Buying Property in Todos Santos, Baja California Sur

The Complete Guide for US and Canadian Buyers — Culture, Real Estate, and the Life You're Actually Buying Into

By Karina Christensen | Baja House Hunters | Ronival Real Estate

karina@contigobaja.com | bajahousehunters.com

Most buyers arrive in Todos Santos for a long weekend and leave trying to figure out how quickly they can move here permanently. This is not an accident. The town has a particular quality — part colonial Mexico, part artist colony, part surf culture, part serious culinary destination — that is very difficult to replicate and almost impossible to leave behind mentally once you've experienced it.

Todos Santos holds the designation of Pueblo Magíco — a distinction awarded by the Mexican federal government to towns of exceptional cultural significance, historical heritage, and natural beauty. There are fewer than 200 Pueblo Magíco towns across all of Mexico, and Todos Santos earned it for reasons that are immediately obvious to anyone who spends more than a day here. It sits on the Pacific coast of Baja California Sur, about 80 kilometers north of Cabo San Lucas, at the base of the Sierra de la Laguna mountains. The combination of desert Sierra, Pacific ocean, colonial architecture, and one of the most culturally active expat communities in Baja makes it unlike anywhere else in Mexico.

This guide is for the buyer who has done their homework on Baja and decided that Todos Santos is their destination. It covers the real estate landscape, the ownership process, the neighborhood differences, the lifestyle, and the honest tradeoffs — because there are some — so you can make the best possible decision.

What makes Todos Santos different from the rest of Baja California Sur?

The short answer: culture. Todos Santos has an arts and creative scene that punches well above its population size — galleries, studios, a historic theater, a serious literary tradition, and a calendar of festivals, concerts, and cultural events that runs year-round. This is a town where you might end up at a dinner party with a painter, a chef, a marine biologist, and a retired federal judge from Colorado, all of whom moved here within the last decade.

The longer answer involves geography. Todos Santos sits at a unique intersection: the Pacific coast for surf and fishing, the Sierra for hiking and cool-season temperatures, and the agricultural valley that supplies some of the finest produce in Baja. It's also at the precise point where Baja California Sur transitions from the more developed Los Cabos corridor to the quieter, more rugged stretch heading toward La Paz.

Cabo has the resorts. La Paz has the sea. Todos Santos has the soul.

For buyers, this translates into a market with strong long-term fundamentals: the Pueblo Magíco designation brings federal investment in infrastructure and cultural preservation, consistent international media attention, a deep and loyal expat community that sustains local businesses year-round, and a town that has managed growth more thoughtfully than almost anywhere else on the Baja peninsula.

Understanding the Todos Santos real estate market

Todos Santos has a more varied and layered property market than either Cerritos Beach or Pescadero. Understanding the distinct areas within and around the town is essential to buying well.

The historic Centro

The heart of Todos Santos - cobblestone streets, 19th-century buildings, the iconic Teatro Cine General Manuel Marquez de Leon, the central plaza, and the highest concentration of galleries, restaurants, and boutique hotels in town. Properties here are colonial casas, some carefully restored, others waiting for their moment. Centro properties are prestigious, walkable, and genuinely limited in supply.

Expect smaller lots and older construction, but the location premium is real. Entry level for a restored Centro home starts around $500,000 USD. Exceptional properties - large, architect-restored, with significant character- run $800,000 to $1.5 million and above.

The hills above town

A ten-minute walk or two-minute drive from the Centro, the hillside neighborhoods offer panoramic views of the town, the Pacific, the Sierra, and the agricultural valley below. Hillside lots and homes range widely: a modest lot with good views might start at $150,000–$250,000; a finished custom home with serious views and architectural integrity can reach $1.5–$2 million. This is the segment of the market that has seen the most new construction activity and the strongest appreciation.

Las Tunas and the beach corridor

Todos Santos's beach access is a short drive west of town — Las Tunas, La Poza, and several other Pacific stretches that are less developed than Cerritos but offer the same wild, dramatic coastline. Beach and near-beach properties here are a different product: some more rustic with existing huertas or palm groves, others with Pacific views or frontage that is genuinely stunning.

This is where many of the newest custom homes in Todos Santos have been built - contemporary architecture taking full advantage of the views and hills, with infinity pools oriented toward the sunset and the kind of views that make house guests embarrassingly emotional.

Important note for buyers: Todos Santos's beaches have strong shore break and dangerous currents in many areas and are not swimming beaches. The appeal here is aesthetic and surf-oriented, not resort beach. Buyers who understand this love it; buyers expecting swimmable water are occasionally surprised.

The outskirts and rural parcels

Within 5–15 minutes of the Centro, larger agricultural and rural parcels offer the Pescadero-style proposition of acreage and privacy within reach of town amenities. Some of the most interesting properties in the Todos Santos market are here: old mango orchards, working farms with casitas, and undeveloped land with Sierra views and serious potential.

Can a US or Canadian citizen own property in Todos Santos?

Yes, through the same legal framework that applies across coastal Baja California Sur. Here is a clear overview.

