Palmilla Sur is a neighbourhood of Palmilla. Beachfront estates on the sand south of the headland β three listings in five years, all of them at the top of the market. Assessments run about $22 a year as of 9 September 2026.
| 5-yr listings | 3 all statuses |
|---|---|
| Active | 1 $22M asking |
| Product | Homes beachfront estates |
Fee and market evidence current to 9 September 2026. Verify all figures with the association at the time of purchase.
About Palmilla Sur
Palmilla Sur is the beachfront ground immediately south of the Palmilla headland. It trades rarely and it trades high: three listings in five years, currently one active home asking $22 million, an expired listing at $18 million, and a closed sale at just under $6 million.
A boundary note belongs here, because the marketing in this area is loose. Neighbouring addresses sold as Punta Bella and Hacienda Palmilla sit under Colonos de Rancho Cerro Colorado, a separate association with its own gates, and are not part of the Palmilla master community. Palmilla Sur is treated here as part of Palmilla; its neighbours are not. If you are comparing properties along this beach, establish which association each one answers to before you compare fees or rules.
What trades here
Suits a buyer at the very top of the Los Cabos market who wants to be on the sand rather than above it. Because so little trades here, the practical route is usually off-market β tell us the brief and we will work it directly rather than waiting for a listing.
Market snapshot
| Product | Active asking range | Active | Closed, 5 years | Sales | Closed, last 24 months | Sales |
|---|---|---|---|---|---|---|
| Homes | $22.00M β $22.00M | 1 | β | 0 | β | 0 |
Source: Flexmls (BCS MLS), all statuses, rolling five years to 9 September 2026, de-duplicated.
What it costs to hold
Palmilla Sur is the beachfront ground immediately south of the Palmilla headland. It trades rarely and it trades high: three listings in five years, currently one active home asking $22 million, an expired listing at $18 million, and a closed sale at just under $6 million.
A boundary note belongs here, because the marketing in this area is loose. Neighbouring addresses sold as Punta Bella and Hacienda Palmilla sit under Colonos de Rancho Cerro Colorado, a separate association with its own gates, and are not part of the Palmilla master community. Palmilla Sur is treated here as part of Palmilla; its neighbours are not. If you are comparing properties along this beach, establish which association each one answers to before you compare fees or rules.
Golf
Ownership establishes eligibility to apply for the One&Only Palmilla Golf Club, not membership. Since 1 January 2025 the Arroyo and Mountain nines have been restricted to club members and resort guests. Initiation and dues are set by the club and not published.
Also budget for
- Annual bank trust (fideicomiso) fee
- A share of the Palmilla collective storm insurance
- Acquisition tax and closing costs
What is not published
Rental and pet policy. Short-term rental is evidently practised across Palmilla but no minimum stay, registration or cap is documented; Palmilla is described community-wide as pet-friendly with no neighbourhood rule published. Construction. Architectural review exists but no build deadline is published. We obtain the governing documents before you go firm.
Who Palmilla Sur suits
Suits a buyer at the very top of the Los Cabos market who wants to be on the sand rather than above it. Because so little trades here, the practical route is usually off-market β tell us the brief and we will work it directly rather than waiting for a listing.
Common questions
What are the HOA fees in Palmilla Sur?
Palmilla Sur is the beachfront ground immediately south of the Palmilla headland. It trades rarely and it trades high: three listings in five years, currently one active home asking $22 million, an expired listing at $18 million, and a closed sale at just under $6 million.
A boundary note belongs here, because the marketing in this area is loose. Neighbouring addresses sold as Punta Bella and Hacienda Palmilla sit under Colonos de Rancho Cerro Colorado, a separate association with its own gates, and are not part of the Palmilla master community. Palmilla Sur is treated here as part of Palmilla; its neighbours are not. If you are comparing properties along this beach, establish which association each one answers to before you compare fees or rules.
Does buying in Palmilla Sur include club membership?
Ownership establishes eligibility to apply for the One&Only Palmilla Golf Club, not membership. Since 1 January 2025 the Arroyo and Mountain nines have been restricted to club members and resort guests. Initiation and dues are set by the club and not published.
- Annual bank trust (fideicomiso) fee
- A share of the Palmilla collective storm insurance
- Acquisition tax and closing costs
What kind of property is in Palmilla Sur?
Suits a buyer at the very top of the Los Cabos market who wants to be on the sand rather than above it. Because so little trades here, the practical route is usually off-market β tell us the brief and we will work it directly rather than waiting for a listing.
What is not published about Palmilla Sur?
Rental and pet policy. Short-term rental is evidently practised across Palmilla but no minimum stay, registration or cap is documented; Palmilla is described community-wide as pet-friendly with no neighbourhood rule published. Construction. Architectural review exists but no build deadline is published. We obtain the governing documents before you go firm.
The full Palmilla Sur 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.
