GEM
Comparative Market Analysis · Diamante Beach Estates
Casa del Corazón
Six bedrooms. One acre of Pacific-front land. Built by the family that's shaped this coastline since 1969.
01Executive summary
Opinion of value: $7.2M–$8.6M USD, most likely about $7.8M, fully furnished and turnkey. Suggested list range: $8.25M–$8.75M, with $8.5M recommended.
At $8.5M the home lists at about $1,056 per interior square foot and $621 per square foot under roof.
Casa del Corazón carries about 5,600 sq ft of covered terraces, more than any comparable, and it is new, furnished, and ready to live in. This analysis credits that covered space at one-third of interior value. That places the home well above the 2013–2017 Beach Estates resales asking $5.5M–$6.5M. The newest large estates nearby, asking $9.9M–$9.995M, support the upper half of the range.
Timing: list once the home is complete and professionally photographed. Finished homes in amenity-rich communities trade closer to list than homes still under construction.
02The home
A new six-bedroom estate on one acre inside Diamante, delivered fully furnished. Value rests on a full acre in Beach Estates, new construction, and a Monroy family build.
| Attribute | Casa del Corazón |
|---|---|
| Community | Diamante Beach Estates, a 1,500-acre gated community on the Pacific |
| Position | Second row, Beach Estates |
| Interior | 8,047 sq ft (748 sqm) |
| Total under roof | 13,679 sq ft (1,271 sqm) |
| Beds / baths | 6 / 7 |
| Lot | 1 acre (~4,047 sqm) |
| Water | Pacific surf; swimming at the 10-acre Crystal Lagoon and Beach Club |
| Condition | New build, completion targeted October 2026 |
| Delivery | Fully furnished. We handle it. |
| Features | 18 m cobalt mosaic infinity pool, private pickleball court, golf simulator, putting green, outdoor kitchen, staff quarters, three-car garage, smart home throughout |
| Sleeping | Five king beds, bunk room with two twin-over-queen beds, two rollaway twins, two cribs |
| Club access | Diamante amenities; the Legacy Golf Club is owner-only, limited to 250 families |
| Ownership | Fideicomiso, a renewable 50-year trust |
Beach Estates comprises 40 tiered homesites of roughly one acre each. Two details still move value: whether a club membership conveys, and HOA dues.
03Market conditions
Los Cabos houses above $1M favor buyers today: roughly 250 days on market, a sale-to-list ratio near 88–93%, and 12–32 months of inventory. The top tier holds firm, with nine sales over $10M in Q2 2026.
| Metric (houses) | Figure | Source · period |
|---|---|---|
| Sale-to-list, all houses | 87.8% (from 89.5% in Q1) | Cabo Real Estate Services · Q2 2026 |
| Sale-to-list, houses over $1M | 92.9% | Christie's Cabo · H1 2026 |
| Days on market, all houses | 151 days (from 197 in Q1) | Cabo Real Estate Services · Q2 2026 |
| Days on market, houses over $1M | 249 days | Christie's Cabo · H1 2026 |
| Months of inventory, $2M–$5M houses | 12 months | Cabo Real Estate Services · Q2 2026 |
| Months of inventory, houses over $1M | 32.4 months | Christie's Cabo · H1 2026 |
| Average sale, houses over $1M | $3.66M (down 14.4% year over year) | Christie's Cabo · H1 2026 |
| Sales over $10M | 9 units, $160.9M | Cabo Real Estate Services · Q2 2026 |
| Diamante average asking $/sq ft | $562 across 44 listings | Windermere Los Cabos · retrieved 30 Sep 2026 |
For a $7M–$9M Pacific-side home, expect a 6–10% gap between list and sale.
MLS figures exclude developer and off-MLS sales, estimated at $400M or more in H1 2026. Diamante-specific closed-sale statistics were not publicly available. Confidence: moderate.
04Comparables
One closed Beach Estates sale could be verified, from 2021, and it is also second row. The rest are current listings, and asking prices are not values.
