Palmilla Cove is a neighbourhood of Palmilla. Ten oceanfront homesites marketed as the last in the master plan β and the highest neighbourhood assessment in Palmilla outside Villas del Mar. Assessments run about $22,800 a year as of 9 September 2026.
| Homesites | 10 oceanfront |
|---|---|
| 5-yr listings | 16 all statuses |
| Closed sales | 9 in five years |
Fee and market evidence current to 9 September 2026. Verify all figures with the association at the time of purchase.
About Palmilla Cove
Palmilla Cove is a ten-homesite oceanfront enclave, marketed since its release as the last oceanfront lots available inside the Palmilla master plan. Whether that remains literally true is worth testing, but the scarcity argument has held up in the pricing: closed sales over five years run from $4 million to $13.5 million.
Houses built here run roughly 6,400 to 15,200 square feet of constructed area. Nine closed sales in five years, with three in the last twenty-four months, make it more active than its size would suggest β this is a small enclave that turns over.
The carrying cost is the thing to understand going in. At roughly $22,800 to $23,500 a year, Palmilla Cove assesses higher than every Palmilla neighbourhood except parts of Villas del Mar β roughly ten times Palmilla Estates.
What trades here
Product
Oceanfront homesites and the houses built on them. Ten lots in total. Constructed areas run roughly 6,375 to 15,160 sq ft. No condominium product, and no land currently listed.
Market snapshot
| Product | Active asking range | Active | Closed, 5 years | Sales | Closed, last 24 months | Sales |
|---|---|---|---|---|---|---|
| Homes | $10.00M β $10.00M | 1 | $4.00M β $13.50M | 6 | $4.00M β $13.50M | 3 |
| Homesites | No active listings | 0 | β | 0 | β | 0 |
Source: Flexmls (BCS MLS), all statuses, rolling five years to 9 September 2026, de-duplicated.
What it costs to hold
Neighbourhood assessment
Annualises at roughly $22,800 to $23,500 on 2024β2026 listings β remarkably consistent across two independent sources, which is unusual and reassuring. This is the second-highest neighbourhood assessment in Palmilla.
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 Cove suits
Palmilla Cove suits a buyer who wants oceanfront inside Palmilla and treats the scarcity as the point. The assessment is high and consistent, so at least it is predictable. If you are weighing it against Villas del Mar, the real comparison is club access β Cove does not carry the Del Mar clubs.
Common questions
What are the HOA fees in Palmilla Cove?
Annualises at roughly $22,800 to $23,500 on 2024β2026 listings β remarkably consistent across two independent sources, which is unusual and reassuring. This is the second-highest neighbourhood assessment in Palmilla.
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 Cove 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 Cove?
Oceanfront homesites and the houses built on them. Ten lots in total. Constructed areas run roughly 6,375 to 15,160 sq ft. No condominium product, and no land currently listed.
What is not published about Palmilla Cove?
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 Cove 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.