The fideicomiso for coastal and restricted zone property

Mexican law restricts direct foreign ownership within 50 kilometers of the coast and 100 kilometers of international borders. Todos Santos falls within this restricted zone. Foreign buyers hold property through a fideicomiso — a bank trust in which a Mexican bank holds the title as trustee and you are the named beneficiary with full rights to use, rent, remodel, sell, gift, or pass on the property.

What a fideicomiso means in practice:

• You control the property entirely — the bank holds title only in a legal/administrative sense

• You can name beneficiaries who inherit outside of Mexican probate

• The trust is renewable every 50 years with no practical expiration concern for buyers today

• Annual trust fees run approximately $500–$700 USD per year

• The fideicomiso is established through your Notario as part of the closing process

The Notario Publico

Mexico's Notario Publico is a government-appointed attorney, far more powerful than a US notary, who verifies clean title, manages the official deed (escritura), and handles all tax filings related to the transaction. Every legitimate Mexican real estate closing goes through a Notario. We work with experienced Notarios who specialize in foreign buyer transactions and will guide you through every step without surprises.

Closing costs

Budget 4–8% of the purchase price in closing costs, covering Notario fees, acquisition tax (ISAI), fideicomiso setup, and property registration. You will receive a detailed cost estimate from the Notario before signing anything.

What does life in Todos Santos actually look like?

Let me describe a week, because that is more useful than a list of amenities.

Monday morning: coffee from one of the many genuinely excellent coffee shops within walking distance of the Centro, a browse through the farmers market, a conversation with a neighbor who is a ceramicist and wants to know if you are coming to the gallery opening Thursday. The light is extraordinary: that Sierra-Pacific combination produces a quality of morning light that painters have been chasing for decades.

Wednesday: a drive to Cerritos Beach, 20 minutes south, for a surf or a long lunch at a beach restaurant. Or the opposite direction to La Paz for the afternoon, 90 minutes on a good highway, a walk along the Malecon, fresh seafood, back by evening.

Friday: dinner at one of the restaurant-quality kitchens in town — there are several that would hold their own in San Francisco or New York, at a fraction of the price. The table might have a filmmaker, a retired surgeon, a Mexican architect, and an organic farmer. This is not a contrived expat bubble. It is a genuinely international, intellectually alive community.

The rhythm of Todos Santos in high season (November through April) is active and social. In low season (July through September) the town quiets considerably, temperatures climb, and the expats who stay describe it as their favorite time: slower, more local, more theirs.

The arts and cultural calendar

Todos Santos hosts an annual arts festival that draws visitors from across the US, Canada, and Europe. The theater hosts concerts, film screenings, and performances throughout the year. Galleries rotate shows regularly. The town has a literary culture: there are writers here, seriously, and they host readings. For buyers who left urban cultural life reluctantly, Todos Santos offers more than they expect.

Restaurants and food

The dining scene in Todos Santos is exceptional relative to the town's size. Farm-to-table cooking with access to the Pescadero valley's organic produce, Pacific seafood caught daily, and chefs who moved here specifically for the quality of ingredients available. There are also excellent taco stands and market food; the full range, at every price point.

Getting here

Los Cabos International Airport (SJD) is approximately 80 kilometers south — roughly an hour's drive on the Transpeninsular Highway. Direct flights serve most major US cities including Los Angeles, Phoenix, Denver, Dallas, Chicago, Houston, and more. West Coast flight time is about 2.5 hours.

Healthcare

Todos Santos has local clinics for routine care. For serious medical needs, the private hospitals in Cabo San Lucas and San Jose del Cabo are approximately an hour away and provide high-quality care at dramatically lower cost than comparable US facilities. Many full-time residents maintain US insurance for major procedures.

Todos Santos in the context of the Pacific corridor

One of Todos Santos's greatest advantages for buyers is its position at the cultural and geographic anchor of the corridor. Understanding how it relates to the neighboring communities helps clarify what you are, and are not, buying.

Cerritos Beach — 20 minutes south

The surf-focused, beach-oriented community with a fast-growing restaurant and bar scene. Where Todos Santos residents go for beach time, surf lessons, and a more casual afternoon. Cerritos is younger, more energetic, more tourist-facing. The two communities are complementary rather than competing.

Pescadero — 15 minutes south

The authentic agricultural town between Todos Santos and Cerritos Beach. More local, quieter, with larger properties and lower density. Some Todos Santos buyers who prioritize space over cultural access ultimately choose Pescadero; buyers who want to walk to a gallery opening stay in Todos Santos.

Los Cabos — 80 kilometers south

The international infrastructure hub: the airport, Costco, major medical, high-end shopping, the full resort experience. Available when you need it, comfortably far when you don't. Most Todos Santos residents make the trip once or twice a month.

La Paz — 90 minutes north

Baja California Sur's capital city — more Mexican, less touristic, with a beautiful waterfront, excellent seafood, and a pace of life that is entirely its own. Worth knowing well. The ferry to mainland Mexico departs from La Paz for buyers who want to explore further.

What should buyers know before making an offer in Todos Santos?

After years of working this market, here is the unvarnished advice we give every serious buyer.

