Pedregal Homes Real Estate
Thirty-six house sales in three years, and not one closed above its asking price. The median came in at 92.3% of list. If you are buying a house in Cabo, this is the record to know.
Nobody has paid the asking price for a Pedregal house
Thirty-six houses have sold in the main body of Pedregal in the three years to 26 August 2026, worth $114,690,007. Not one closed above its asking price. Three closed at exactly the asking price. The other thirty-three all closed below it.
The median result was 92.3% of list — a concession of roughly 7.7%. Across the six Los Cabos communities covered by these sites, that is the softest house market of the lot. Palmilla houses close at 96.6% of asking and Club Campestre higher still.
Bedroom count is what moves the number here, and the ladder is unusually even: three-bedroom houses have a median close of $1,250,000, four-bedroom $2,000,000, five-bedroom $3,300,000 and six-bedroom $4,900,000. Each step is between $750,000 and $1,600,000.
- 36 house sales, $114,690,007, from $1,000,000 to $9,830,007
- Median close $2,697,500, at a median 92.3% of asking
- Zero sales above asking; three at exactly asking
- 43 houses listed now, $385,000 to $12,790,800
What bedroom count is actually worth
Thirty-five of the thirty-six sales, grouped by the bedroom count recorded in the MLS. This is the most useful budgeting tool on the site, because the sample is large enough and the steps are consistent.
| Bedrooms | Sales | Median Close | Step Up |
|---|---|---|---|
| 3 bedrooms | 7 | $1,250,000 | — |
| 4 bedrooms | 11 | $2,000,000 | +$750,000 |
| 5 bedrooms | 11 | $3,300,000 | +$1,300,000 |
| 6 bedrooms | 5 | $4,900,000 | +$1,600,000 |
| 7 bedrooms | 1 | $6,950,000 | +$2,050,000 |
Closed sales, Los Cabos MLS, three years to 26 August 2026. The thirty-sixth sale is a fourteen-bedroom property that closed at $2,350,000 in June 2024 — almost certainly a multi-unit compound rather than a single house, and excluded from the ladder because it would distort it.
The fifteen largest Pedregal house sales
| MLS | Beds | Asked | Closed | % of Ask | Date |
|---|---|---|---|---|---|
| 24-2332 | 4 | $10,900,000 | $9,830,007 | 90.2% | Dec 2024 |
| 25-1847 | 6 | $7,498,800 | $7,000,000 | 93.3% | Dec 2025 |
| 24-2950 | 7 | $6,995,000 | $6,950,000 | 99.4% | Sep 2024 |
| 25-4878 | 6 | $7,000,000 | $6,000,000 | 85.7% | Jul 2026 |
| 23-880 | 5 | $6,100,000 | $5,600,000 | 91.8% | Jun 2025 |
| 22-1216 | 6 | $5,399,000 | $4,900,000 | 90.8% | Jan 2024 |
| 25-88 | 4 | $5,250,000 | $4,900,000 | 93.3% | Sep 2025 |
| 25-2640 | 5 | $4,800,000 | $4,500,000 | 93.8% | Dec 2025 |
| 24-2321 | 5 | $4,590,000 | $4,100,000 | 89.3% | Dec 2024 |
| 26-1149 | 5 | $4,400,000 | $4,100,000 | 93.2% | Aug 2026 |
| 23-4820 | 4 | $4,175,000 | $3,850,000 | 92.2% | Jul 2024 |
| 25-2213 | 6 | $3,799,000 | $3,700,000 | 97.4% | Apr 2026 |
| 25-4724 | 5 | $3,590,000 | $3,590,000 | 100.0% | Mar 2026 |
| 23-4792 | 5 | $3,300,000 | $3,300,000 | 100.0% | Feb 2025 |
| 23-1146 | 5 | $3,250,000 | $3,150,000 | 96.9% | Dec 2024 |
Fifteen of 36 house sales, largest first. The full set runs down to $1,000,000. Ask for the complete list of comparables on any property you are considering.
The twelve most expensive Pedregal listings
| MLS | Beds | Built | Asking |
|---|---|---|---|
| 26-3094 | 12 | Not stated | $12,790,800 |
| 26-1326 | 10 | 2007 | $9,450,000 |
| 26-708 | 9 | Not stated | $8,980,000 |
| 26-3604 | 12 | 2006 | $8,975,000 |
| 25-5428 | 6 | 2024 | $6,900,000 |
| 26-808 | 7 | 1991 | $6,500,000 |
| 25-3456 | 7 | 1990 | $6,150,000 |
| 26-1688 | 4 | 2005 | $5,495,000 |
| 24-2631 | 5 | 1990 | $4,900,000 |
| 26-3610 | 8 | Not stated | $4,750,000 |
| 25-1026 | 5 | 2013 | $4,599,000 |
| 26-3057 | 6 | 2027 | $4,500,000 |
Twelve of 43 active listings, Los Cabos MLS, as at 26 August 2026. All 43 together ask $156,318,400, at a median of $3,380,000.
Three things worth knowing about Pedregal Homes
Open below asking, because everyone else has. Thirty-six sales, thirty-three below list, three at list, none above. The median concession was 7.7% and the largest was $1,069,993 off a $10,900,000 asking price in December 2024. This is not a market where a full-price offer is expected, and the record is large enough to rely on.
The gap between what is asked and what is paid is $682,500. The 43 current listings have a median asking price of $3,380,000; the 36 recorded sales have a median close of $2,697,500. Some of that is mix — the listings skew larger — but not all of it, and it is the first thing to test on any specific house.
The top of the market is untested. The highest asking price is $12,790,800; the highest recorded sale is $9,830,007, and that one took $1,069,993 off its asking price to get there. Four houses are listed at $8,975,000 or more against a single recorded sale above $7,000,000. At that level an independent appraisal is worth its fee.
Ask about Pedregal Homes availability
Including anything quietly for sale that has not reached the MLS.
Compare Pedregal Homes to the rest of Pedregal
Eleven addresses, from $300,000 condominiums to $12.79 million estates.