Portofino Real Estate
The softest condominium pricing in Pedregal, at a median 89.7% of asking — and unusually, all three units listed today ask below the $435,000 median sale.
Softest pricing in Pedregal, and listings below the record
Portofino has recorded five sales in the three years to 26 August 2026, worth $2,170,000, from $385,000 to $475,000 at a median of $435,000. The median closed at 89.7% of its asking price — the softest result of any Pedregal address with more than three sales, in a community whose own median is 94.3%.
Two of the five took double-digit concessions: $74,000 off $549,000 in September 2024, and $64,000 off $499,000 in July 2024. Neither of the two most recent sales repeated that, closing at 94.8% and 98.9% of asking.
Three units are listed now, at $375,000, $388,000 and $395,000. All three ask below the $435,000 median close, and the highest of them is below four of the five recorded sales. Their median asking price per square foot, $264, is also below the $270 median achieved.
- 5 sales, $2,170,000, from $385,000 to $475,000
- Median close $435,000, at a median 89.7% of asking
- Two-bedroom median $447,500 across four sales
- Three listed now, $375,000 to $395,000, all two-bedrooms
All five Portofino sales
| MLS | Beds | Size | Asked | Closed | Discount | % of Ask | $/sq ft | Date |
|---|---|---|---|---|---|---|---|---|
| 23-1690 | 2 | 1,560 sf | $549,000 | $475,000 | −$74,000 | 86.5% | $304 | Sep 2024 |
| 26-358 | 2 | 1,743 sf | $485,000 | $460,000 | −$25,000 | 94.8% | $264 | Jul 2026 |
| 23-3193 | 2 | 1,560 sf | $499,000 | $435,000 | −$64,000 | 87.2% | $279 | Jul 2024 |
| 23-5034 | 3 | 1,539 sf | $419,500 | $415,000 | −$4,500 | 98.9% | $270 | Nov 2024 |
| 23-4638 | 2 | 1,560 sf | $429,000 | $385,000 | −$44,000 | 89.7% | $247 | Oct 2024 |
Every recorded sale, Los Cabos MLS, three years to 26 August 2026. Three of the five units measure 1,560 square feet and closed at $475,000, $435,000 and $385,000 — a $90,000 spread on the same floor area.
Three listings, all below the median sale
| MLS | Beds | Size | Built | Asking | $/sq ft | vs $435,000 median close |
|---|---|---|---|---|---|---|
| 24-4575 | 2 | 1,362 sf | 2007 | $395,000 | $290 | −$40,000 |
| 26-1397 | 2 | 1,544 sf | 2008 | $388,000 | $251 | −$47,000 |
| 25-1690 | 2 | 1,422 sf | 1998 | $375,000 | $264 | −$60,000 |
Active listings, Los Cabos MLS, as at 26 August 2026, totalling $1,158,000 at a median asking price of $388,000 and a median $264 per square foot.
All three are smaller than the 1,560-square-foot units that make up most of the sold record, which explains part of the gap. But their median asking price per square foot of $264 still sits below the $270 median achieved, so the discount is not purely a size effect.
Three things worth knowing about Portofino
This is the softest pricing in Pedregal, and Pedregal is already soft. A median of 89.7% of asking against a community median of 94.3%. Two of five sales gave up more than 12% of the asking price. If you are looking for the address where the negotiating record is most in a buyer's favour, this is it.
The listings have already moved towards the buyer. All three ask below the median close, and on a per-square-foot basis they ask below the median achieved. That is genuinely unusual — across most of this site the listings sit above the record, not under it. It does not mean asking price is the floor; it does mean the starting point is more realistic than usual.
Three identical-sized units, $90,000 apart. Three of the five sales were 1,560 square feet and closed at $475,000, $435,000 and $385,000. Floor area settles very little here. Ask about outlook, floor level and condition, and treat the per-square-foot column as a starting filter rather than an answer.
Ask about Portofino availability
Including anything quietly for sale that has not reached the MLS.
Compare Portofino to the rest of Pedregal
Eleven addresses, from $300,000 condominiums to $12.79 million estates.