Diamante Real Estate
The most expensive residential community in Los Cabos by price per square foot — and, across 51 recorded sales, one where not a single property has closed above its asking price. Here is what all of it actually trades for.
Nothing here has sold above asking
Across all 51 recorded Diamante sales in three years, not one closed above its asking price. The median settled at 96.2% of list. That is a meaningfully different market from the rest of Los Cabos, and it is the most useful single fact for a buyer here.
It is also the most expensive community on a per-square-foot basis that I track: a median of $552 per square foot of constructed area, against $328 at Club Campestre. Diamante is not where you find value per foot. It is where you pay for the Pacific frontage and the address.
The third thing the data shows is a slowdown. Recorded sales ran 26 in 2024, 14 in 2025 and 4 in the first eight months of 2026. Even annualised, 2026 is tracking well below either prior year. That is transaction data rather than a forecast, but it is the direction, and it strengthens a buyer’s hand.
- 51 closed sales, $112.2 million in volume, over three years
- Zero sales above asking; median close 96.2% of list
- 40 properties for sale: 24 houses, 11 homesites, 5 residences
- Median sale $1,645,000 — the highest of the communities I cover
- On the Pacific side, west of Cabo San Lucas
Estates, Residences, Homesites
Diamante is weighted towards large houses and buildable land far more than the corridor communities. Only five condominium-style residences are listed in the whole place.
Houses & Estates
26 sales, median $2,300,000, range $1,250,000 to $11,550,000. From the Casitas in the $1.2–2.1 million band up to oceanfront Beach Estates. Median close 97.4% of asking. 24 listed now.
Residences
10 sales, median $1,446,000, range $1,100,000 to $1,710,000. Two buildings only — Ocean Club and the Dunes penthouses. Median close 96.4%. Just 5 listed.
Homesites
15 sales, median $800,000, range $535,000 to $1,605,000. The softest segment at 94.1% of asking. Sunset Hill is the affordable end; Beach Estates the oceanfront one. 11 listed.
The Nine Neighborhoods That Trade
Every one of these has recorded MLS activity. Prices below are closed sales and current asking prices — nothing here is an estimate.
Homes & Estates
Legacy Founders Estates
Both of the community’s highest asking prices and $28.75 million of listed inventory — against no recorded sales at all. The least proven address in Diamante.
Explore Legacy Founders Estates
Beach Estates
Diamante’s record sale closed here at $11,550,000, at full asking price. $28.69 million of recorded volume — the most of any address — plus the priciest land in the community.
Explore Beach Estates
El Cardonal
The Casa Cardonal villas, and the firmest closing ratio in Diamante at a median of exactly 100% of asking. Four house sales between $3.2 million and $4.725 million.
Explore El Cardonal
Golf Villas
Three sales inside a $100,000 band — and two of the four current listings are asking below all of them. Also home to the deepest discount recorded in Diamante.
Explore Golf Villas
Las Terrazas
Every single recorded sale — five for five — closed at exactly the asking price. No other Diamante address has a record like it.
Explore Las Terrazas
Las Casitas
Nine recorded sales, more than any other address, and the community’s most accessible entry point from $1.25 million. Also its most negotiable house market.
Explore Las CasitasResidences & Homesites
Ocean Club Residences
Seven of the ten recorded Diamante residence sales. The same two-bedroom type closed at $1.1M, $1.3M and $1.5M across thirteen months — each at exactly its asking price.
Explore Ocean Club Residences
Dunes Residence Club
The oldest residences here, built 2012. Two of the three listings ask below every recorded sale, and no Dunes sale has ever closed at full asking price.
Explore Dunes Residence Club
Sunset Hill
Two thirds of all Diamante land sales, every one between $535,000 and $850,000. Nine of ten closed below asking, so this is where the negotiating room is.
Explore Sunset HillTwo smaller enclaves
These have recorded activity but too few transactions for a page of their own. They are here so the picture is complete rather than tidy.
| Enclave | Sales (3 yr) | Recorded prices | Listed now |
|---|---|---|---|
| Las Casas | 2 houses | $1,950,000 and $1,650,000, both at full asking | 2 houses at $1,995,000 and $2,450,000 |
| Cantinas | None | — | 1 house at $8,495,000 |
The Cantinas listing — a six-bedroom of 10,009 square feet built in 2017 — is the third-highest asking price in Diamante, with no recorded sale at that address to price it against. Treat it the same way as Legacy Founders Estates: the burden of proof sits with the listing.
