The Mountain Club Real Estate
A phased development where the whole recorded history is one release. Five homes sold between January 2025 and June 2026 — and the discount got bigger with almost every one.
One release, five sales, and a widening discount
Every recorded sale at The Mountain Club comes from a single group of listings entered in December 2024. Five closed between January 2025 and June 2026, worth $7,437,000, from $970,000 to $1,967,000, at a median of $1,495,000.
Read in date order, the pattern is hard to miss. The first two closed at exactly the asking price. The third took 7.2% off, the fourth 5.5%, and the fifth — in June 2026 — took 9.7%. Whatever the reason, the asking prices stopped holding as the release worked through.
Three homes are listed now, all completing in 2026, from $1,560,000 to $2,320,000. The most expensive of them asks $353,000 more than the highest price this address has recorded.
- 5 house sales, $7,437,000, from $970,000 to $1,967,000
- Median close $1,495,000, at a median 94.5% of asking
- Two closed at full asking; the last three did not
- Three listed now, $1,560,000 to $2,320,000, all 2026 completion
All five sales, in the order they closed
| Date | MLS | Beds | Asked | Closed | Discount | % of Ask |
|---|---|---|---|---|---|---|
| Jan 2025 | 24-6048 | 3 | $1,260,000 | $1,260,000 | — | 100.0% |
| Jul 2025 | 24-6032 | 4 | $1,967,000 | $1,967,000 | — | 100.0% |
| Dec 2025 | 24-6050 | 2 | $1,045,000 | $970,000 | −$75,000 | 92.8% |
| Jan 2026 | 24-6029 | 4 | $1,846,000 | $1,745,000 | −$101,000 | 94.5% |
| Jun 2026 | 24-6037 | 3 | $1,655,000 | $1,495,000 | −$160,000 | 90.3% |
Every recorded sale, Los Cabos MLS, three years to 26 August 2026. All five were listed in December 2024. Five sales is a small sample and the ordering is partly a function of which units were left — but the direction is consistent.
Three listings, against the same-bedroom record
| MLS | Beds | Completion | Asking | Same-Bedroom Median | Gap |
|---|---|---|---|---|---|
| 26-3114 | 4 | 2026 | $2,320,000 | $1,856,000 | +$464,000 |
| 24-6035 | 3 | 2026 | $1,700,000 | $1,377,500 | +$322,500 |
| 24-6036 | 3 | 2026 | $1,560,000 | $1,377,500 | +$182,500 |
Active listings, Los Cabos MLS, as at 26 August 2026, totalling $5,580,000. The four-bedroom median is drawn from two sales at $1,967,000 and $1,745,000; the three-bedroom median from two at $1,495,000 and $1,260,000.
Two sales per bedroom count is a thin benchmark, and a later phase can legitimately price above an earlier one. But all three listings ask above their own record, in a release whose last three sales all closed below asking.
Three things worth knowing about The Mountain Club
You are buying from a developer, not from a resale market. All five recorded sales and all three current listings trace to the same December 2024 group of listings. That changes what "comparable" means: the relevant question is what the developer has actually accepted recently, and the answer is 92.8%, 94.5% and 90.3% of asking on the last three.
The trend is the finding, not the median. A 94.5% median is unremarkable for Pedregal. What is worth noticing is that the two full-price sales came first and the three discounted ones came after, ending with the largest concession of the five in June 2026 — $160,000 off $1,655,000.
Confirm what "2026 completion" means before you rely on it. All three listings carry a 2026 completion year. Whether that is a finished house you can walk through or a contract position with a delivery date attached is the single most important thing to establish, and the MLS does not record it.
Ask about The Mountain Club availability
Including anything quietly for sale that has not reached the MLS.
Compare The Mountain Club to the rest of Pedregal
Eleven addresses, from $300,000 condominiums to $12.79 million estates.