How to Rent a Property in Cabo: A Guide for Mexicans and Foreigners
Publicado por Carlos Medina
Renting a home in Cabo (Cabo San Lucas, San José del Cabo, and East Cape) can be exciting… but also overwhelming if you don’t know how the market works.
Whether you’re:
✔ New to Cabo (expat or Mexican relocating for work),
✔ An established expat who already lives here and wants to upgrade or downsize,
✔ A local family upgrading to a better community, or
✔ Someone downsizing to save money or simplify life,
…this guide will show you everything you need to know — from costs and best areas to negotiation tips and legal requirements.
✅ Why People Move in Cabo: Which One Are You?
1. New Expats
You’re just arriving. You probably want something furnished and easy to move into, and you’re still learning which areas fit your lifestyle.
2. Established Expats
You’ve lived here for a while. Maybe you’re:
Upgrading to a larger house or gated community now that you know Cabo well.
Downsizing to a condo or smaller house to save money or reduce maintenance.
3. Locals & Mexicans Upgrading
Families are moving to El Tezal, San José gated communities, or Ventanas for security, better schools, and modern amenities.
4. Locals & Mexicans Downsizing
Some are leaving expensive gated communities for practical condos closer to work or schools.
✅ How Much Does Rent Cost in Cabo? (2025)
· Studio – Downtown Cabo San Lucas
Who Usually Rents It: Singles, digital nomads, workers
Average Monthly Rent: $7,000 – $14,000 MXN
· 1 Bedroom Condo – Downtown Cabo San Lucas
Who Usually Rents It: Workers, single expats, locals
Average Monthly Rent: $12,000 – $26,000 MXN
· 1 Bedroom Apartment – San José del Cabo
Who Usually Rents It: Singles, new expats
Average Monthly Rent: $5,000 – $12,000 MXN
· 2 Bedroom Condo – El Tezal, Cabo San Lucas
Who Usually Rents It: Expats, small families, professionals
Average Monthly Rent: $20,000 – $30,000 MXN
· 2 Bedroom Apartment – Downtown Cabo San Lucas
Who Usually Rents It: Local families, people sharing apartments
Average Monthly Rent: $17,000 – $30,000 MXN
· 3 Bedroom House – San José del Cabo
Who Usually Rents It: Local families, long-term expats
Average Monthly Rent: $30,000 – $60,000 MXN
· Townhouse – El Tezal
Who Usually Rents It: Small families, professionals
Average Monthly Rent: $22,000 – $30,000 MXN
· Beachfront House – East Cape
Who Usually Rents It: Retirees, surfers, established expats
Average Monthly Rent: $30,000 – $60,000+ MXN
· Penthouse – Pedregal
Who Usually Rents It: Executives, wealthy retirees, relocations
Average Monthly Rent: $50,000 – $100,000+ MXN
· Luxury Villa – Cabo Corridor & Pedregal
Who Usually Rents It: High-net-worth individuals, relocations, staff-included units
Average Monthly Rent: $60,000 – $100,000+ MXN
Market Trends
Locals upgrading to safer gated communities.
Established expats moving from downtown condos to quieter houses.
Downsizing locals & expats choosing smaller, cost-effective condos.
East Cape booming with retirees and remote workers seeking beachfront living.
Pro Tips for Budgeting
✅ New Expats → Expect to pay slightly more; negotiate by offering 3–6 months upfront.
✅ Established Expats → Use your payment history to get a better deal when renewing or switching homes.
✅ Locals Upgrading → Commit to longer leases (12–24 months) for lower monthly rent.
✅ Locals Downsizing → Look for unfurnished rentals; they’re 10–20% cheaper.
✅ Best Areas to Rent in Cabo (Who They’re For)
Cabo San Lucas
✔ Best for: Workers, singles, newcomers.
✔ Scenario: Locals downsizing to be closer to work, new expats starting with furnished condos.
San José del Cabo
✔ Best for: Families, long-term locals, retirees.
✔ Scenario: Mexican families upgrading for schools and safety; established expats moving to quieter residential areas.
El Tezal
✔ Best for: Professionals, families, expats upgrading.
✔ Scenario: Locals and expats upgrading to safer gated communities.
East Cape
✔ Best for: Retirees, surfers, remote workers.
✔ Scenario: Established expats & retirees downsizing from city life to beachfront simplicity.
