The Best Gated Luxury Communities in Cabo San Lucas: Pedregal, Palmilla, Quivira, Querencia, and Diamante Compared
Luxury properties priced above $1 million accounted for 77% of all dollar volume transacted in Los Cabos in Q1 2025, and 60% of those buyers came from the United States (VanSirius Luxury Real Estate, September 2025; Century 21 Legendary Realty, December 2025). The question every new buyer asks us is the same one: which community is right for me?
The honest answer is that Pedregal, Palmilla, Quivira, Querencia, and Diamante are each excellent choices for a specific kind of buyer. The mistake is treating them as interchangeable. Here is how they actually compare.
Key Takeaways
– Palmilla hosts the first Jack Nicklaus Signature course in Latin America (1992) and ranks No. 11 in Mexico and No. 70 in the world on Golf Digest’s rankings
– Quivira Golf Club ranks No. 87 in the world and No. 3 in Mexico on Golf Digest’s World’s 100 Greatest — and has won Golf Digest’s Editors’ Choice Award 7 consecutive years
– Querencia operates on an invitation-only, members-only model: private club fees run $50K-$100K initiation plus $15K-$25K/yr, separate from HOA
– Price ranges vary dramatically: Quivira starts at $800K (condos), Palmilla beachfront exceeds $35M
– The right community depends on your priorities: marina access, golf course quality, beach type, privacy level, or rental income
How Do These Five Communities Compare at a Glance?
No single community dominates every category. Palmilla wins on golf pedigree and protected beach access. Quivira wins on Pacific views and value per square foot. Querencia wins on privacy. Pedregal wins on location and marina proximity. Diamante wins on golf variety. The table below frames the primary decision variables.
| Community | Location | Price Range | Golf | Beach | HOA (est.) | Best For |
|---|---|---|---|---|---|---|
| Pedregal | Cabo SL hillside | $3M Р$25M+ | Nearby (Cabo del Sol, Diamante) | Playa El M̩dano (walkable) | $500-$1,500/mo | Marina views, in-town access |
| Palmilla | Corridor, San Jose side | $5M – $35M+ | Jack Nicklaus (27 holes, on-site) | Playa Palmilla (protected bay) | $2,000-$5,000/mo | Golf + calm swimming beach, families |
| Quivira | Pacific side, near lighthouse | $800K – $6M | Jack Nicklaus Signature (#87 World) | Playa Solmar (dramatic Pacific) | $800-$2,500/mo | Golf purists, Pacific views, investors |
| Querencia | Corridor, private club | $3M – $15M | Tom Fazio (members only) | Private beach club | $1,200+/mo + club dues | Ultra-privacy, highest exclusivity |
| Diamante | Pacific side | $1.5M – $12M | 2 Nicklaus + Tiger Woods (El Cardonal) | Long Pacific beach | $1,000-$3,000/mo | Multi-course golfers, multi-generational |
Pedregal: The Heartbeat of Cabo San Lucas
Pedregal sits on the steep hillside rising above the Cabo San Lucas marina, facing the Pacific. It is the only major luxury community that puts you inside the city rather than along the Corridor, and that proximity is precisely its appeal. From most Pedregal homes, you can see the marina, the arch (El Arco), the Sea of Cortez, and on clear days the Pacific horizon simultaneously. No other address in Los Cabos offers that convergence.
The architecture runs toward Mediterranean and colonial influences, with terracotta rooflines, whitewashed walls, and infinity pools cantilevered over rocky slopes. Lot sizes vary considerably. The entry-level homes here are hillside condos in the $3M range; the flagship estates — with 180-degree views, multiple structures, and multi-car garages carved into the hillside — reach $20M-$25M and beyond.
Security at Pedregal is handled by a 24/7 private force with controlled gates and vehicle patrols. The HOA fee structure reflects this service level: residents typically pay $500-$1,500 USD per month depending on property size and the specific compound or condo association within the larger community. Pedregal is not a single HOA but a collection of sub-associations and independent properties within a gated master area.
