The East Cape starts where the paved road out of San José del Cabo ends and runs sixty miles north along the Sea of Cortez to Los Barriles. The water is warm and clear, the reefs at Cabo Pulmo are the only living coral in the Sea of Cortez, and the surf at Shipwrecks and Nine Palms is the best on the cape when the summer south swells arrive. For most of its length there is no town, no hotel and no power line.
That is changing from the middle out. Costa Palmas, with the Four Seasons, Amanvari and a marina, has given the East Cape a center and a price benchmark, and the new highway to La Ribera cut the drive from the airport to under an hour. Around it the market is what it has always been: beachfront houses at Zacatitos, Rancho Leonero, Boca del Salado and Los Barriles, many of them solar, most of them built by people who intended to stay. Prices today run from about a million and a half dollars to ten.
We look hard at the practical side here: how the house gets its power and water, who maintains the road, how close the nearest doctor is, and what the coast in front is zoned for. The East Cape rewards buyers who ask those questions first.
Every beachfront house listed on the East Cape today, from Zacatitos to Los Barriles, refreshed from the MLS throughout the day and ordered by price. Ask us about residences that change hands beyond the MLS.
Costa Palmas is the one master-planned community on the East Cape. The guides cover the structure of a purchase in Mexico and how we work.
From the Los Cabos airport, the highway to La Ribera and Costa Palmas takes under an hour; Los Barriles is about ninety minutes. The coast road south of La Ribera, toward Nine Palms and Zacatitos, is graded dirt for long stretches and a four-wheel-drive is sensible in the rainy months. Several owners keep a boat and arrive by water.
Costa Palmas, La Ribera and Los Barriles are on the grid with municipal water. Between them most beachfront houses run on solar with battery storage, a well or a delivered-water cistern, and a generator for the summer. It works well when it is designed well, and we check the system before a client commits.
The live range is shown above. Today it starts near a million and a half dollars for a solid off-grid beach house and reaches ten million for the finest positions near Costa Palmas or on a private stretch of beach. The house itself matters less to the price than the beach in front and the reliability of the access.
Yes. Coastal property in Mexico is held by foreign buyers through a fideicomiso, a bank trust renewed every fifty years, with full rights to use, rent, improve, sell and bequeath. Our guide Owning in Mexico explains the structure, the closing process and the approximate costs.
Tell us whether you want the marina and the hotel at Costa Palmas or a beach with nobody on it, and we will send a private shortlist of the homes that fit. Response within 24 hours.
Tell us what you are looking for and we will guide you through the beachfront homes for sale on the East Cape, based on your lifestyle, goals and timeline. Response within 24 hours.
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