The market moves quietly

The best properties in Todos Santos do not linger on public portals. They circulate through agent networks and local relationships. If you are only searching MLS or international listing sites, you are seeing the remainder after the good stuff has already gone. Working with an agent who is physically present and connected in this market is not optional; it is the difference between finding the right property and settling for what's left.

Centro properties require due diligence on title history

Older colonial properties in the historic center can have complicated title histories: multiple owners, informal transfers, inheritance questions. This is not uncommon in Mexican real estate and is entirely manageable with the right Notario and, in complex cases, title insurance. Do not skip the due diligence on a Centro property regardless of how much you love it.

Construction quality varies enormously

Todos Santos has seen a wave of new construction activity in the past decade, and quality ranges from genuinely exceptional to genuinely problematic. I have seen beautiful architecture over inadequate foundations, and modest exteriors hiding superb builds. A thorough inspection by a qualified inspector before any offer is non-negotiable.

The low season is your friend if you're buying

Visiting Todos Santos in July or August gives you a completely honest picture of what life is like when it's hotter, quiet, and thoroughly local. If you still love it in August, you will love it year-round. If you can only visit in January, try to extend your trip long enough to see more than the high-season highlight reel.

Rent before you buy if you can

Todos Santos has an excellent vacation rental inventory. If your timeline allows, spending two to four weeks here in different seasons before committing to a purchase will pay for itself many times over in clarity about which neighborhood, which property type, and which lifestyle actually fits.

How Baja House Hunters works with Todos Santos buyers

We’re Ron and Karina, a husband and wife team, and the Pacific corridor from Los Cabos to Todos Santos is where we work, live, and have built our professional reputation over many years. We know the Todos Santos market at the level that only comes from being here consistently: which agents have the best off-market access, which contractors deliver what they promise, which neighborhoods are appreciating and which have issues that don't show up in listing photos.

Baja House Hunters operates under Ronival Real Estate, the most established brokerage in Baja California Sur, giving me access to the broadest possible inventory: listed and off-market; across the entire corridor.

Here is what working with us looks like for a Todos Santos purchase:

• A real conversation about your goals, lifestyle, budget, and timeline — before any property touring

• Honest guidance on the different Todos Santos neighborhoods and which fits your actual priorities

• Access to both listed and off-market properties, including properties that circulate only through agent relationships

• Due diligence support: connecting you with the right Notario, inspector, and title insurance provider for the specific property

• Coordination with architects and builders if you are pursuing a custom build or renovation

• No pressure, ever — the right Todos Santos property is worth waiting for, and I would rather you find it than rush

Our buyers range from full-time relocators to snowbirds to investors building a boutique vacation rental portfolio. What they share is that they've done their research, they know what they want, and they want an agent who will tell them the truth about a property, not just close the deal.

Frequently asked questions

Is Todos Santos too touristy now?

It depends entirely on what you buy and where. A Centro casita two blocks from the main tourist street is a different experience from a hillside home with Sierra views or a rural parcel outside town. The town has grown and will continue to grow, but the bones of what makes it special are deeply embedded in the community and the geography. Buyers who want to experience it before it changes further should stop waiting.

What is the Hotel California situation?

The Hotel California in Todos Santos has no verified connection to the Eagles song, despite decades of tourist lore to the contrary. It is, however, a beautifully restored boutique hotel with excellent food and a good bar, and worth a visit regardless of the mythology. Buyers ask about this more than you might expect. (It currently is closed for major renovations).

Can I get reliable internet for remote work?

Yes. Internet infrastructure has improved significantly in Todos Santos over the past several years, and Starlink is widely used by remote workers who want dedicated high-speed connectivity. Working remotely from Todos Santos is entirely practical.

What is the rental income potential for Todos Santos properties?

Strong, particularly for well-located, well-presented properties in the Centro or with significant views. The Todos Santos rental guest is typically high-end: longer stays, higher nightly rates, lower turnover costs. Boutique properties with character and cultural context outperform generic vacation rentals in this market.

How do property taxes work?

Mexico's predial (annual property tax) is very low by US standards — often a few hundred to low thousands of dollars annually depending on assessed value. Todos Santos has a municipal surcharge in some areas, but the overall property tax burden remains dramatically below US norms. There is also the annual fideicomiso fee of approximately $500–$700 for coastal trust properties.

Is it safe to live in Todos Santos?

The Pacific corridor of Baja California Sur has a substantially different security profile from Mexico's border regions or areas with cartel activity. Todos Santos has a large, long-established international community and a genuine civic culture. Common-sense precautions apply as they do anywhere, and the expat community here is not living in a bubble, they are integrated into Mexican life in a way that reflects the town's character.

Let's talk about your Todos Santos search.

Whether you're ready to move quickly or still in the research phase, a conversation costs nothing and usually clarifies everything. We know this town, we know the market, and we know how to find the properties that don't show up on public portals. Reach out and let's figure out if Todos Santos is your corner of Baja.

Karina and Ron

Baja House Hunters | Contigo Baja | Ronival Real Estate

karina@contigobaja.com

bajahousehunters.com

Buyers Guide - Buying Property in Todos Santos, Mexico