In 17 years of showing properties across Los Cabos, we have found that Pedregal attracts two consistent buyer profiles: the buyer who wants to walk to dinner and the marina (Pedregal’s location makes this possible in a way no Corridor community can match), and the buyer who prioritizes views above all other variables. The tradeoff is that Pedregal is not a golf community — the nearest courses (Cabo del Sol, Diamante) are a 10-15 minute drive — and its beach access is Playa El Médano, which is excellent but shared and lively rather than private.
Pedregal at a glance: Price $3M-$25M+. HOA $500-$1,500/mo. Beach: Playa El Médano (walkable, public, vibrant). Golf: nearby. Marina access: yes, 10-minute walk. Privacy: high within the gates, but urban setting.
Palmilla: The Corridor’s Crown Jewel
Palmilla anchors the San Jose del Cabo end of the Corridor and is the most prestigious address in Los Cabos by most measures. The One&Only Palmilla resort, a fixture of global luxury travel rankings, sits at its heart. The Jack Nicklaus Palmilla Golf Club — the first Nicklaus Signature course in Latin America, opened in 1992 — runs through the community on 27 holes across three distinct nines: Mountain, Arroyo, and Ocean. The Ocean course holds No. 70 on Golf Digest’s World’s 100 Greatest; the full club ranks No. 11 in Mexico (Golf Digest, 2022).
What separates Palmilla from every other Cabo community is Playa Palmilla itself. It is one of the few beaches on the Corridor with a protected cove — the crescent shape creates calm, swimmable water without strong Pacific surf. For families with children, for buyers who want to swim from their beach club rather than just look at the water, this matters enormously.
The properties here range from three-bedroom golf-view villas starting around $5M to beachfront compounds at $30M-$35M+. HOA fees are the highest in the market: $2,000-$5,000 per month is typical for a full-size villa, reflecting the maintenance of resort-standard common areas, 24/7 private security, and the One&Only service integration. The buyer who buys at Palmilla is not price-optimizing; they are buying the best Corridor address available.
Palmilla at a glance: Price $5M-$35M+. HOA $2,000-$5,000/mo. Beach: Playa Palmilla (protected bay, calm swimming). Golf: 27-hole Nicklaus (#70 World, #11 Mexico). Privacy: very high. Best for: families, golf buyers, those who want the finest address in Cabo.
Quivira: Dramatic Golf on the Pacific Edge
Quivira occupies the Pacific edge of Cabo San Lucas near the iconic El Faro (lighthouse), where the Sea of Cortez meets the Pacific Ocean. The development is built around the Quivira Golf Club, a Jack Nicklaus Signature course that opened in 2014, cost $40 million to build, plays 7,224 yards at par-72, and debuted at No. 87 on Golf Digest’s World’s 100 Greatest Golf Courses — No. 3 in all of Mexico (First Call Golf, July 2022). It has won Golf Digest’s Editors’ Choice Award for Best Golf Resort in Mexico and Central America for seven consecutive years.
The golf course winds along volcanic cliffs hundreds of feet above the Pacific. Several holes play directly along the cliff edge with the ocean visible on the tee shot. It is the most visually dramatic golf course in Mexico by a wide margin, and the reason most buyers initially become interested in the community.
Beyond golf, Quivira operates within the Pueblo Bonito resort ecosystem. Pueblo Bonito’s beach clubs, restaurants, pools, and concierge infrastructure are available to Quivira property owners, which is a significant operational advantage for buyers who rent their properties. The Pueblo Bonito rental management program handles bookings, maintenance, and guest services, removing much of the friction that comes with owning a vacation rental in a foreign country.
The beach at Quivira — Playa Solmar — is long, dramatic, and Pacific-facing. The surf is powerful enough to make swimming inadvisable for most visitors, but the beach itself, backed by towering cliffs and relatively uncrowded, is spectacular for walking, sunsets, and photography. Buyers who want to swim regularly from a private beach should look at Palmilla instead.
