Montemar Pedregal Real Estate
Ten recorded sales, every one a two-bedroom, and every one closed below the asking price. No address in Los Cabos gives a buyer a cleaner picture of what to expect.
Ten sales, ten two-bedrooms, ten discounts
Montemar Pedregal has recorded ten sales in the three years to 26 August 2026, worth $5,765,600. Every one was a two-bedroom. Every one closed below its asking price. The median result was 93.3% of list.
Ten transactions of one unit type, with no exceptions in either direction, is the most homogeneous record on any of these six community sites. The units run 1,410 to 1,605 square feet, the closes run $470,600 to $720,000, and the median is $580,000.
Four two-bedrooms are listed now, all completed in 2022, from $519,000 to $625,000 at a median of $582,500. That median sits $2,500 above the median close — and given that not one of ten sellers achieved their asking price, the gap between those two numbers is not the one that matters.
- 10 sales, $5,765,600, from $470,600 to $720,000
- Median close $580,000, at a median 93.3% of asking
- Every sale a two-bedroom; every sale below asking
- Four listed now, $519,000 to $625,000, all 2022 completion
All ten Montemar Pedregal sales
| MLS | Size | Asked | Closed | Discount | % of Ask | $/sq ft | Date |
|---|---|---|---|---|---|---|---|
| 23-2107 | 1,560 sf | $749,999 | $720,000 | −$29,999 | 96.0% | $461 | Mar 2024 |
| 24-4207 | 1,560 sf | $749,999 | $700,000 | −$49,999 | 93.3% | $449 | Aug 2025 |
| 24-2118 | 1,594 sf | $699,000 | $650,000 | −$49,000 | 93.0% | $408 | Aug 2024 |
| 23-1184 | 1,560 sf | $650,000 | $590,000 | −$60,000 | 90.8% | $378 | Oct 2023 |
| 23-3052 | 1,605 sf | $590,000 | $580,000 | −$10,000 | 98.3% | $361 | May 2024 |
| 24-2805 | 1,594 sf | $650,000 | $580,000 | −$70,000 | 89.2% | $364 | Feb 2025 |
| 25-2585 | 1,468 sf | $539,000 | $515,000 | −$24,000 | 95.5% | $351 | Dec 2025 |
| 24-3011 | 1,472 sf | $515,000 | $485,000 | −$30,000 | 94.2% | $330 | Mar 2025 |
| 22-4742 | 1,410 sf | $495,000 | $475,000 | −$20,000 | 96.0% | $337 | Aug 2024 |
| 23-4483 | 1,515 sf | $515,000 | $470,600 | −$44,400 | 91.4% | $311 | Feb 2024 |
Every recorded sale, Los Cabos MLS, three years to 26 August 2026. Total taken off asking prices across the ten: $387,398 off $6,152,998. The median $/sq ft is $363.
Four listings, all two-bedrooms, all 2022
| MLS | Size | Built | Asking | $/sq ft | vs $580,000 median close |
|---|---|---|---|---|---|
| 26-524 | 1,560 sf | 2022 | $625,000 | $401 | +$45,000 |
| 26-1824 | 1,517 sf | 2022 | $585,000 | $386 | +$5,000 |
| 26-3071 | 1,517 sf | 2022 | $580,000 | $382 | — |
| 25-5050 | 1,515 sf | 2022 | $519,000 | $343 | −$61,000 |
Active listings, Los Cabos MLS, as at 26 August 2026, totalling $2,309,000 at a median asking price of $582,500 and a median $384 per square foot — against a $363 median for what actually sold.
Three of the four ask at or above the median close, and all four ask above the median price per square foot achieved. On an address where ten of ten sellers conceded, the asking prices are the opening position rather than the answer.
Three things worth knowing about Montemar Pedregal
Budget the concession, because it has happened ten times out of ten. The average discount was $38,740, and the median sale closed at 93.3% of its asking price. The largest concession was $70,000 off $650,000 in February 2025; the smallest was $10,000 off $590,000. Nothing here has ever traded at list.
Price per square foot is the honest comparison at this address. The units are close in size but not identical — 1,410 to 1,605 square feet — and the sold range of $311 to $461 per square foot is wider than the price range suggests. The four listings ask $343 to $401 per square foot. Working in those terms rather than headline price will tell you quickly which listing is the outlier.
All four listings completed in 2022, and so did none of the sales. The MLS records no completion year for most of the sold units. If the current listings are genuinely newer stock, that is a real difference worth paying something for — establish it rather than assuming it, because the sold record cannot confirm it either way.
Ask about Montemar Pedregal availability
Including anything quietly for sale that has not reached the MLS.
Compare Montemar Pedregal to the rest of Pedregal
Eleven addresses, from $300,000 condominiums to $12.79 million estates.