from 31 in 2024 to 32 in 2025, and the first eight months of 2026 have already recorded 34. The average sale price rose in each of those years too, from $3,154,600 to $3,472,188 to $3,634,853.
That is the opposite of what the other Los Cabos communities on my desk are doing, and it changes how you should read every other number on this page. Querencia is not a market where the buyer holds all the cards.
Eight sales closed above the asking price and ten more matched it. Eighty-two closed below, at a median of 94.7% of list, with $22,064,887 coming off $357,921,487 of asking prices — 6.2% in aggregate. There is room here, but it is narrower than almost anywhere else on the corridor, and in some enclaves there is none at all.
The community median close is $3,025,000, the highest of any community I track. Fifty-eight properties are listed today asking $289,577,499.
Houses, condominiums and land behave differently
| Type | Sales | Median Close | Range | % of Ask | Above Ask | Listed |
|---|---|---|---|---|---|---|
| Houses | 40 | $4,310,000 | $1,700,000 – $11,000,000 | 95.2% | 6 | 20 |
| Condominiums | 28 | $3,175,000 | $1,750,000 – $6,300,000 | 96.7% | 2 | 14 |
| Homesites | 32 | $1,547,500 | $750,000 – $2,675,000 | 91.4% | 0 | 24 |
Condominiums are the firmest thing here at 96.7% of asking, which is unusual — in most Los Cabos communities condominiums are the softest. Land is the softest in Querencia, and no lot has ever closed above its asking price.
The Five Markets That Trade
Every one of these has recorded MLS activity. Prices below are closed sales and current asking prices — nothing here is an estimate.
Querencia Homes
Forty house sales worth $187,572,600 at a $4,310,000 median. Six closed above asking and three matched it — and one listing asks nearly five times the community record.
Explore Querencia Homes
Verandas
Seventeen sales at one address, the deepest single-building record in Querencia. Five closed at or above asking, and only two units are available today.
Explore Verandas
Ocean Residences
The only ocean-side address in Querencia, at $1,622 a square foot against $631 for the community’s houses. Six sales, and none of them beat the asking price.
Explore Ocean Residences
Querencia Homesites
Thirty-two lot sales at a $1,547,500 median, and not one above asking. Thirteen of the twenty-four listings are in an enclave with no recorded sale at all.
Explore Querencia Homesites
La Reserva & El Valle
Three small condominium enclaves with the softest record in Querencia at 88.9% of asking — and ten units listed against five sales in three years.
Explore La Reserva & El ValleQuerencia by the numbers
Every figure below is computed from the Los Cabos MLS record for the three years to 26 August 2026.
Sales are rising, and so are prices
| Year | Sales | Volume | Average Sale |
|---|---|---|---|
| 2023 (from 26 Aug) | 3 | $3,369,000 | $1,123,000 |
| 2024 | 31 | $97,792,600 | $3,154,600 |
| 2025 | 32 | $111,110,000 | $3,472,188 |
| 2026 (to 26 Aug) | 34 | $123,585,000 | $3,634,853 |
2023 and 2026 are partial periods. Between the two complete years sales rose 31 to 32 and the average sale rose with them; the 34 recorded in the first eight months of 2026 annualise to about 51. Treat that last figure as a direction, not a forecast — eight months is a short window and a handful of large closings can move it.
What a square foot costs, and where
| Product | Sales | $/sq ft range | Median $/sq ft |
|---|---|---|---|
| Ocean Residences | 6 | $973 – $1,947 | $1,622 |
| Inland condominiums | 22 | $403 – $1,003 | $728 |
| Houses | 38 | $216 – $1,095 | $631 |
The MLS files Querencia under two community values — Querencia-Ocean side, which is the Ocean Residences and nothing else, and Querencia-Inland, which is everything else. The price gap between them is the single largest in the community: ocean side has closed at roughly two and a half times the rate of the houses.
Price per square foot is computed from recorded sales only. Two house sales and six current listings are excluded because their MLS area figure implies more than 2,500 square feet per bedroom, which reads as lot area rather than constructed area. Always ask for the specific constructed area.
The bedroom ladder, across everything
| Bedrooms | Sales | Median Close | Range |
|---|---|---|---|
| 2 | 1 | $2,620,000 | — |
| 3 | 16 | $3,025,000 | $1,950,000 – $4,320,000 |
| 4 | 37 | $4,175,000 | $1,750,000 – $6,400,000 |
| 5 | 9 | $5,200,000 | $1,700,000 – $7,425,000 |
| 6 | 4 | $7,096,300 | $4,450,000 – $11,000,000 |
| 7 | 1 | $10,200,000 | — |
Sixty-eight of the hundred sales were built property with a bedroom count; the other thirty-two were homesites. The four-bedroom row is the only one deep enough to lean on, and even there the range runs more than three to one.
The Querencia Buyer’s Guide
A PDF covering what the listing portals will not tell you — all five markets with every recorded sale, what a 94.7% median actually means when you write an offer, the fideicomiso process, honest closing costs, and the questions to ask before you commit.
- Five markets, with every recorded sale price
- Houses, condominiums and homesites analysed separately
- Which enclaves have never discounted, and which always do
- Fideicomiso bank trust explained step by step
- A realistic closing-cost worksheet at real Querencia prices
Send me the guide
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Yes, you can own here
Querencia sits inside Mexico’s restricted zone, the strip within 50 km of the coast where foreigners cannot hold direct title to land. That is a paperwork step, not an obstacle: you take ownership through a fideicomiso, a renewable 50-year bank trust that carries every right of ownership including the right to sell, rent, renovate and bequeath.
Budget 5–8% of the purchase price in closing costs, falling as a percentage as the price rises. At Querencia’s \$3,025,000 median that is a large absolute number and worth modelling properly before you offer.
James Laker
I live and work in Los Cabos and I track the Querencia market transaction by transaction. This is the one community on my desk where sales are rising, and where eight of a hundred buyers paid more than the asking price — so the usual advice about opening low can cost you the house. It is also a community with an enclave holding \$39,875,000 of listings and no recorded sale at all. Knowing which prices the record supports is most of the job here. Message me directly. No call centre, no lead routing — it comes to my phone.
Querencia, Answered
Can a foreigner buy real estate in Querencia?
How much do properties in Querencia cost?
Do properties in Querencia sell for the asking price?
Is the Querencia market rising or falling?
Where in Querencia do sellers discount the most?
Why are the Ocean Residences so much more expensive?
What is the most expensive property for sale in Querencia?
Start with the market that fits you
Five markets, from $1.25 million homesites to a $54 million estate.