A second Jack Nicklaus Signature course is under construction at Quivira, serving the newer branded residential developments on the 1,850-acre master plan: St. Regis Residences (condos from $4.25M, oceanfront villas from $11.5M), Rosewood Old Lighthouse (144 residences on clifftop positions, Phase 1 launched late 2024), and Alvar (from $2.4M, delivering since May 2024). No Cabo competitor blog has written about these developments in the context of how a second championship course affects property values. A second Nicklaus course means more golf access for owners and higher amenity value for the overall community — a meaningful upside catalyst for current Quivira owners.
Property prices at Quivira are the most accessible of the five communities profiled here: condos start around $800K, golf villas run $2M-$4.5M, and the newest branded residences (St. Regis, Rosewood) push to $20M+. HOA fees of $800-$2,500 per month are lower than Palmilla and Querencia.
Quivira at a glance: Price $800K-$6M (existing), $4.25M-$20M+ (new branded). HOA $800-$2,500/mo. Beach: Playa Solmar (dramatic Pacific, not swimming). Golf: #87 World, #3 Mexico Nicklaus (second course under construction). Best for: golf purists, Pacific view buyers, rental income investors, buyers entering the luxury Cabo market.
Querencia: The Most Exclusive Address in Cabo
Querencia is the only major Los Cabos community that operates on an invitation-required, members-only model. There are no day guests. There is no resort hotel. There are no public tee times. Querencia’s 4,000-acre site on the Corridor is effectively a private club community in the tradition of Augusta National or Isleworth, but with full-time residential capacity in Baja California Sur.
The golf course is a Tom Fazio design — one of the most respected names in golf architecture globally — and is private to members only. Club membership is separate from HOA dues and runs $50,000-$100,000 in initiation fees plus $15,000-$25,000 per year in annual dues. HOA fees start around $1,200 per month for community maintenance, security, and amenity upkeep. The total annual ownership cost at Querencia, between HOA and club dues, is the highest of any Los Cabos community.
What do buyers get in return? The most complete form of privacy available in Los Cabos. No strangers walking through. No resort guests on the beach. No non-member golfers on the course. The community has its own private beach club accessible only to members and their guests. Property inventory at Querencia is deliberately limited, and re-sale opportunities are infrequent.
The buyer who chooses Querencia is not comparing it to Quivira on price per square foot. They are buying membership in a controlled, high-privacy community where the other residents are, by definition, vetted members. It appeals to buyers who value discretion above all else.
Querencia at a glance: Price $3M-$15M. HOA $1,200+/mo + club membership ($50K-$100K initiation, $15K-$25K/yr). Beach: private club beach. Golf: Tom Fazio private course. Best for: ultra-HNW buyers, absolute privacy, those who are already familiar with private club residential living.
Diamante: Three Courses, One Community
Diamante brings more golf variety to a single address than any other community in Cabo. The development on the Pacific side houses three championship courses: the Jack Nicklaus Dunes Course, the Jack Nicklaus Desert Course, and El Cardonal, designed by Tiger Woods and considered one of the most technically demanding courses in Mexico. El Cardonal has hosted PGA-level professional events and is regularly cited in Golf Digest and Golfweek top course lists.
Architecture at Diamante runs from traditional Spanish colonial to contemporary transitional, with more variation in design than the more architecturally unified communities of Palmilla or Querencia. Lot sizes and property types span a wider range too, from golf-view condos starting around $1.5M to custom Pacific-view estates reaching $10M-$12M.
HOA fees at Diamante are mid-range for the luxury market: $1,000-$3,000 per month depending on property type and which sub-association within the larger development. The beach is long and Pacific-facing, shared among owners and resort guests (Diamante has a hotel component), with strong surf but generous beach width for walking and recreation.
Diamante attracts multi-generational buyers — families where the parents play golf and the adult children want different course options — and serious golfers who want to play different layouts without driving to another community. The Tiger Woods course in particular has become a draw for buyers who value the cachet of a course designed by one of the sport’s most iconic figures.
