Q2 2025 Market Update: B.C.S.
Cerritos, El Pescadero, and Todos Santos
Market Overview:
As we reach the midpoint of 2025, the Baja California Sur real estate market continues to show resilience and dynamic shifts in pricing, sales volume, and market behavior. With an increasing interest from international investors, particularly from the U.S., and a variety of ongoing developments, the region remains a key player in Mexico’s coastal real estate market.
Market Performance - Cerritos, El Pescadero, and Todos Santos:
Key Metrics (Q2 2025) (MLS only, does not include off market properties):
Active Listings: 61 (slight decrease from previous months)
New Listings: 8
Sold Listings: 5
Pended Listings: 1
Average Sold Price: $583,350 USD
Average List Price (Active): $1,291,201.64 USD
Median Sold Price: $650,000 USD
Median List Price (Active): $1,299,278.57 USD
Absorption Rate: 20.33% (indicating a more balanced market)
Sale to List Price Ratio: 97%
Comparative Insights:
Average Days on Market (DOM): 293.2 days, indicating a slight increase in market duration as buyers take more time to evaluate properties.
Sale to Original List Price Ratio: 96%, suggesting that while sellers are close to their initial asking prices, there is still room for negotiation in many cases.
New Listings: Despite a decrease in the number of new listings compared to previous months (April 2025: 8 new listings), the market still remains relatively stable, with properties being carefully priced to reflect current market conditions.
Individual Area Performance:
Cerritos Beach:
Active Listings: 65 in previous months, showing consistent interest, especially for beachfront properties.
Average List Price: $1,264,746.14 USD
Median Sold Price: $624,500 USD
Trends: The Cerritos Beach area has experienced moderate growth, especially in high-demand beachfront homes. However, there has been a slight decrease in sales activity, with a 7.2% drop in total sold volume compared to previous quarters. The market remains strong but cautious, with more buyers opting for high-value, well-located properties.
El Pescadero:
Average Price per Square Meter: Higher than Todos Santos, with beachfront properties continuing to fetch premium prices.
Sales Activity: El Pescadero remains a serene alternative to more urbanized areas, offering larger land parcels and attracting those looking for privacy and space. The inventory is more limited, which helps maintain property values even during slower sales months.
Todos Santos:
Active Listings: 53 in October 2024, showing steady interest in this culturally rich town.
Sold Listings: 6 (increase from prior months), suggesting that market activity is picking up in this area.
Average List Price: $1,295,152 USD
Median Sold Price: $960,000 USD
Trends: The market in Todos Santos has cooled slightly with an increase in inventory and slower sales, yet its reputation as a vibrant cultural hub continues to attract both international buyers and those seeking a more laid-back lifestyle. The market here is expected to maintain steady growth with an increase in luxury properties and sustainable developments.
Q3 2025 Market Outlook:
Key Factors Influencing the Market:
Demand from International Buyers: We continue to see strong interest from U.S.-based investors looking for vacation homes and income-producing properties in Baja Sur. The area's proximity to California is an ongoing appeal.
Infrastructure Developments: New improvements in road access and utilities (especially in areas like El Pescadero) will drive growth, making properties more accessible and livable in the long term.
Shifting Pricing Trends: While the market has shown signs of cooling, especially with the slight increase in average days on market, pricing is expected to stabilize as developers continue to offer new product types (including luxury condos and sustainable homes).
Zoning and Development Regulations: As the region’s development continues, there may be stricter zoning regulations and sustainable building practices being implemented, particularly in Todos Santos and Pescadero, where natural preservation remains a key concern.
The real estate market in Cerritos, Pescadero, and Todos Santos is exhibiting a steady, yet evolving, trend. Buyers continue to seek prime properties, though with a more cautious approach, and the market’s performance will rely heavily on inventory and demand balancing out in the coming months. With new developments underway and demand from international investors remaining high, Baja California Sur remains one of the most attractive real estate destinations in Mexico.
For more information on specific properties, trends, or detailed market insights, please feel free to reach out