Del Mar Real Estate

Del Mar Real Estate has consistently led the sales market at Palmilla for over a quarter-century. Del Mar Real Estate independently facilitated the sale of properties exceeding $300 million within Palmilla between 2021 and 2023. This remarkable achievement firmly established our position as the premier real estate brokerage in Los Cabos. We possess an unparalleled understanding of Palmilla Real Estate values, allowing us to leverage them in the best interest of our clients.

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Our Communities



Founded in 1995 beside the legendary One&Only Palmilla Hotel and Resort on the beautiful Palmilla Beach, this community has set the precedent for resort home design in the Los Cabos area with its unique, timeless architecture, master craftsmanship, and the finest quality construction.



Founded in 2009, the concept of Espiritu Del Mar centers around an active lifestyle and community purpose. Inspired by its picturesque natural setting, Espiritu offers a casual yet refined elegance that embraces the laid-back Los Cabos lifestyle, respecting and reflecting Mexican cultural authenticity.



Envisioned in 2006, Palmilla Del Mar is an expansion of Del Mar but with a different intent—nature, privacy, and golf. The trio of artfully designed communities—Oasis Palmilla, Palmilla Park, and Palmilla Hills—continue Palmilla's legacy of offering residents a lifestyle marked by elegance, natural beauty, and unparalleled luxury.

No Two Properties Are Alike

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Del Mar Los Cabos is a development like no other. It is a community of like-minded people enjoying a lifestyle unlike anywhere else that only we can provide.  

The exclusive neighborhoods of Del Mar are the definition of luxury real estate. They boast grand beachfront villas or exclusive estates banked in the desert hillside, all homes offering breathtaking views of the Sea of Cortez, Palmilla Bay, or golf course proximity. The community's location, quality, security, amenities, and history blend into an enclave where natural beauty is the basis for refined elegance.

Whether buying in preconstruction, a resale, or planning on purchasing a homesite to build your dream home, our real estate team is here to guide you through the complete process. As experts in the Palmilla real estate landscape, they're integral to creating a personal relationship and understanding your preferences, needs, and desires.

Discover our world of impressive architectural design, world-class amenities, and a thriving community that embodies the essence of indoor/outdoor living in one of the most exclusive developments in Los Cabos.

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Our Listings




Our Communities


Villas Del Mar

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Espiritu Del Mar

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Palmilla Del Mar

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  • Club Ninety Six

    Del Mar's exclusive beach club is for members only. Located at the heart of Palmilla Beach - the best beach in Cabo, Blue Flag certified, and with protection from extensive water vehicles - the peaceful swimmable beach gives access to Club 96's beachfront restaurant Oceano, a sports bar (Bar 96), a pool, coffee shop and more. Learn more.

  • Club Espiritu

    Located in the heart of Espiritu Del Mar and accessible to Club Ninety Six Members, this club features a state-of-the-art fitness center with the best views of Palmilla Bay, spa facilities for a wide range of wellness treatments, and a lap pool to enjoy swimming.

  • Racquet Courts

    Residents of Del Mar can focus on recreational sports in the facilities around Espiritu Town Center, which has two tennis courts and 8 Pickleball courts.

    You can learn more here.

  • Kids Park

    At Espiritu Town Center, young kids can play under the sun in a park designed to entertain the little ones. Playground sets and water features help kids stay entertained and happy.

  • Mini Golf

    Golf enthusiasts and kids can enjoy some time in the green area at the Espiritu Mini Golf. Bring your putter and practice like the pros!


  • Villas Del Mar Beach

    This semi-secluded beach is almost exclusive to Del Mar homeowners. Its extensive white sandy beaches make for a great space to entertain, play, walk, or just sit and relax. Fire Pits are a common sight on this beach, where whales often swim close during the season. The seclusion of this beach is unique, and it has five different access points within the community.

  • Palmilla Beach

    This Blue Flag-certified beach is one of the great amenities, just a golf cart ride for Del Mar owners. It is one of the only swimmable beaches in Cabo and has the added value of being sustainably certified and guarded to ensure that not many water vehicles have access, giving it quietness and safety.

