Overseas Mortgages · Mexico · Los Cabos
Los Cabos Mortgages for Canadians & Americans
Finance your Los Cabos property — Baja California Sur. Non-resident mortgages arranged through Citadel Mortgages (Canada) or Simply Approved Mortgages (US).
Los Cabos property mortgage guide written and reviewed by the Citadel Mortgages licensed brokerage team.
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Buying property in Los Cabos, Mexico
Los Cabos (Baja California Sur) is one of the most sought-after destinations in Mexico for Canadian and American property buyers. Pacific-coast luxury anchor (Cabo San Lucas, San José del Cabo, Pedregal, Palmilla) — highest average transaction value in Mexico, ultra-high-net-worth American and Canadian buyer base.
Population: Cabo San Lucas ~202,000 · San José del Cabo ~136,000 · Los Cabos municipality ~351,000 (INEGI 2020 census + 2024 CONAPO projection). Economy: Highest GDP-per-capita destination in Mexico — anchored by ultra-luxury hospitality (Esperanza, One&Only Palmilla, Waldorf Astoria, Montage, Four Seasons Pedregal), seven championship golf courses (Cabo Real, Querencia, Diamante Dunes — Tiger Woods' first design, Cabo del Sol), and Pacific sportfishing. Buyer profile: Highest average transaction value of any Mexican market — USD $1.2M average per Engel & Völkers 2024 Los Cabos report. Dominated by U.S. buyers (California, Texas, Arizona) and Canadian buyers (Alberta, BC oil & gas executives). Pedregal, Palmilla, Querencia, Diamante are the trophy zones.
Connectivity from North America: San José del Cabo International (SJD) — 7.5M passengers in 2024 per GAP. Non-stops from Toronto, Vancouver, Calgary (Air Canada, WestJet), and 20+ U.S. cities including LAX, SFO, SEA, DEN, DFW, IAH, ORD, JFK, MIA. Cabo Pulmo on the East Cape has private airstrip; SJD itself is 35 min from Cabo San Lucas via the Corridor. Hwy 1 (Carretera Transpeninsular) is the Corridor spine connecting SJD airport, San José del Cabo, the Hotel Corridor (Palmilla, Querencia, Diamante), and Cabo San Lucas. No public rail; Uber operates freely; most expats own or lease vehicles.
2024–2025 market read: Los Cabos prime oceanfront +9.2% in 2024 per Engel & Völkers; Pedregal and Palmilla above USD $5M trading at low-double-digit appreciation. 2025 H1 has held +4–6% YoY despite higher U.S. rates. Realistic rental yields: 5–8% gross on Pacific-facing Pedregal villas during high season (Nov–Apr); 4–6% gross year-round on Corridor condos and golf-course homes; ultra-prime trophy properties typically owner-occupied with lower rental focus.. Typical stock mix: Cabo San Lucas — cliffside Pedregal estates (USD $3M–$30M+), marina condos at Puerto Los Cabos; Corridor — golf-course homes at Palmilla, Querencia, Cabo del Sol; San José del Cabo — colonial-style historic centre, beachfront condos at Costa Azul; East Cape — emerging Four Seasons Costa Palmas community. Tax note: Baja California Sur lodging tax 3%. Property tax (predial) in Los Cabos is among Mexico's higher rates at 0.4–0.6% of cadastral value (still well below U.S./Canadian rates). Federal Restricted Zone — fideicomiso required for all foreign ownership.
Why Los Cabos stands apart inside Mexico: Los Cabos is the only Mexican market with sustained ultra-luxury (USD $5M+) trade volume — Pedregal alone closed 40+ transactions above $5M in 2024 per E&V — backed by a deep pipeline of branded residences (Soho House, Aman planning, Ritz-Carlton Reserve under construction) that anchor long-term values.
Global Property Mortgages — a brand of Citadel Mortgages, powered by our partner Upscore — arranges non-resident financing for buyers targeting Los Cabos. We place each application with the Mexico lender most likely to approve your profile, then coordinate the legal, tax-ID and valuation steps end-to-end in Mexico.
Demand for Los Cabos sits inside a wider Mexico property and tourism story: Mexico set a tourism record in 2025 with 47.8 million international tourists and USD $35.0B in receipts per INEGI and Banxico — making it one of the world's most-visited countries and the #1 international destination for both U.S. and Canadian travellers. That backdrop supports both long-term capital growth and short-term rental yields in Los Cabos — two of the main reasons North American buyers continue to pick this market in 2026.
Indicative pricing in Los Cabos: USD $4,000–$10,000/m² (oceanfront)
Global Property Mortgages is a brand of Citadel Mortgages, a fully licensed Canadian mortgage brokerage. Mexico applications are powered by Citadel Mortgages in Canada and Simply Approved Mortgages in the US based on the Canadian or US lender — the cross-border mortgage platform built for international buyers.
Why buy in Los Cabos
The investment case for Los Cabos from a Canadian or American buyer's perspective.
