El Altillo Real Estate
The softest negotiating record in Puerto Los Cabos. Three house sales at a median 83.1% of asking, ten lot sales at 88.2% — and three identically priced lots that closed $15,000 apart.
Where the asking price has moved furthest
El Altillo has recorded thirteen sales in the three years to 26 August 2026 — three houses and ten homesites — and it has the softest pricing record in Puerto Los Cabos. The three houses closed at a median of 83.1% of asking. The ten lots closed at a median of 88.2%.
For comparison, Fundadores houses close at a median 94.6% of list and Fundadores lots at 92.6%. Nothing else in the community concedes as much as El Altillo does.
Thirteen properties are listed now — six houses asking $22,725,000 between them and seven lots asking $4,912,061. The house asking prices run from $2,200,000 to $5,295,000, which straddles a recorded range of $2,900,000 to $4,700,000 built from just three sales.
- 3 house sales, $10,900,000, from $2,900,000 to $4,700,000
- 10 lot sales, $5,396,000, from $405,000 to $980,000
- Median house 83.1% of asking; median lot 88.2%
- 6 houses and 7 lots listed, $27,637,061 in total
The three El Altillo house sales
| MLS | Beds | Asked | Closed | Discount | % of Ask | Date |
|---|---|---|---|---|---|---|
| 23-4504 | 5 | $5,695,000 | $4,700,000 | −$995,000 | 82.5% | Apr 2024 |
| 24-1644 | 4 | $3,400,000 | $3,300,000 | −$100,000 | 97.1% | Aug 2024 |
| 24-2488 | 5 | $3,489,000 | $2,900,000 | −$589,000 | 83.1% | Apr 2025 |
Every recorded house sale, Los Cabos MLS, three years to 26 August 2026. Across the three, $1,684,000 came off $12,584,000 of asking prices. Three sales is a small sample — but two of the three gave up more than 16% of list, which is a pattern worth taking seriously rather than dismissing.
All ten El Altillo lot sales
| MLS | Asked | Closed | Discount | % of Ask | Date |
|---|---|---|---|---|---|
| 24-1068 | $988,000 | $980,000 | −$8,000 | 99.2% | Oct 2024 |
| 25-776 | $600,000 | $600,000 | — | 100.0% | Jul 2025 |
| 24-2029 | $627,000 | $550,000 | −$77,000 | 87.7% | Apr 2026 |
| 24-467 | $595,000 | $526,000 | −$69,000 | 88.4% | Jan 2025 |
| 25-2712 | $595,000 | $525,000 | −$70,000 | 88.2% | May 2026 |
| 23-5017 | $543,000 | $490,000 | −$53,000 | 90.2% | Dec 2024 |
| 24-155 | $523,000 | $450,000 | −$73,000 | 86.0% | Jul 2025 |
| 24-156 | $523,000 | $435,000 | −$88,000 | 83.2% | Sep 2025 |
| 25-393 | $523,000 | $435,000 | −$88,000 | 83.2% | May 2025 |
| 23-3417 | $425,000 | $405,000 | −$20,000 | 95.3% | Feb 2024 |
Every recorded lot sale, Los Cabos MLS, three years to 26 August 2026. Across the ten, $546,000 came off $5,942,000 of asking prices. One closed at exactly asking; the other nine closed below.
Note the three parcels listed at exactly $523,000. They closed at $450,000, $435,000 and $435,000 — between 14.0% and 16.8% below a price that was evidently set the same way for all three. That is a useful thing to know before you treat any single El Altillo asking price as a valuation.
Thirteen El Altillo listings
| MLS | Type | Beds | Built | Asking |
|---|---|---|---|---|
| 26-483 | House | 7 | 2026 | $5,295,000 |
| 26-2161 | House | 6 | 2016 | $4,850,000 |
| 26-3473 | House | 9 | 2024 | $3,900,000 |
| 25-5447 | House | 5 | 2026 | $3,280,000 |
| 25-3671 | House | 6 | 2020 | $3,200,000 |
| 26-3613 | House | 3 | Not stated | $2,200,000 |
| 26-1913 | Homesite | — | — | $1,195,000 |
| 26-2115 | Homesite | — | — | $899,000 |
| 25-4131 | Homesite | — | — | $610,000 |
| 25-4251 | Homesite | — | — | $585,000 |
| 26-3517 | Homesite | — | — | $549,800 |
| 24-470 | Homesite | — | — | $538,027 |
| 24-2030 | Homesite | — | — | $535,234 |
Active listings, Los Cabos MLS, as at 26 August 2026. Six houses totalling $22,725,000 at a median of $3,590,000, and seven lots totalling $4,912,061 at a median of $585,000. The lot median asks $77,500 above the $507,500 median close.
Three things worth knowing about El Altillo
This is where the record most supports a serious opening offer. Two of three house sales gave up more than 16% of the asking price — $995,000 and $589,000 — and the ten lot sales averaged $54,600 off. Nowhere else in Puerto Los Cabos has conceded on this scale, and nothing here has ever sold above asking.
Three lots priced identically closed $15,000 apart. All three asked $523,000; they closed at $450,000, $435,000 and $435,000. The asking price plainly did not reflect what distinguished them, so ask what does — size, position, services, slope. Two of the seven current lot listings carry the same quoted-to-the-dollar pricing, at $538,027 and $535,234.
Three house sales cannot support six house listings. The asking prices run $2,200,000 to $5,295,000 against a recorded range of $2,900,000 to $4,700,000. The top listing asks $595,000 more than any El Altillo house has closed at, and the bottom one asks $700,000 less than the cheapest. With a sample this thin, the Fundadores record on the next page is doing more work than El Altillo's own.
Ask about El Altillo availability
Including anything quietly for sale that has not reached the MLS.
El Altillo, Answered
How much do homes in El Altillo, Puerto Los Cabos cost?
Where in Puerto Los Cabos do sellers discount the most?
How much is a lot in El Altillo, Puerto Los Cabos?
Compare El Altillo to the rest of Puerto Los Cabos
Five neighborhoods, from $425,000 homesites to $29.95 million estates.