Pedregal Homesites Real Estate
Thirty-eight homesites are listed against twenty-three sales in three years — about five years of supply. Which side of the hill a lot sits on more than doubles its price.
Five years of supply, and a Pacific premium
Twenty-three homesites sold in Pedregal in the three years to 26 August 2026, worth $12,702,500, at a median of $405,000. Thirty-eight are listed today, asking $30,168,669 between them.
At the recent rate of about eight sales a year, that is roughly five years of supply. It is the loosest land market on any of these six sites, and it shows in the results: the median lot closed at 94.1% of its asking price, and four closed at exactly what was asked.
The other thing the record shows is that position dominates price. The MLS labels some Pedregal parcels Pacific Side and others Marina Side. Lots on the Pacific closed at a median of $770,000; lots on the marina side closed at a median of $360,000. That is a factor of more than two, inside one community.
- 23 lot sales, $12,702,500, from $135,000 to $1,600,000
- Median close $405,000, at a median 94.1% of asking
- Pacific-side median $770,000; marina-side median $360,000
- 38 lots listed, $259,999 to $5,398,885
Which side of the hill, and what it costs
| MLS label | Lot Sales | Median Close | Range | Listed Now | Median Ask |
|---|---|---|---|---|---|
| Pacific Side | 4 | $770,000 | $442,000–$1,200,000 | 10 | $726,967 |
| Marina Side | 4 | $360,000 | $135,000–$925,000 | 8 | $433,926 |
| Unlabelled | 15 | $364,500 | $180,000–$1,600,000 | 20 | $479,745 |
Closed and active lots, Los Cabos MLS, three years to 26 August 2026. Only 18 of the 61 parcels in the dataset carry a position label at all; the rest are filed simply as Pedregal CSL. Four sales per side is a thin basis for a rule — treat the gap as a strong indication, not a formula, and ask where any specific lot sits.
Every recorded Pedregal lot sale
| MLS | Position | Asked | Closed | % of Ask | Date |
|---|---|---|---|---|---|
| 23-2441 | — | $1,700,000 | $1,600,000 | 94.1% | Jan 2024 |
| 24-3614 | — | $1,500,000 | $1,500,000 | 100.0% | Aug 2024 |
| 25-4155 | Pacific | $1,200,000 | $1,200,000 | 100.0% | Apr 2026 |
| 23-4200 | Pacific | $999,000 | $940,000 | 94.1% | Sep 2024 |
| 22-2615 | Marina | $1,160,000 | $925,000 | 79.7% | Sep 2023 |
| 22-1946 | Pacific | $799,000 | $600,000 | 75.1% | Sep 2023 |
| 22-1517 | — | $632,500 | $587,500 | 92.9% | Jan 2024 |
| 25-2483 | — | $598,000 | $515,000 | 86.1% | Sep 2025 |
| 23-2528 | — | $525,000 | $500,000 | 95.2% | Oct 2023 |
| 23-2798 | — | $499,000 | $499,000 | 100.0% | Oct 2024 |
| 23-1663 | Pacific | $463,000 | $442,000 | 95.5% | Nov 2023 |
| 23-3656 | — | $550,000 | $405,000 | 73.6% | Feb 2025 |
| 25-476 | Marina | $449,000 | $385,000 | 85.7% | Apr 2025 |
| 24-3318 | — | $379,000 | $364,500 | 96.2% | Nov 2024 |
| 23-2325 | Marina | $375,000 | $335,000 | 89.3% | Nov 2023 |
| 25-6023 | — | $300,000 | $300,000 | 100.0% | Dec 2025 |
| 23-4810 | — | $315,000 | $299,500 | 95.1% | Apr 2024 |
| 23-2210 | — | $360,000 | $280,000 | 77.8% | Jan 2025 |
| 26-4 | — | $300,000 | $265,000 | 88.3% | Aug 2026 |
| 25-4065 | — | $270,500 | $260,000 | 96.1% | Oct 2025 |
| 25-3307 | — | $190,000 | $185,000 | 97.4% | Jul 2025 |
| 24-4035 | — | $195,000 | $180,000 | 92.3% | Nov 2024 |
| 25-1084 | Marina | $200,000 | $135,000 | 67.5% | Sep 2025 |
Every recorded homesite sale in the main body of Pedregal, Los Cabos MLS, three years to 26 August 2026. Pedregal Heights lots are shown on their own page.
What is listed, against what has closed
| Sold, 3 years | Listed now | |
|---|---|---|
| Count | 23 | 38 |
| Median | $405,000 | $576,761 |
| Lowest | $135,000 | $259,999 |
| Highest | $1,600,000 | $5,398,885 |
| Total | $12,702,500 | $30,168,669 |
The single largest listing, at $5,398,885, asks $3,798,885 more than the highest price any Pedregal lot has recorded. It is one of a block of parcels listed in April 2026 with prices carried to the dollar, which usually indicates a developer release priced from a schedule rather than from comparable sales.
Active and closed listings, Los Cabos MLS, as at 26 August 2026, excluding Pedregal Heights.
Three things worth knowing about Pedregal Homesites
There is no urgency here, and the record proves it. Thirty-eight lots listed against roughly eight sales a year is about five years of standing inventory. Nineteen of twenty-three sales closed below asking, five of them more than twenty per cent below. If a lot has been sitting, the seller knows the queue behind you is short.
Establish which side of the hill you are on before you compare prices. Pacific-side lots closed at a median of $770,000 against $360,000 on the marina side. Two thirds of the parcels in the MLS carry no position label at all, so this is a question to ask rather than something you can read off a listing.
Get the buildability answered in writing. Pedregal is a hillside. Recorded lot prices span $135,000 to $1,600,000 — a twelvefold range — and slope, access, retaining requirements and services account for a large part of that. The MLS records none of it. Two lots at the same asking price can carry very different construction costs, and that difference will dwarf any negotiation.
Ask about Pedregal Homesites availability
Including anything quietly for sale that has not reached the MLS.
Compare Pedregal Homesites to the rest of Pedregal
Eleven addresses, from $300,000 condominiums to $12.79 million estates.