  • Café Espiritu

    This specialty coffee bar and casual restaurant is in Espiritu Town Center. It offers coffee, breakfast, lunch, and snack options, and customers can eat there with views of Palmilla Bay. Takeaway is also available.

  • Espiritu Organic Farm

    Come visit our lovely farm! Our amazing farmer Santiago will give you a tour and help you pick available greens for the season Monday through Saturday from 9 am to 4 pm. Learn more here.

  • Golf

    Golf is part of the everyday lifestyle at Del Mar. Residents can opt for membership to the exclusive Palmilla Golf Club, available only to 250 Palmilla Residents. Members have access to 27 holes of golf and a clubhouse, including a pool, restaurant, bar, event lawn, fitness center, and more.

  • Mirador de la Cruz

    The mirador is the highest point accessible to Del Mar residents and is an excellent space for special events, full moon views, or a nice relaxing time. The 360-degree views will amaze everyone.

  • One&Only Palmilla Hotel

    Its proximity to this iconic hotel in Cabo is a great feature. Residents can enjoy this exclusive high-end hotel's spa and wellness facilities and restaurants by reservation by driving a short distance by golf cart.

  • The Shoppes at Palmilla

    Shopping is also an amenity without leaving the development. A specialized shopping center for Palmilla Residents offers jewelry stores, art galleries, casual and fine dining options, grocery shopping, and much more.

  • Dining

    A benefit of owning a home in Palmilla is that 16 restaurants are accessible just a golf cart ride away. Casual meals and fine dining cover the wide array of options available to residents. There is no need to leave Palmilla.

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Imagine Your World at Del Mar

Frequently Asked Questions

What should I know about buying real estate in Mexico?

The buying process is very similar to that in the U.S. or Canada. Once you find a perfect home for you, we negotiate a purchase with the seller using a format very similar to one in the U.S. You pay a refundable earnest money deposit, and we have the home inspected, checked out legally, and review all ownership documents during the due diligence period. Once you are satisfied, you make your down payment and the remainder of the purchase price at closing.

During the closing process, we must work with the government and the bank for the title; we estimate that closing will take 3 to 4 months. Our Real Estate team will guide you throughout this process to guarantee the certainty of your investment.

Some significant differences include: 
  • Real estate ownership in Mexico is via a land trust called a fideicomiso (pronounced fee-day-coe-me-so). The trust has a term of 50 years and can be renewed in perpetuity to allow for long-term control of the asset or to will the land from generation to generation. For this purpose, we can recommend some companies to obtain title insurance on properties purchased in Mexico.
    With the advent of the North American Free Trade Agreement (NAFTA), the Mexican government recognized that making foreign investment in Mexico simpler for non-Mexicans was crucial. Because the Mexican Constitution prohibits non-Mexicans from purchasing or owning real estate within 60 miles of the U.S. international border or 30 miles of the Mexican coast, an innovative and secure method of holding title was created. This method allows non-Mexican ownership through a Mexican property trust (fideicomiso). This is a trust agreement, much like an estate trust in the U.S., which gives the Purchaser all the rights of ownership. To gain the rights of ownership, the Department of Foreign Affairs in Mexico City issues a permit to the Mexican bank of the Purchaser’s choice, allowing the bank to act as the Purchaser of the property. Essentially, the bank acts as the “Trustee” for the trust, and the Purchaser is the “Beneficiary” of the trust. The trust is not an asset of the bank; the bank acts as the Trustee to hold the trust.
    Much like living wills or estate trusts in the U.S., the Mexican bank, or Trustee, takes instruction only from the Beneficiary of the trust (the Purchaser). The Beneficiary has the right to use, occupy, lease, and possess the property, including the right to build on or otherwise improve it. The Beneficiary may also sell the property by instructing the Trustee to transfer the rights to another qualified Purchaser or bequeath the property to an Inheritor. The initial term of the trust is 50 years; however, the trust can be renewed for additional periods of 50 years indefinitely, providing for long-term control of the asset.
  • The Purchaser holds the same rights as a property owner in the U.S. or Canada, including the right to enjoy, sell, rent, improve the property, etc. This is not to be confused with a land lease. The property purchased is placed in a trust with the Purchaser named as the Beneficiary of the trust — the Purchaser is not a lessee. If the property purchased is already held in a trust, the Purchaser can assume that trust or have the property vested in a new trust.
  • To ensure ownership of the real estate purchase, the Purchaser must name the Beneficiary or foreign Owner of the property in the trust document. The purchaser can be an individual, multiple partners, a foreign corporation, an estate trust, a living will, or another entity. The Trustee of the trust (the Mexican bank) will take direction from whomever you name as the Beneficiary. Note: You may legally name a U.S. corporation as the Beneficiary of the trust.
  • On average, Del Mar Real Estate can obtain your trust within 60-90 days. Sometimes, the title has been transferred in as little as five weeks. At Del Mar Real Estate, we partner with Federal and State notaries for all our closings to secure your trust. A Notario Publico in Mexico differs significantly from a Notary Public in the U.S. In Mexico, Notarios are specialized attorneys who act on behalf of the state and federal government concerning any transaction; they are comparable to a U.S. Clerk of Courts. We oversee the entire process and ensure you understand every step involved.
  • The Purchaser only releases funds once the Purchaser holds a clear title. Utilizing our Third Party Escrow service, your money is held in an individually numbered escrow account until your trust is complete and the property rights have been transferred to you, the Purchaser.
  • Whether you purchase real estate in the U.S. or Mexico, Del Mar Real Estate recommends Title Insurance for every property you buy. We insure our cars, homes, and health — it is just as necessary to insure one of your most significant investments: your property. Title Insurance is available for properties in Mexico purchased by U.S., Canadian, and Mexican citizens.