👉 Best Gated Communities in Cabo for Long-Term Rentals.
✅ Quick 7-Step Rental Guide (Screenshot This!)
Define your budget & needs.
Choose your ideal area.
Search using trusted agents or verified listings.
Visit & inspect the property carefully.
Check legal requirements (ID, proof of income, deposit).
Negotiate rent & lease terms.
Sign, pay, and document the property’s condition.
✅ Common Mistakes to Avoid
❌ Paying without a signed lease – Always get a written contract.
❌ Not checking HOA rules – Many communities restrict pets or parking.
❌ Skipping a move-in inspection – You could lose your deposit later.
❌ Accepting verbal promises – If it’s not in the lease, it doesn’t exist.
❌ Underestimating utility costs – Always ask what’s included.
✅ Where to Find Rentals
Real Estate Advisors
✔ Best for all groups: They provide verified listings, handle contracts, and know off-market deals.
Online Listings & Social Media
✔ Be careful — only use reputable websites.
Networking
✔ Many locals and long-term expats find rentals through community WhatsApp groups.
👉 See available long-term rentals in Cabo here.
✅ Visiting Properties: Checklist
✔ Check appliances & furniture (if furnished).
✔ Test water pressure & supply.
✔ Confirm internet providers (important for remote work).
✔ Ask about HOA fees (some include security & trash).
✔ Take photos or videos during the visit.
✅ Legal Requirements (Mexicans & Expats)
Mexicans & Locals
✔ INE or Passport as ID.
✔ Proof of income (nómina, bank statements).
✔ Sometimes a fiador (co-signer).
Expats (New or Established)
✔ Passport (tourist visa accepted).
✔ Proof of income or employment.
✔ Security deposit + first month’s rent.
👉 Legal Requirements for Renting a Property in Cabo.
✅ Understanding Your Lease
✔ Rent & Payment Terms – MXN or USD, due date.
✔ Lease Duration – Usually 12 months for long-term rentals.
✔ Included Services – Water, internet, HOA fees vary.
✔ Pet Policy – Must be written in the contract.
✔ Annual Rent Increases – Standard 5–7%.
✅ Negotiation Tips
💡 New Expats → Offer to pay multiple months upfront.
💡 Established Expats → Request smaller annual increases when renewing.
💡 Locals Upgrading → Offer longer leases for discounts.
💡 Locals Downsizing → Negotiate directly with private landlords.
✅ FAQs About Renting in Cabo (2025)
Q: Can expats rent without residency?
A: Yes, but with caveats. Many landlords will rent to expats using just a valid passport and temporary visitor permit (FMM). However, for long-term leases (over 6 months), landlords may require proof of valid visa or residency status, such as a temporary residence permit, to avoid legal or tax complications.
Q: Are furnished rentals more expensive?
A: Absolutely. Furnished units typically cost 20–40% more due to inclusion of appliances, furniture, and flexibility for short-term tenants.
Q: Which areas are best for families?
A: San José del Cabo: quieter with family-centric neighborhoods and schools.
El Tezal: newer developments, gated communities, often rented by professionals and families.
Q: Which areas are best for singles or workers?
A: Cabo San Lucas (Downtown): lively, walkable, close to urban amenities and employment centers.
Downtown San José del Cabo: smaller, more local, good for singles and remote workers.
Q: What’s the typical lease term?
Short-term (month to 6 months): Popular among digital nomads and snowbirds; prices are higher and landlords often require furnished units.
Long-term (6–12 months or more): Common among locals and expats; tends to be unfurnished and slightly cheaper per month .
Q: Is a security deposit required?
A: Yes; usually equivalent to 1–2 months’ rent. Furnished rentals may require higher deposits to cover potential damage.
Q: Are utilities included?
A: Typically not included. Expect to pay for electricity, water, internet, and sometimes garbage separately, especially in long-term and unfurnished rentals. Short-term or luxury rentals may include all utilities.
✅ Final Thoughts
Renting in Cabo (Cabo San Lucas, San José del Cabo, and East Cape) works for everyone—new expats, long-term residents, locals upgrading, or families downsizing.
The key is to:
✔ Know the market,
✔ Work with trusted professionals, and
✔ Move fast when you find the right home.
👉 See available long-term rentals in Cabo here to start your search today.