| Comp | Status | Price (USD) | Interior sq ft | $/sq ft | Built | Position | Date / DOM |
|---|---|---|---|---|---|---|---|
| Beach Estates #33 | Closed | $3,000,000 (list $3.3M) | 4,660 AC (8,542 total) | $644 sold | 2012 | Second row, 0.96 ac, furnished | Dec 2021; 653 DOM |
| 6 Legacy Estates | Active | $9,900,000 | 7,997 AC (11,763 total) | $1,238 ask | 2026, under construction | Elevated ocean and golf, 0.58 ac, unfurnished | Listed Jun 2025; ~475 DOM |
| 8 Legacy Estates | Active | $11,350,000 | 13,800 total | $822 ask (total) | 2026, under construction | Elevated, 7 bed | Active 2025–26 |
| #1 Cantina | Active | $8,495,000 | 6,432–10,009 (sources differ) | $849–$1,321 ask | 2017 | Legacy Club; not beachfront | Active |
| Beach Estates #38 | Active | $6,495,000 (from $6,995,000) | 7,576 (11,204 total) | $857 ask | 2014 | Ocean edge, 5 bed | Listed 2024 |
| Luz de Diamante | Active | $6,495,000 (from $7.2M) | 7,833 | $829 ask | 2017 | Short walk to the beach, 6 bed | Listed 2024 |
| 35 Beach Estates | Active | $5,475,000 | 8,474 (11,494 total) | $646 ask | 2013 | Ocean and golf views, 7 bed | Active |
| Villa Solara, Sunset Hill | Active (dated) | $4,790,000 | 7,859 | $610 ask | New build | Elevated, not beachfront | 2024 listing |
| 13/14 Beach Estates | Active (outlier) | $28,500,000 | 26,000+ AC | ~$1,096 ask | — | Two lots, 8 bed | ~Oct 2025 |
| Villa Aurora, Pedregal Heights | Active | $9,995,000 | 8,285 AC (11,046 total) | $1,206 ask | 2023 | Hilltop Pacific and marina views, 0.33 ac, furnished, includes marina slip | Active 2026 |
| Casa Buzzard, Pedregal | Active | $6,500,000 | 11,000+ (12,896 total) | ~$590 ask | 1991, refreshed | Pacific side, 0.6 ac, furnished, 7 bed | Active 2026 |
Beach Estates land: homesites ask $1.5M–$1.65M for lots of about one acre, and a first-row lot has asked $3.495M since April 2025. Legacy Estates homesites ask $3.5M–$4.0M. Sources: Baja Properties, RE/MAX Cabo, Cabo La Estancia.
Cabo listings mix air-conditioned area with total area including terraces. Casa del Corazón has 8,047 sq ft of interior and 13,679 sq ft under roof. Section 05 compares every home on effective area: interior plus one-third of covered terraces.
05Value reconciliation
Three approaches point to $7.2M–$8.6M, most likely near $7.8M. Comps are compared on effective area, which gives Casa del Corazón about 9,920 effective sq ft. Each asking price is first discounted 10–12% to reflect current sale-to-list ratios, then adjusted.
A · Resale comparison
| Comp | Implied sale $/eff. sq ft | Age | Furnishing + recreation | Position | Adjusted $/eff. sq ft | Indicated value |
|---|---|---|---|---|---|---|
| Beach Estates #38 | $665 | +12% | +5% | −6% (ocean edge) | $738 | $7.32M |
| Beach Estates #33 (closed 2021) | $504 sold | +15% new; +20–30% time | Already furnished | 0% (second row) | $680–$731 | $6.75M–$7.25M |
| Luz de Diamante | $858 interior basis | +10% | +5% | 0% | Interior basis | $6.90M |
| Casa Buzzard, Pedregal | $503 | +25% | Already furnished | 0% | $629 | $6.24M |
| 35 Beach Estates | $519 | +15% | +5% | 0% | $623 | $6.18M |
Indicated range: $6.2M–$7.3M, weighted toward $6.9M.
B · New, furnished large estates
| Comp | Implied sale $/eff. sq ft | Adjustments | Indicated value |
|---|---|---|---|
| 6 Legacy Estates | $942–$963 | Less $2.0M–$2.5M for Legacy Estates land; plus $0.4M for furnishing | $7.3M–$8.0M |
| Villa Aurora | $956–$977 | Less $0.3M–$0.5M for the marina slip; 0% to −5% for its hilltop position | $8.5M–$9.4M |
C · Replacement cost
| Component | Low | High |
|---|---|---|
| Beach Estates lot, second row, about one acre | $1.50M | $1.75M |
| Interior, 8,047 sq ft at $550–$700 | $4.43M | $5.63M |
| Covered outdoor, 5,632 sq ft at $150–$250 | $0.84M | $1.41M |
| Furnishings and fixtures | $0.40M | $0.60M |
| Total | $7.17M | $9.39M |
D · Regional beachfront cross-check
Large luxury estates across Pedregal, Quivira, Cabo del Sol, the Corridor, and Puerto Los Cabos confirm the range. First-row beachfront asks $1,050–$1,190 per sq ft. Casa del Corazón is second row on the Pacific, so those set a ceiling rather than a value.
