Puerto Los Cabos sits on the east side of San Jose del Cabo, past the estuary, in the area called La Playa. Inside one master plan you’ll find a working marina and boatyard, 27 holes of golf, several hotels and five residential neighborhoods, with homes ranging from bare homesites to branded residences.
That range is why it helps to take the community apart before you look at listings. Below is what the developer and the other operators publish about each neighborhood, the marina and the golf, what Mexican law says about the beaches in front of it, and how a foreign buyer holds property there. Prices are the operators’ own published starting figures as of 8 October 2026, and they change.
Key Takeaways
- Puerto Los Cabos is a master-planned, mixed-use community of about 2,000 acres, according to its developer.
- It has five residential neighborhoods: Concepción, Fundadores, El Altillo, La Noria and Zadún, where The Enclaves are sold.
- The marina lists 230 slips today and plans to grow to 400.
- The golf club has 27 holes, with courses by Greg Norman and Jack Nicklaus.
- The beaches are public under federal law, even where a beach club is members-only.
What is Puerto Los Cabos?
Puerto Los Cabos is a master-planned, mixed-use community on the Gulf of California. By the developer’s figures it covers 2,000 acres, including three miles of beach, borders a protected nature reserve and is about five minutes from San Jose del Cabo’s historic center.
At the center of the plan is a pedestrian marina village. The master plan was drawn up with EDSA, Bjarke Ingels Group, Design Workshop, Alberto Kalach, Manuel Cervantes and other firms. Treat the village as the plan’s organizing idea rather than a finished town; master plans are built out in phases.
For travel, Grupo Aeroportuario del Pacifico lists Los Cabos International Airport 11 kilometers from San Jose del Cabo, and the developer of the Zadún residences describes a 30-minute ride from its neighborhood to the airport.
One point of confusion is worth clearing up. El Encanto de La Laguna is a separate gated community east of downtown San Jose del Cabo, not one of the five neighborhoods. Its own developer describes Puerto Los Cabos as 10 minutes away, so don’t assume shared amenities.
The five neighborhoods at a glance
The developer’s real estate page lists five residential neighborhoods, and each one is a different product.
| Neighborhood | What the operator publishes (as of 8 October 2026) |
|---|---|
| Concepción | Homesites from 629 m2 (6,770 sq ft) and USD 350,000, in three sections: Cima (20 lots), Montaña (26) and Valle (20) |
| Fundadores | The original neighborhood. Its final release, Fundadores Legacy, lists 14 homesites from USD 450,000, between 2,500 and more than 3,100 m2 |
| El Altillo | The highest ground in the community, looking over the sea, the marina, the golf and the town. The developer says four homesites remain |
| La Noria | Set along the Jack Nicklaus Signature course between two hotels. The developer lists it as sold out |
| Zadún (The Enclaves) | Residences at Zadún, a Ritz-Carlton Reserve. North Enclave condominiums in nine buildings start from USD 4.7 million; East Enclave homes start from USD 8.1 million |
So if you want land to build on, three neighborhoods currently list homesites: Concepción, Fundadores Legacy and El Altillo. If you want a finished branded home, the choice is Zadún.
A few details change what you’re buying. For El Altillo, the developer says homesite ownership includes the opportunity to join the Puerto Los Cabos Club, with access to the Nicklaus and Norman courses; that’s a chance to join, not automatic membership, and no dues are published. Fundadores has a members-only beach club, and the club’s own site says its beach is for lounging rather than swimming. La Noria being sold out refers to the developer’s inventory, not to resales.
We haven’t listed an El Altillo price because the developer’s own pages show two different figures. Ask for the current price list for any homesite you’re considering.
How the Zadún residences work
The Ritz-Carlton describes Zadún as the first Ritz-Carlton Reserve in Mexico and places it in Puerto Los Cabos. Its 113 rooms, suites and villas are for hotel stays, not sale.
The homes for sale are The Enclaves, and the brand and the seller are different parties. The residential developer’s site states that The Enclaves “are not owned, developed or sold by The Ritz-Carlton Hotel Company,” and names a group of Banco Invex trusts tied to Puerto Los Cabos as the seller. Read the purchase contract with that in mind.
The developer also lists a beachfront Grand Reserve Residence with five bedrooms and 14,613 square feet, designed by Uribe Krayer. It says owners have access to Ritz-Carlton service and the resort’s amenities, but it publishes no fees or terms for that access, so get them in writing.
Marina and boatyard specifications
For a buyer who wants to keep a boat nearby, here is what the operators publish. Neither lists slip or storage prices, so request current rates.
| Marina Puerto Los Cabos | Marine Group Boat Works (on site) | |
|---|---|---|
| Capacity | 230 slips now; a planned expansion to 400 and a yacht club | Dry stack for 100 boats on three levels |
| Sizes | Slips of 30, 40, 50 and 70 feet; options for boats of 100 feet and up | Dry stack for boats up to 33 feet |
| Equipment | 30, 50 and 100 amp power; metered water; pump-out station or pump-out boat | 150-ton Travelift (boats to 125 feet), 75-ton Travelift (boats to 85 feet) |
| Depth | Up to 4.5 meters at mean low water |
Sources: the marina page and the boatyard page.
The golf course and other amenities
The golf club has 27 holes, with courses designed by Greg Norman and Jack Nicklaus. The Ocean Course is a 3,576-yard, par-36 Jack Nicklaus Signature nine, with its 5th and 6th holes on the shoreline. The Vista and Mission nines are each par 36, and the Mission Course has more than 400 feet of elevation change.