Pacific-coast luxury anchor (Cabo San Lucas, San José del Cabo, Pedregal, Palmilla) — highest average transaction value in Mexico, ultra-high-net-worth American and Canadian buyer base.
In the coastal restricted zone, foreign buyers hold title through a bank fideicomiso (trust) — it's normal and safe, but it changes how the file is structured. We place Mexico deals through Citadel Mortgages in Canada or Simply Approved Mortgages in the U.S. depending on which side your income and lender sit.
— Citadel Mortgages licensed brokerage team, drawn from live experience placing overseas mortgages for Canadian & American buyers.
Los Cabos at a glance — latest market data
Hand-verified figures from official statistics offices, central banks, airport authorities and recognised market reports.
- Population
- Cabo San Lucas ~202,000 · San José del Cabo ~136,000 · Los Cabos municipality ~351,000
- Airports & North American routing
- San José del Cabo International (SJD) — 7.5M passengers in 2024 per GAP. Non-stops from Toronto, Vancouver, Calgary (Air Canada, WestJet), and 20+ U.S. cities including LAX, SFO, SEA, DEN, DFW, IAH, ORD, JFK, MIA. Cabo Pulmo on the East Cape has private airstrip; SJD itself is 35 min from Cabo San Lucas via the Corridor.
- Rail, road & onward transit
- Hwy 1 (Carretera Transpeninsular) is the Corridor spine connecting SJD airport, San José del Cabo, the Hotel Corridor (Palmilla, Querencia, Diamante), and Cabo San Lucas. No public rail; Uber operates freely; most expats own or lease vehicles.
- Economy & demand drivers
- Highest GDP-per-capita destination in Mexico — anchored by ultra-luxury hospitality (Esperanza, One&Only Palmilla, Waldorf Astoria, Montage, Four Seasons Pedregal), seven championship golf courses (Cabo Real, Querencia, Diamante Dunes — Tiger Woods' first design, Cabo del Sol), and Pacific sportfishing.
- Who buys here (North America)
- Highest average transaction value of any Mexican market — USD $1.2M average per Engel & Völkers 2024 Los Cabos report. Dominated by U.S. buyers (California, Texas, Arizona) and Canadian buyers (Alberta, BC oil & gas executives). Pedregal, Palmilla, Querencia, Diamante are the trophy zones.
- 2024–2025 market trend
- Los Cabos prime oceanfront +9.2% in 2024 per Engel & Völkers; Pedregal and Palmilla above USD $5M trading at low-double-digit appreciation. 2025 H1 has held +4–6% YoY despite higher U.S. rates.
- Realistic gross rental yield
- 5–8% gross on Pacific-facing Pedregal villas during high season (Nov–Apr); 4–6% gross year-round on Corridor condos and golf-course homes; ultra-prime trophy properties typically owner-occupied with lower rental focus.
- Stock mix on the market
- Cabo San Lucas — cliffside Pedregal estates (USD $3M–$30M+), marina condos at Puerto Los Cabos; Corridor — golf-course homes at Palmilla, Querencia, Cabo del Sol; San José del Cabo — colonial-style historic centre, beachfront condos at Costa Azul; East Cape — emerging Four Seasons Costa Palmas community.
- Tax & rules note
- Baja California Sur lodging tax 3%. Property tax (predial) in Los Cabos is among Mexico's higher rates at 0.4–0.6% of cadastral value (still well below U.S./Canadian rates). Federal Restricted Zone — fideicomiso required for all foreign ownership.
What makes Los Cabos different
Los Cabos is the only Mexican market with sustained ultra-luxury (USD $5M+) trade volume — Pedregal alone closed 40+ transactions above $5M in 2024 per E&V — backed by a deep pipeline of branded residences (Soho House, Aman planning, Ritz-Carlton Reserve under construction) that anchor long-term values.
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Top neighbourhoods & sub-areas in Los Cabos
The areas Canadian and American buyers ask about most.
Baja California Sur
Part of the Los Cabos market — Mexico
Property types we finance in Los Cabos
The asset classes our Mexico lender network actively supports for non-residents.
Apartments & condos in Los Cabos
City-centre and resort apartments are the most-financed asset class in Los Cabos for non-residents — lower entry tickets, easier letting, and the deepest resale market.
Villas, houses & second homes
Detached and semi-detached homes in and around Los Cabos suit lifestyle buyers and longer-stay families. Expect more documentation on rural or restoration properties.
New-build & off-plan
New construction in Los Cabos can come with developer incentives and (in some countries) lower transfer taxes. We confirm lender appetite for each specific scheme before you commit.
Mexico market backdrop for Los Cabos
Official statistics that frame the Los Cabos opportunity.
International tourist arrivals (2025)
47.8 million tourists (record, +6.1% YoY)
International tourism receipts (2025)
USD $35.0 billion (record)
Banxico overnight rate
6.50% (eff. 8 May 2026) — MXN mortgage reference
Source: Banco de México monetary policy
Free tool
Los Cabos Mortgage Calculator
Estimate your overseas mortgage payment, deposit and currency exposure in seconds.