| Comp | Community · water | Status | Price (USD) | Interior / total sq ft | $/sq ft | Notes |
|---|---|---|---|---|---|---|
| Villa Marcella | Pedregal · Pacific, direct sand | Active | $12,999,000 (from $14,999,000) | 9,996 / 16,990 | $1,300 interior; ~$1,055 effective | 6 bed; older build; listed 2024 |
| Casa Agave, Pedregal | Pedregal · Pacific oceanfront | Active | $8,900,000 | 8,112 | $1,097 | 7 bed; 2010; furnished |
| Lot 32 Cielo Marbella | Quivira · Pacific, hillside | Active, pre-construction | $6,990,000 | 11,169 / 13,320 | $626 interior | 7 bed; unfurnished |
| Casa Agave, Corridor | Corridor · Sea of Cortez beachfront | Active | $9,495,000 | 8,618 | $1,102 | 6 bed; 2004 |
| 1 La Riviera, Cove Club | Cabo del Sol · Sea of Cortez, swimmable | Active | $11,900,000 (reduced $1.6M) | 9,999 | $1,190 | 6 bed |
| Brisas 5 | Cabo del Sol · ocean view | Active, pre-construction | $5,850,000 | 13,649 total | $429 total | 6 bed; not beachfront |
| Hacienda Beach Club villa | Médano · Sea of Cortez, swimmable | Closed | $12,000,000 | — | — | Community record |
| Cabo del Sol trophy estate | Cabo del Sol · Sea of Cortez | Closed | $18,700,000 | — | — | 2024–25 |
| Fundadores, Puerto Los Cabos | San José · Sea of Cortez | Closed, 12-month average | — | — | $894 interior | Completed homes |
Adjusted to Casa del Corazón, these point to about $7.3M (Casa Agave, Pedregal), $7.5M–$7.9M (Fundadores closed average, plus 5–10% for Diamante), and $8.7M (Villa Marcella, after discounting direct-sand frontage and crediting new construction). Swimmable Sea of Cortez beachfront commands a premium the Pacific does not. New 13,000+ sq ft estates elsewhere that are not beachfront ask $5.85M–$6.99M, which shows that size alone does not carry a premium.
Regional indication: $7.2M–$8.7M, centered near $7.8M.
Reconciled opinion of value: $7.2M–$8.6M, fully furnished and turnkey.
Weighting: resale 35%, 6 Legacy Estates 35%, Villa Aurora 30%, with replacement cost and the regional cross-check as confirmation. Confidence: moderate.
06Spring 2027 outlook
By spring 2027 the most likely value is about $8.15M, a lift of roughly 3–6% from today. This is a forecast, not a valuation. It will be refreshed with live market data in early 2027.
| Scenario | What happens | Value range | Suggested list |
|---|---|---|---|
| Soft | Market stays buyer-leaning; the Legacy Course opening is already priced in | $7.2M–$8.6M (unchanged) | $8.5M |
| Base | Home finished and photographed, Legacy Course open, spring high season | $7.4M–$9.1M (about +3–6%) | $8.75M–$8.95M |
| Strong | Golf demand rises, Legacy Club eligibility conveys, new Diamante sales close higher | $7.8M–$9.6M (about +8–12%) | $9.25M–$9.5M |
What lifts value
Completion removes construction risk and allows real photography. The Tiger Woods / TGR Legacy Course targets a Spring 2027 opening and takes over PGA TOUR hosting in November 2027, putting Diamante in front of golf-first buyers. Spring is high season, when buyers are in Cabo.
What holds it back
Beach Estates is not on the new course, so the largest lift goes to homes along its fairways. Sale-to-list ratios are easing and luxury inventory runs 12–32 months. New Legacy Club releases add supply around the opening.
Signals to watch
Whether 6 Legacy Estates sells and at what price. Whether Beach Estates resales stop reducing price. Any closed Diamante sale above about $950 per sq ft. Confirmation of Legacy Golf Club eligibility for this home.
07Ownership economics
On a $7.8M basis, illustrative rental figures run about 5.5–10% gross and 2–5.5% net, before Mexican income tax. Occupancy is an assumption, not measured data.
| Villa | Beds | Nightly rate (USD) | Source |
|---|---|---|---|
| Beach Estate 47 (new) | 6 | $6,300 May–Oct; $8,300 Nov–Apr; plus tax | Cabo Luxury |
| Beach Estate 31 | 7 | $4,000–$10,000 | FindRentals |
| Beach Estates #39 | 5 | $1,500–$4,000 | Vacasa |
| Illustrative model | Low case | High case |
|---|---|---|
| Blended nightly rate | $6,000 | $6,000 |
| Occupancy (assumed) | 20% (73 nights) | 35% (128 nights) |
| Gross revenue | $438K | $767K |
| Gross yield | 5.6% | 9.8% |
| Management, booking, staffing (35–45%) | −$197K | −$268K |
| HOA, utilities, insurance, taxes, reserves | −$60K | −$80K |
| Net yield | ~2.3% | ~5.4% |
Diamante runs an owner rental program with a three-night minimum. HOA rules and program fees apply.