Golf access depends on where you buy. El Altillo is the neighborhood the developer ties to club membership; for any other property, ask what access, if any, comes with it.
Beyond golf, the developer lists five beach clubs, among them Veleros, and hotels including a 300-room JW Marriott, Secrets Puerto Los Cabos with 500 suites, El Ganzo and Zadún. Each hotel and club sets its own rules, so check which facilities a given property actually gives you.
Are the beaches at Puerto Los Cabos private?
No. Under Article 7 of Mexico’s Ley General de Bienes Nacionales, beaches and the federal maritime-terrestrial zone behind them are public-use property. Article 8 says everyone may use them, subject to law, and that access to beaches and the adjoining federal zone may not be blocked, restricted or conditioned except as the regulations provide.
Where there is a beach, Article 119 defines that federal zone as the 20-meter strip of firm, passable land next to it, and building on it or using it for a special purpose takes a concession or permit from SEMARNAT. Where no public road reaches the beach, Article 127 requires adjoining owners to allow free access through accesses agreed with SEMARNAT.
A members-only beach club controls its own facilities, not the sand in front of them. If public access points matter to you, ask where they are for the stretch of beach you’re considering.
How a foreign buyer holds property here
Usually through a bank trust. Article 27 of Mexico’s Constitution bars foreigners from direct ownership of land within 50 kilometers of the coast. Under Article 11 of the Ley de Inversion Extranjera, a foreign buyer can hold rights to that property through a fideicomiso, with a permit from the Ministry of Foreign Affairs. The trust lasts up to 50 years and can be extended at the beneficiary’s request (Article 13), so be wary of marketing that calls the extension automatic. Confirm the structure for the specific lot with the notary.
Our fideicomiso guide explains the trust, and the guide to buying property in Mexico as a foreigner covers due diligence step by step.
Questions to settle before you buy
The published material leaves these open, and the answers belong in writing for the specific property:
- What are the homeowner and club dues today, and what do they pay for?
- Does the property include golf, beach club or marina access, and on what terms?
- On a homesite, which design review, building deadline or construction minimum applies?
- At Zadún, what do resort services and amenity access cost?
- Who is the seller of record, and which trust holds title?
Frequently asked questions
Where is Puerto Los Cabos?
Puerto Los Cabos is on the Gulf of California on the east side of San Jose del Cabo, past the estuary, in the area called La Playa. The developer puts it about five minutes from the town’s historic center. The airport operator lists Los Cabos International Airport 11 kilometers from San Jose del Cabo.
How much does property cost in Puerto Los Cabos?
As of 8 October 2026, the operators published starting prices of USD 350,000 for Concepción homesites, USD 450,000 for Fundadores Legacy homesites, USD 4.7 million for North Enclave residences at Zadún and USD 8.1 million for East Enclave homes. These are starting figures from the operators’ own pages and change, so ask for a current price list.
Is Zadún owned by Ritz-Carlton?
The Ritz-Carlton operates Zadún, a Ritz-Carlton Reserve, which it describes as the first in Mexico. The residential developer states that the homes for sale, The Enclaves, are not owned, developed or sold by The Ritz-Carlton Hotel Company, and names Banco Invex trusts as the seller. The developer says owners get resort service and amenity access, without publishing fees.
Can the public use the beaches at Puerto Los Cabos?
Yes. Under Mexico’s Ley General de Bienes Nacionales, beaches and the 20-meter federal zone behind them are public-use property, and access to them may not be blocked except as the regulations allow. Members-only beach clubs control their own facilities, not the beach. Where no public road reaches the beach, adjoining owners must allow access agreed with SEMARNAT.
Start with the product, then the terms
Decide first whether you want a homesite, a finished home or a branded residence, because that choice narrows Puerto Los Cabos to the neighborhoods that sell it. Then get prices, dues and access terms in writing. To see current listings, browse our Puerto Los Cabos listings or read more about San Jose del Cabo, and contact our team to arrange a visit.
Sources
- Puerto Los Cabos, master plan, real estate, neighborhood, marina, golf, hotels and beach club pages, retrieved 2026-10-08, https://puertoloscabos.com/master-plan
- The Club at Fundadores, retrieved 2026-10-08, https://theclubfundadores.com/home
- The Ritz-Carlton, Zadun, a Ritz-Carlton Reserve, retrieved 2026-10-08, https://www.ritzcarlton.com/en/hotels/sjdzr-zadun-los-cabos-a-ritz-carlton-reserve/overview/
- Zadun Residences, The Enclaves, retrieved 2026-10-08, https://zadunresidencesloscabos.com/
- Marine Group Boat Works, Los Cabos boatyard, retrieved 2026-10-08, https://www.marinegroupbw.com/marine-group-boat-works-de-los-cabos/
- El Encanto de La Laguna, beach club page, retrieved 2026-10-08, https://elencantoloscabos.net/playa-encanto-beach-club/
- Grupo Aeroportuario del Pacifico, Los Cabos International Airport, retrieved 2026-10-08, https://www.aeropuertosgap.com.mx/en/los-cabos-3.html
- Camara de Diputados, Ley General de Bienes Nacionales, retrieved 2026-10-08, https://www.diputados.gob.mx/LeyesBiblio/pdf/LGBN.pdf
- Camara de Diputados, Constitucion Politica de los Estados Unidos Mexicanos, retrieved 2026-10-08, https://www.diputados.gob.mx/LeyesBiblio/pdf/CPEUM.pdf
- Camara de Diputados, Ley de Inversion Extranjera, retrieved 2026-10-08, https://www.diputados.gob.mx/LeyesBiblio/pdf/LIE.pdf