    • Fact: Just because you have a trust does not ensure you have a free and clear title. Title insurance is a necessity.
    • Fact: In a Del Mar Real Estate property search, the property’s title is searched back to the Mexican Revolution. Most trust-securing title searches only go back to one or two owners of record.

How do I know that I’m not paying too much for a home here?

Our Del Mar Real Estate team will provide comparable statistics for property for sale in Cabo that will support the price of every purchase you make. They have public and private sales information dating back 25 years, know the market of our coastal paradise, understand the trends, and advise judiciously to ensure you make the best choice for your family.

It's important to note that property in Palmilla and its communities distinguishes itself from other developments from Cabo San Lucas to the East Cape, throughout the Baja Peninsula and beyond, with a combination of unique factors that make it a highly sought-after destination for people interested in luxury living with a balanced lifestyle:

  • Exclusive Community: Palmilla is renowned for its exclusivity and sophistication. It offers a gated and secure environment, ensuring privacy and tranquility for residents.
  • Jack Nicklaus Signature-Designed Golf Course: Palmilla boasts the distinction of being home to Latin America's first Jack Nicklaus Signature golf course. Golf enthusiasts can enjoy world-class golfing against the stunning backdrop of the Sea of Cortez.
  • Stunning Oceanfront Location: The location is truly an unparalleled level of natural beauty. Palmilla properties often offer breathtaking views of pristine beaches, with some homes featuring direct beach access.
  • Amenities and Services: Residents of Palmilla have access to top-notch amenities such as spas, fine dining, and upscale shopping. The One&Only Palmilla, a world-famous luxury resort, is in the community.
  • Variety of Cabo Real Estate Options: Palmilla offers a diverse range of real estate options, from lavish estates to condominiums and villas, catering to a broad spectrum of preferences for a comfortable lifestyle.
  • Scenic Landscape: The landscaping in Palmilla is meticulously maintained, with lush gardens, palm-lined streets, and manicured lawns contributing to its aesthetic appeal.
  • Strong Sense of Community: Palmilla has a close-knit community of residents who share a love for the area. This fosters a sense of belonging and camaraderie.
  • Proximity to Cabo San Lucas and San Jose del Cabo: Palmilla is conveniently located in the Cabo corridor, near the charming town of San Jose del Cabo, providing easy access to its vibrant arts scene, quaint shops, and authentic Mexican culture. Just slightly further in the other direction is Cabo San Lucas, with its exciting nightlife and marina - a main attraction for tourists.
  • Investment Potential: The demand for real estate in Palmilla has remained consistently high, making it a potentially lucrative investment opportunity.
  • Safety and Infrastructure: Palmilla benefits from robust infrastructure and a commitment to safety, ensuring a comfortable and secure living environment.