No reliable Diamante price index exists. Near-term resale pricing looks flat to soft. The Legacy Course, targeting Spring 2027, and the PGA TOUR event moving there in 2027 are the community's next milestones. Key risks: reliance on U.S. buyers and tourism, 12–32 months of luxury inventory, developer competition, hurricane exposure, and exchange-rate movement at closing.
08Ownership and cost
Foreign buyers hold title through a fideicomiso, a renewable 50-year bank trust. No residency required.
| Item | Current figure |
|---|---|
| Fideicomiso annual fee | $500–$1,000 per year |
| Buyer closing costs | 6–10% of price |
| Property tax (predial) | 0.1–0.2% of assessed value; often $1,500–$4,500 per year |
| Master HOA | About $4,000–$9,000 per year, plus any sub-dues |
| Acquisition tax (ISAI) | Confirm with a notario público |
Source: Diamante annual-cost guide, 27 Sep 2026. Ownership questions: info@gembaja.com.
09Sources
All pages retrieved 30 September 2026: Cabo Real Estate Services Q2 2026 · Christie's Cabo H1 2026 · Cabo Dream Homes · Engel & Völkers Snell · Diamante.Properties · Windermere Los Cabos · The Agency Baja · Baja Properties · RE/MAX Cabo · Legacy Club Cabo · Oppenheim Group · Engel & Völkers Snell, Villa Aurora · Coldwell Banker Riveras · Cabo Luxury · Vacasa · Los Cabos Real Estate, Villa Marcella · RE/MAX Cabo, Casa Agave · The Agency Baja, Casa Agave · Own in Cabo · Christie's midyear 2025 report
Limits: no direct MLS closed-sale export for Diamante, no measured occupancy data, and most Diamante developer sales are not reported to the MLS.
Important notice
Not an appraisal.This comparative market analysis is an opinion of market value prepared for general informational purposes. It is not an appraisal, an avalúo by a certified perito valuador, or a formal valuation for lending, tax, insurance, or legal purposes, and should not be relied on as one.
No offer or solicitation.Nothing on this page is an offer to sell, a solicitation of an offer to buy, or a binding representation about any property. Any sale is subject to a written purchase agreement, prior sale, withdrawal, and change in price or terms without notice.
Not investment, legal, or tax advice.Rental income, yields, occupancy, and appreciation figures are illustrative estimates based on stated assumptions. They are not projections, promises, or guarantees of future results, and actual results may be materially lower. Nothing here is an offer of securities or an investment contract. Consult your own financial, legal, and tax advisors before making any decision.
Information deemed reliable, not guaranteed.Market data, comparable listings, and sale prices come from third-party sources, including brokerage reports, MLS-fed websites, and public listings, on the dates shown. Asking prices are not sale prices. GEM Development and its affiliates make no representation or warranty, express or implied, as to accuracy, completeness, or current status. Square footage, lot size, and dimensions are approximate. Buyers must independently verify all information.
Forward-looking estimates.The Spring 2027 outlook and any future values, amenity openings, or market conditions are estimates based on current information and assumptions. They may not occur as described, and actual values may be materially lower.
Home under construction.Specifications, finishes, furnishings, amenities, and completion dates are subject to change. Any rendering is an artist's rendering for illustrative purposes and may differ from the finished home.
Community amenities.Diamante amenities, club access, memberships, and golf privileges are owned and operated by third parties. They are subject to their own rules, fees, eligibility, and availability, and may change or end at any time. Access is not guaranteed by the seller.
Rentals.Short-term rental use is subject to homeowners association rules, community rental programs, and applicable law, all of which may change.
Ownership in Mexico.Foreign ownership in the restricted zone is held through a fideicomiso. Closing costs, taxes, trust fees, and procedures vary. Confirm all ownership, tax, and closing matters with a qualified notario público and attorney.
Currency.Prices are shown in U.S. dollars for reference only. Under Article 8 of Mexico's Monetary Law, amounts in Mexican closing and recording documents will be converted to Mexican pesos at the official Banxico exchange rate on the date of payment.
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