Palmilla Norte is a neighbourhood of Palmilla. Thirty-three homesites with three secured beach access points β and an open question about whether the neighbourhood sits inside the Palmilla master regime at all.
| Homesites | 33 one-third to one-half acre |
|---|---|
| 5-yr listings | 18 all statuses |
| Beach access | 3 secured points |
Fee and market evidence current to 9 September 2026. Verify all figures with the association at the time of purchase.
About Palmilla Norte
Palmilla Norte is a homesite neighbourhood of 33 parcels, each roughly one-third to one-half an acre, with 24-hour security and β unusually β three secured beach access points of its own. Eight closed sales in five years, ranging from $370,000 for land to $9.25 million for a completed house.
Two things about it need flagging rather than glossing. First, a proposed Palmilla Beach Club has been referenced in listing material and remains unbuilt. Second, and more consequentially, at least one listing asserts that Palmilla Norte parcels sit outside the Palmilla master regime.
If that is correct it changes the dues you pay and the architectural review you answer to. If it is not, it is a marketing error that has been repeated. Either way it is settled by the master CC&Rs, and it should be settled before you write an offer.
What trades here
Product
Homesites and a small number of completed houses. Land dominates the trading. Constructed areas on the built houses run large β the recorded sales include a 20,745 sq ft residence.
Market snapshot
| Product | Active asking range | Active | Closed, 5 years | Sales | Closed, last 24 months | Sales |
|---|---|---|---|---|---|---|
| Homes | No active listings | 0 | $4.70M β $9.25M | 2 | $4.70M β $9.25M | 2 |
| Homesites | $2.85M β $2.85M | 1 | $370K β $5.30M | 5 | $1.00M β $1.00M | 1 |
Source: Flexmls (BCS MLS), all statuses, rolling five years to 9 September 2026, de-duplicated.
What it costs to hold
Neighbourhood assessment
No fee figure appears anywhere in five years of listing data for this neighbourhood. That is a genuine gap rather than an absence of a fee β every Palmilla neighbourhood assesses something. Request the current budget and assessment schedule from the association before you write an offer; we obtain it for every client.
Palmilla Norte names an association on six listings since 2015 without ever stating an amount. The only figure on record β from 2015 β covered three lots together, which is not a usable per-lot number.
The Palmilla master assessment
Billed separately from, and in addition to, your neighbourhood fee. It covers shared roads, gates, security and common landscaping. The current amount is not published and the figures circulating in listings are irreconcilable, so we do not print one β request the master budget before you write an offer.
Golf
Ownership anywhere in Palmilla establishes eligibility to apply for the One&Only Palmilla Golf Club, not membership itself. Since 1 January 2025 the Arroyo and Mountain nines have been restricted to club members and One&Only resort guests. Initiation, dues and transfer terms are set by the club and are not published.
Also budget for
- Annual bank trust (fideicomiso) fee
- A share of the Palmilla collective storm insurance
- Acquisition tax and closing costs
- Property management if the home sits unoccupied
What is not published
Rental policy. Short-term rental is evidently practised across Palmilla, but no minimum stay, registration requirement or cap is documented in any public source. Pet policy. Palmilla is described community-wide as pet-friendly; no neighbourhood-level rule is published. Construction. Architectural review exists at both master and neighbourhood level, but no build-start or completion deadline is published. If any of these matter to your plan, we obtain the governing documents before you go firm.
Who Palmilla Norte suits
Palmilla Norte suits a buyer who wants private beach access and a build plot, and who will do the governance diligence properly. It is the Palmilla neighbourhood with the most unanswered structural questions β which is either a reason to walk away or a reason to negotiate, depending on what the documents say.
Common questions
What are the HOA fees in Palmilla Norte?
No fee figure appears anywhere in five years of listing data for this neighbourhood. That is a genuine gap rather than an absence of a fee β every Palmilla neighbourhood assesses something. Request the current budget and assessment schedule from the association before you write an offer; we obtain it for every client.
Palmilla Norte names an association on six listings since 2015 without ever stating an amount. The only figure on record β from 2015 β covered three lots together, which is not a usable per-lot number.
Billed separately from, and in addition to, your neighbourhood fee. It covers shared roads, gates, security and common landscaping. The current amount is not published and the figures circulating in listings are irreconcilable, so we do not print one β request the master budget before you write an offer.
Does buying in Palmilla Norte include club membership?
Ownership anywhere in Palmilla establishes eligibility to apply for the One&Only Palmilla Golf Club, not membership itself. Since 1 January 2025 the Arroyo and Mountain nines have been restricted to club members and One&Only resort guests. Initiation, dues and transfer terms are set by the club and are not published.
- Annual bank trust (fideicomiso) fee
- A share of the Palmilla collective storm insurance
- Acquisition tax and closing costs
- Property management if the home sits unoccupied
What kind of property is in Palmilla Norte?
Homesites and a small number of completed houses. Land dominates the trading. Constructed areas on the built houses run large β the recorded sales include a 20,745 sq ft residence.
What is not published about Palmilla Norte?
Rental policy. Short-term rental is evidently practised across Palmilla, but no minimum stay, registration requirement or cap is documented in any public source. Pet policy. Palmilla is described community-wide as pet-friendly; no neighbourhood-level rule is published. Construction. Architectural review exists at both master and neighbourhood level, but no build-start or completion deadline is published. If any of these matter to your plan, we obtain the governing documents before you go firm.
The full Palmilla Norte buyer guide β 5 pages covering fees, memberships, what is unpublished and the five-year transaction record β is available on request. Ask James for a copy.
About these figures. They were current as of 9 September 2026 and are drawn from listing disclosures and public sources rather than official association or club documents. Verify with the relevant association, club or developer before you rely on them. Market data derived in part from the Baja California Sur MLS (Flexmls), all statuses, rolling five years, de-duplicated. Deemed reliable but not guaranteed. Full site disclaimer below.