What do I need to know about taxes and visas for Mexico?


You will pay two taxes when you buy a home in Mexico. The first is the Acquisition Tax (ISABI), 2% of the total registered purchase price. Typically, notaries calculate the tax to be 2.1% to allow for peso/dollar exchange rate variances. This tax is paid upon purchase and becomes part of your Cost Basis, making it fully deductible if you decide to sell your property.

The second tax is Property Tax (PREDIAL), which is very low in Mexico. Property Tax is not based on the purchase price; it is based on the property tax value assigned to the area in which the property is located and the size of the property.

If you are selling your home, the Notary will calculate the Seller’s capital gains tax based on the purchase price, in Mexican Pesos, at the time of acquisition. This information is indicated on the title deed. The Notary then adds to the Seller’s original purchase price the cost of any construction or remodel (original facturas/receipts required) and the closing costs the Seller paid at the time of purchase. The resultant cost basis is determined after applying annual inflationary credit and construction depreciation factors. The Notary then determines the capital gains tax (ISR) by subtracting the cost basis and the sale’s commission from the sale price to obtain the ‘gain,’ which is taxed at 35%.


Every person entering Mexico must obtain a tourist visa for up to 180 days, which does not include permission to work. Immigration officials provide this visa upon arrival to Mexico. Suppose people wish to stay or live indefinitely in Mexico for periods longer than six months, whether or not they have acquired property. In that case, they must apply for a visa at the Mexican consulate in their home country. This is typically a simple process when work is not involved. Both permanent and temporary resident visas are available, with the latter being the easiest to obtain. To purchase property, the buyer must have legal immigration status in Mexico.

What do I need to know about building a home in Del Mar or doing renovations?

Del Mar Development


We have built over 250 homes here in Los Cabos and are experts at making the process seamless. In nearly 30 years, we have amassed countless testimonials of owners who have built a home with us. We use American and Mexican architects, builders, and engineers, and the process is similar to that in the U.S. We’ll find the right home location for you and then design a custom high-end, pre-construction villa based on your desires - everything from the infinity pool to finishes will have your seal of approval. Robert Jones, the head of our Construction Division, has been personally involved in building each home. His expertise is invaluable.


Do you like the view but think it needs a facelift?

We have an entire division of our company that focuses on renovations within Del Mar Development. We designed and built the homes and are uniquely qualified to renovate them when they need it. Our team will not only offer an easy renovation process but will also guarantee the quality of construction we have used for over 25 years, with U.S. standards that have proven to be the best of all residential communities in Los Cabos.

Does Del Mar offer management services?

Yes, Del Mar offers 365 Property Management services to Cabo homeowners, the best residential services and management company with more than 25 years of experience. Our professional team will care for you and your family while you’re here by providing transportation, shopping, and other concierge services. We are available 24/7, 365 days a year, to help you find tenants, manage your property, and take care of all the details so you can relax and enjoy the effortless living promise we offer our residents.

Our staff is fully dedicated and committed. We know they are our biggest asset and take care of them to offer continuous quality service; that is why they have an average seniority of 15 years.

How do I know that someone won’t build a home in front of me and block my view?

Our communities are legally incorporated horizontal condominiums, with strict architectural guidelines and bylaws to enhance your use and enjoyment of the property and protect the integrity of the neighborhood and the value of your asset. The Homeowners Association of our communities ensures that all collective rights and interests of homeowners are respected and preserved. Their core principles are to provide services to residents and homeowners, protect property value, and meet the established expectations of homeowners.

They maintain a standard of appearance of the properties and common areas, abiding and reinforcing regulations and guidelines, as well as keeping up the community standards, the HOA supports stable property values for all homeowners.

One of the most incredible reasons to buy homes for sale in Del Mar is the spectacular views! The building guidelines preserve unobstructed views of the Sea of Cortez from Punta Gorda to the Pacific Ocean. Your location within the community will dictate what you see, but the likelihood that new development will impair your view is minimal.