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A condominium-only market analysis for a fully furnished two-bedroom, two-bath residence with panoramic ocean, Arch and city views.
USD | as-is, furnished, subject to unit verification
Review showing activity after 21-30 days
MXN per month | HOA included; utilities separate
U.S. dollar reference based on $35,000 MXN per month and the stated exchange rate
The subject appears to sit at the upper end of the annual-rental segment because of its elevated views, two distinct terraces, outdoor cooking area, fire feature and turnkey furnishings. For sale, however, current two-bedroom Phase 3B competition is concentrated at $380,000 and $390,000, while the wider Los Cabos two-bedroom condo market remains inventory-heavy. A disciplined launch at $395,000 is defensible, but the property should not be positioned materially above the direct Phase 3B competition without confirmed superior square footage, deeded parking/storage or meaningful recent upgrades.
Open-concept living, dining and kitchen arrangement; granite countertops; stainless-steel appliances; travertine-style floors; stone television wall; mini-split air conditioning and ceiling fans.
Primary bedroom furnished with a king-size bed, built-in storage and walk-in closet. Second bedroom is configured with two individual beds, supporting families, roommates or visiting guests.
One covered terrace includes a built-in grill and sink. A second terrace includes a stone fire feature, built-in bench and broad views over the community, city, ocean and Land's End.
The exact unit number, deeded interior square meters, terrace square meters, floor level, parking rights, storage rights, current HOA statement, property tax, fideicomiso cost, rental restrictions and inventory list were not provided. This report therefore uses the approximately 135-136 m2 / 1,450-1,463 sq. ft. range shown by the two closest active Phase 3B comparables as a working assumption only.
Two active Phase 3B matches
Based on 1,458-1,463 total sq. ft.
Before feature and condition adjustments
| Comparable | Bed/Bath | Total Sq. Ft. | Asking priceUSD - U.S. dollars | USD / Sq. Ft. | View | Link |
|---|---|---|---|---|---|---|
| Arch View 2 BEDPrimary | 2 / 2 | 1,463 | $380,000 USD | $260 | Arch + ocean | Open listing |
| Ventanas 3B PenthousePrimary | 2 / 2 | 1,458 | $390,000 USD | $267 | Ocean + city | Open listing |
| Comparable | Bed/Bath | Total Sq. Ft. | Asking priceUSD - U.S. dollars | USD / Sq. Ft. | Use | Link |
|---|---|---|---|---|---|---|
| Ventanas Phase 2 CondoVentanas Phase 2 | 2 / 2 | 1,449 | $395,000 USD | $273 | Secondary | Source |
| PH The ViewVentanas Phase 2 | 2 / 2 | 1,450 | $474,000 USD | $327 | Premium context | Source |
| Ventanas 126BEarlier Ventanas phase | 2 / 2 | 1,641 | $311,500 USD | $190 | Lower context | Source |
This price allows the property's outdoor spaces and view to lead the story while remaining close enough to the $380,000 and $390,000 direct competitors to generate showings. If the objective is a faster sale, $385,000 is the stronger entry point.
Do not anchor to Phase 2 premium penthouse asking prices unless the subject's deeded area, floor level, parking and upgrades demonstrably support the premium.
Los Cabos Q2 data reports 25 months of inventory in the two-bedroom condo segment and a 92.1% condo sale-to-list ratio.
Mexican pesos per month
Mexican pesos per month
USD/month | Approx. $33,055 MXN
Plus first month before occupancy
| Comparable | Bed/Bath | Monthly rentMXN - Mexican pesos | USD referenceU.S. dollars | Condition | Term | Link |
|---|---|---|---|---|---|---|
| Ventanas 3B - 2BR/2BADirect | 2 / 2 | $33,055 MXN | Approx. $1,900 USD | Upscale furnished | Annual | Open source |
| Ventanas 3B #816Same phase context | 3 / 2 | $34,000 MXN | Approx. $1,954 USD | Fully furnished | Annual | Open source |
| Ventanas 3B - equippedSame phase context | 3 / 2 | $33,000 MXN | Approx. $1,897 USD | Equipped / unfurnished | Annual | Open source |
| El Tezal - 2BR/2BANeighborhood | 2 / 2 | $25,000 MXN | Approx. $1,437 USD | Furnished/equipped | Annual | Open source |
| Luna Terra I - 2BR/2BANeighborhood | 2 / 2 | $27,500 MXN | Approx. $1,581 USD | Fully furnished | 12 months | Open source |
The direct two-bedroom Phase 3B listing at $1,900 USD establishes a strong benchmark near $33,000 MXN. The subject can reasonably ask more because the supplied photos show a broader view, a covered outdoor kitchen, a separate fire-feature terrace and a complete furniture package.
However, furnished three-bedroom Phase 3B offerings are currently advertised around $33,000-$34,000 MXN. That supply creates a ceiling: a two-bedroom asking materially above $36,000 MXN may lose renters to a larger unit unless utilities, premium parking, housekeeping or other services are included.
Illustration only; actual owner expenses and CEM management terms must be inserted before relying on the yield.
MXN
At $385K value
Before tax
Best when the owner prioritizes liquidity, wants to eliminate carrying costs or does not want exposure to a competitive long-term rental market.
Best when the owner has a three-year-plus holding horizon, values future appreciation and is comfortable with an estimated net yield near 4% before tax.
List for sale first only when the owner is prepared to accept the evidence-based market. If the owner's minimum net proceeds require a price materially above $395,000, CEM would favor a 12-month rental while monitoring Phase 3B inventory rather than allowing the listing to become stale.
Confirm unit number, deeded area, HOA, parking, storage, taxes, fideicomiso and rental rules.
Deep clean, remove personal items, correct visible television wiring, service air-conditioning and test appliances.
Professional twilight photography, precise floor plan, view-led copy and a complete furnishing inventory.
Track inquiries, tours and objections weekly. Reassess price after 21-30 days if engagement is below target.
Neutralize accessories, simplify the dining area, conceal TV cables, refresh linens and pillows, add coordinated terrace textiles and photograph at sunset.
Lead with the panoramic Arch and ocean view, then the two outdoor living zones, turnkey furnishings, family-friendly bedroom configuration and Phase 3B amenities.
Do not advertise square footage, deeded garage/storage, penthouse status, rental permissions or included utilities until documents confirm each item.
The primary sale conclusion uses only condominiums-never houses, villas or townhomes-and gives direct weight only to active, furnished, two-bedroom, two-bath listings in Ventanas Phase 3B with similar total area and strong views. Other Ventanas phases and three-bedroom rentals are displayed only as secondary context and are explicitly excluded from the direct value average.
Active at $380,000; 2BR/2BA, 1,463 sq. ft., furnished, Arch/ocean views, Phase 3B.
Active at $390,000; 2BR/2BA, 1,458 sq. ft., furnished, private decks, ocean/city views and two-car enclosed parking.
Used to screen current Ventanas condominium inventory and exclude non-condominium property types from the primary set.
Advertised at $1,900 USD per month with upscale furnishings, pool amenities and assigned parking.
Same-phase three-bedroom condo offerings at $33,000-$34,000 MXN were used as a rental ceiling cross-check.
Broader 2BR/2BA El Tezal condo inventory was used to establish the non-premium neighborhood floor.
Provides condo inventory, days-on-market, sale-to-list ratio and the 25-month inventory figure for two-bedroom condos.
Reference rate used for USD/MXN illustrations: $1 USD = $17.3975 MXN.