Diamante at a glance: Price $1.5M-$12M. HOA $1,000-$3,000/mo. Beach: Pacific side, long, resort-integrated. Golf: 3 championship courses (2 Nicklaus + Tiger Woods El Cardonal). Best for: multi-generational buyers, serious golfers wanting variety, buyers with $2M-$6M budgets who want Pacific views and multiple course options.
How to Choose: Matching Community to Buyer Profile
The decision usually comes down to two or three primary variables. Here is a practical framework:
You prioritize golf pedigree above everything else: Quivira (No. 87 World, No. 3 Mexico, most dramatic course in Cabo) or Palmilla (No. 70 World, No. 11 Mexico, the more traditional resort-golf experience).
You want the best swimming beach: Palmilla, without question. No other community in Los Cabos offers a protected cove suitable for regular ocean swimming combined with a luxury residential setting.
You want to be in town, walk to dinner, feel the city’s energy: Pedregal. Every other community is a 20-40 minute drive from the marina and Cabo San Lucas’s restaurants. Pedregal is 5 minutes.
You want absolute privacy and are not price-constrained: Querencia. No other community in Cabo matches its level of controlled access and social exclusivity.
You want the best rental income potential at an accessible entry price: Quivira, specifically the Pueblo Bonito-managed condos. The resort infrastructure makes rental management straightforward, and the price entry point ($800K condos) is the most investor-accessible in the premium gated community tier.
You have adult children who play different courses and want a multi-generational compound: Diamante. Three championship courses, broad price range, and a Pacific-side setting that works for both active golfers and beach-oriented family members.
Frequently Asked Questions
What is the most exclusive gated community in Cabo San Lucas?
Querencia is widely considered the most exclusive residential community in Los Cabos. It operates on an invitation-only, members-only model with no resort hotel or day visitors. The Tom Fazio private golf course, private beach club, and vetted member community make it the highest-privacy, highest-exclusivity address in Cabo. Club membership runs $50,000-$100,000 initiation plus $15,000-$25,000 in annual dues, separate from HOA.
Which Cabo community is best for families with children?
Palmilla is generally the best fit for families. Playa Palmilla’s protected bay provides calm, swimmable ocean water — rare on the Pacific/Corridor — making it safe for children. The One&Only resort’s beach and pool infrastructure adds supervised amenity space. The Palmilla Golf Club’s 27-hole layout accommodates beginner golfers alongside experienced players, and the overall community feels calm and residential rather than resort-commercial.
What is the price range for Pedregal Cabo San Lucas?
Pedregal homes and villas range from approximately $3 million for a hillside condo or smaller villa to $20M-$25M+ for the community’s larger multi-structure compounds with 180-degree ocean and marina views. Pedregal does not have a uniform HOA; fees vary by sub-association and property type, typically $500-$1,500 per month for a full-service gated setting.
Is golf available at all five of these communities?
On-site championship golf is available at four of the five: Palmilla (27-hole Nicklaus, No. 11 Mexico), Quivira (18-hole Nicklaus Signature, No. 87 World), Querencia (Tom Fazio private), and Diamante (3 championship courses including Tiger Woods’s El Cardonal). Pedregal does not have on-site golf but is a 10-15 minute drive from Cabo del Sol and Diamante.
What are HOA fees like at Cabo’s luxury communities?
HOA fees in Cabo’s gated luxury communities range from approximately $500-$1,500 per month at Pedregal, $800-$2,500 at Quivira, $1,000-$3,000 at Diamante, $1,200+ at Querencia (not including private club dues), and $2,000-$5,000 at Palmilla. The variation reflects the level of resort-grade amenity maintenance and security staffing each community provides. Fees do not typically include individual utilities, internet, or property management.
About Alen Fabjan
Alen Fabjan is the lead broker at The Oppenheim Group Cabo, a bilingual (English/Spanish) luxury real estate specialist with 17+ years of experience across every major gated community in Los Cabos. He works alongside Jason Oppenheim and the Oppenheim Group team, which has closed more than $3.5 billion in residential transactions globally. Reach The Oppenheim Group Cabo at office@ogroup.com or +52.624.224.8328.