How the los cabos mortgage calculator works
This free calculator estimates the monthly principal-and-interest payment on an overseas mortgage. Enter the property price, your down payment, the interest rate and the amortization period, and it returns your estimated monthly payment, loan amount and total interest over the life of the loan.
It uses the standard amortizing-mortgage formula: M = P × r × (1 + r)ⁿ ÷ ((1 + r)ⁿ − 1), where M is the monthly payment, P is the loan principal, r is the monthly interest rate (annual rate ÷ 12) and n is the number of monthly payments (years × 12).
Worked example: on a €400,000 property with a 35% down payment (€260,000 loan) at a 4.0% annual rate over 25 years, the estimated monthly payment is about €1,372, with roughly €151,700 of total interest over the full term.
Results are indicative only and depend on the lender, currency and final approved rate. Most overseas mortgages for non-resident Canadian and American buyers require a 30–40% down payment.
Ready to finance your Los Cabos property?
Get pre-qualified in minutes through Citadel Mortgages (Canada) or Simply Approved Mortgages (US) — no impact on your credit score.
Los Cabos mortgage FAQs
Common questions from Canadian and American buyers financing property in Los Cabos.
What's the difference between Cabo San Lucas and San José del Cabo for buyers?
Cabo San Lucas is the nightlife / marina / Pedregal trophy market — louder, bigger transactions, more party tourism (spring break March). San José del Cabo is the colonial old town with art walks, fine dining, and a more residential feel — favoured by retired buyers and families. The Corridor between them holds the golf-course communities (Palmilla, Querencia, Cabo del Sol).
Are Los Cabos mortgages available in USD at competitive rates?
Yes — Los Cabos has the deepest non-resident cross-border lender appetite in Mexico. USD mortgages are routinely placed at 60–65% LTV with 10–25 year terms. American buyers apply through Moxi at partners.moxi.global/simply_approved; Canadian buyers apply through Upscore. Pedregal trophy properties above USD $5M sometimes also access private banking euro/USD facilities.
Can a Canadian or American get a mortgage in Los Cabos, Mexico?
Yes. Our Mexico lender network finances Canadian and American non-resident buyers in Los Cabos — typically up to the same LTVs and terms shown on our Mexico country page. We tender your file to the lenders most likely to approve and at the best rate available that quarter.
What is the typical property price in Los Cabos?
Indicative pricing in Los Cabos is USD $4,000–$10,000/m² (oceanfront). Los Cabos prime oceanfront +9.2% in 2024 per Engel & Völkers; Pedregal and Palmilla above USD $5M trading at low-double-digit appreciation. 2025 H1 has held +4–6% YoY despite higher U.S. rates. Prices vary by neighbourhood, view, age and condition — we'll review live comparables before you make an offer.
What is the best neighbourhood in Los Cabos to buy?
Top picks inside Los Cabos include Baja California Sur. The right choice depends on whether your priority is capital growth, short-let yield, or year-round lifestyle — we'll walk you through the trade-offs.
Why use Global Property Mortgages for a Los Cabos purchase?
We are a brand of Citadel Mortgages — a fully licensed Canadian mortgage brokerage — with a dedicated cross-border lender network in Mexico. Applications run through our partner Upscore, the cross-border mortgage platform built for international buyers, so your file moves faster than a solo application.
How long does a Los Cabos mortgage take to close?
Plan for the same end-to-end timeline as the rest of Mexico — see the process timeline on our Mexico country page. Los Cabos purchases occasionally need extra weeks for valuation or local permits; we surface those risks before you commit.
Official Mexico sources
For independent verification, refer to these official regulators and authorities:
- Banco de México (Banxico)
- INEGI — Mexican national statistics
- SAT — Mexican tax authority
- SRE — Secretaría de Relaciones Exteriores (fideicomiso permits)
- Sociedad Hipotecaria Federal (SHF)
- SECTUR — Mexican Ministry of Tourism
- Moxi — official U.S. cross-border apply partner
- Citadel Mortgages — licensed Canadian brokerage
- Simply Approved Mortgages — US cross-border lending partner
Other locations in Mexico
Explore more Mexico markets where Canadian and American buyers are active.
Eligibility & process — same as the Mexico country page
Deposit thresholds, debt-to-income caps, eligible nationalities, required documents and timeline for Los Cabos match the Mexico-wide framework. Review the full breakdown:
Mexico eligibility, documents & process →A brand of Citadel Mortgages · US lending via Simply Approved Mortgages
Global Property Mortgages is a brand of Citadel Mortgages, a licensed Canadian mortgage brokerage. Mexico financing is arranged through Citadel Mortgages (Canada) or Simply Approved Mortgages (US) depending on your lender preference.
Finance your Los Cabos property with Global Property Mortgages
Free, no-obligation review. We'll match you with the right Mexico lender for Los Cabos — through Citadel Mortgages (Canada) or Simply Approved Mortgages (US).