What Diamante Actually Sells For
Closed sales from the Los Cabos MLS, trailing three years. Recorded transactions, not asking prices. Where a neighborhood mixes houses and land, the median reflects that mix — the neighborhood pages break them apart.
| Neighborhood | Type | Sales | Median Close | Range | % of Ask |
|---|---|---|---|---|---|
| Sunset Hill | Land & houses | 11 | $765,000 | $535K – $4.90M | 94.3% |
| Las Casitas | Houses | 9 | $1,650,000 | $1.25M – $2.15M | 94.7% |
| Ocean Club Residences | Residences | 7 | $1,400,000 | $1.10M – $1.71M | 96.6% |
| Beach Estates | Houses & land | 6 | $3,052,500 | $1.35M – $11.55M | 91.3% |
| El Cardonal | Houses & land | 5 | $3,500,000 | $1.50M – $4.73M | 100.0% |
| Las Terrazas | Houses & land | 5 | $2,150,000 | $850K – $2.45M | 100.0% |
| Golf Villas | Houses | 3 | $3,800,000 | $3.70M – $3.80M | 96.2% |
| Dunes Residence Club | Residences | 3 | $1,550,000 | $1.35M – $1.65M | 94.7% |
| Las Casas | Houses | 2 | $1,800,000 | $1.65M – $1.95M | 100.0% |
| Legacy Founders Estates | Houses & land | 0 | — | — | — |
| Cantinas | Houses | 0 | — | — | — |
Source: Los Cabos MLS (FlexMLS), closed sales, three years to 24 August 2026. Community-wide: 51 sales, $112,229,500 volume, median close $1,645,000, median sale price 96.2% of asking, and no sale above asking. The Dunes Residence Club figures combine three MLS subdivision spellings for the same building. Data is deemed reliable but not guaranteed and is refreshed quarterly.
Sales by year — and the slowdown
| Year | Sales | Volume |
|---|---|---|
| 2023 (from 24 Aug) | 7 | $14,492,000 |
| 2024 | 26 | $57,562,500 |
| 2025 | 14 | $25,810,000 |
| 2026 (to 24 Aug) | 4 | $14,365,000 |
2023 and 2026 are partial years, so neither is an annual total. But 2024 and 2025 are complete, and sales nearly halved between them. The four sales recorded in the first eight months of 2026 annualise to about six. This is a market that has slowed materially, and a buyer should price accordingly.
The Diamante Buyer’s Guide
A PDF covering what the listing portals will not tell you — all nine neighborhoods with every recorded sale, which addresses hold their price and which discount, the fideicomiso process, honest closing costs, and the questions to ask before you make an offer.
- Nine neighborhoods, with every recorded sale price
- Houses, residences and homesites analysed separately
- Where asking price is the price, and where it is not
- Fideicomiso bank trust explained step by step
- A realistic closing-cost worksheet at real Diamante prices
Send me the guide
Delivered to your inbox immediately. No obligation, and I do not share your details.
Yes, you can own here — and it is simpler than you think
Diamante falls inside Mexico’s restricted zone, the strip within 50 km of the coast where foreigners cannot hold direct title. That sounds alarming and is not. Foreign buyers take ownership through a fideicomiso — a renewable bank trust in which a Mexican bank holds title as trustee while you hold every right of ownership: to occupy, renovate, rent, sell, or leave it to your heirs.
The trust runs 50 years and is renewable indefinitely. Setup typically runs a few thousand dollars with an annual maintenance fee. Alternatively, buyers purchasing for rental income sometimes hold through a Mexican corporation instead — which one is right depends on how you intend to use the property, and it is worth deciding before you make an offer rather than after.
Budget roughly 5–8% of the purchase price in closing costs as a buyer: acquisition tax, notary fees, trust setup, and registry. On the Diamante median sale of $1,645,000 that is roughly $82,000 to $132,000. Sellers carry the brokerage commission.
James Laker
I live and work in Los Cabos and I track the Diamante market transaction by transaction. This is a community where several of the highest-priced listings have no local comparable at all — knowing which ones are supported by evidence and which are not is most of the job. If you are weighing a Casita against an Ocean Club residence, or wondering what justifies a $4 million homesite, message me directly. No call centre, no lead routing — it comes to my phone.
Diamante, Answered
Can a foreigner buy real estate in Diamante?
How much do properties in Diamante cost?
Do properties in Diamante sell above asking price?
Which part of Diamante is the best value?
Is Diamante expensive compared with other Los Cabos communities?
Is the Diamante market slowing down?
What are the closing costs for a buyer in Diamante?
See What Is Available Right Now
Forty properties are currently active inside Diamante — 24 houses, 11 homesites and 5 residences, from $134,398 to $11.35 million.