The Cabo Buyer's Punch List: 30 Questions to Ask Before You Make an Offer

30 questions before buying Cabo property is the checklist I wish someone had given me before my first international transaction. After years of coaching buyers through the Los Cabos market, I have compiled the questions that surface the issues listing agents will not volunteer — not because they are hiding something, but because they genuinely may not think to mention the water delivery schedule, the HOA's litigation history, or the fact that the development's Phase 3 construction will be happening 50 feet from your terrace for the next 18 months.

Title and Legal (Questions 1-8)

1. Is the property in a fideicomiso, and when does the trust expire? — Fideicomiso trusts are granted for 50 years and are renewable, but the renewal process takes time and costs $1,000-$2,000. If the trust expires in 2-5 years, factor that into your negotiation. My fideicomiso guide explains the mechanics.
2. Which bank holds the fideicomiso, and what is the annual fee? — Annual trust fees range from $500 to $1,500 depending on the bank. Some banks are responsive; others are bureaucratic nightmares. Ask the seller about their experience with the trust bank.
3. Has a title search been completed, and is the title free of liens, encumbrances, and gravámenes? — A Mexican attorney should run a Registro Público search before you sign anything. My title search guide covers what to look for.
4. Is the property on ejido land, and has the ejido been fully privatized? — Ejido land that has not been fully converted to private ownership (dominio pleno) cannot be legally sold to foreigners. This is the single biggest legal red flag in Mexican real estate. Our ejido guide explains the risks.
5. Are all construction permits and uso de suelo (land use) certificates current and on file? — Unpermitted construction can result in fines, demolition orders, or inability to resell. Ask for copies of all permits.
6. Is there a ZOFEMAT (federal beach zone) issue? — Properties within the federal maritime zone face specific restrictions. My ZOFEMAT guide has the details.
7. What is the property's catastral value, and when was the last avalúo (appraisal)? — The catastral value affects your predial (property tax) and your eventual capital gains tax liability. My catastro guide explains the implications.
8. Is there a deslinde (boundary survey) on file, and does the physical property match the title deed? — Boundary disputes are more common than you think. A certified surveyor's deslinde should match the escritura. Our deslinde guide covers this.

Water and Infrastructure (Questions 9-14)

9. What is the water source — municipal, well, desalination, or cistern/pipa? — This single question reveals more about your daily quality of life than any other. Developments with desalination plants (Pedregal, some Corridor communities) have reliable water. Properties dependent on pipa truck delivery can face interruptions during dry season. My water infrastructure guide covers the landscape.
10. What is the cistern capacity, and how often does it need to be filled? — Most Cabo homes have a cistern (aljibe). Ask for the capacity in liters and the typical refill frequency. A 10,000-liter cistern that needs weekly filling is a different proposition than a 40,000-liter cistern with monthly fills.
11. What is the monthly CFE (electricity) bill, including the tariff tier? — Mexico's residential electricity rates are tiered, and Cabo's air conditioning loads push many homes into the highest DAC tier, where rates can be 3-5x the base rate. Ask for 12 months of CFE bills. My electricity guide has the full breakdown.
12. Is there a backup generator, and what fuel does it use? — Power outages happen in Los Cabos, especially during hurricane season. A whole-home generator adds $15,000-$30,000 to the property value. My generator guide covers the options.
13. What internet service is available — fiber, Telmex DSL, or Starlink only? — If you work remotely, this is critical. Fiber availability varies by development. My broadband guide maps the coverage.
14. Is the septic system in good condition, and when was it last serviced? — Many Cabo properties use septic systems rather than municipal sewer. A failing septic system is expensive and disruptive to replace.

Community and HOA (Questions 15-20)

15. What is the monthly HOA fee, and what does it cover? — Fees range from $200/month in basic condos to $1,500+/month in resort communities. Know exactly what is included: security, insurance, reserves, amenity maintenance, landscaping. My HOA guide has the data by development.
16. What is the current HOA reserve fund balance? — A healthy reserve fund should hold 6-12 months of operating expenses. A depleted fund means a special assessment is coming. Ask for the latest financial statement.
17. Can I see the last 12 months of HOA meeting minutes? — Meeting minutes reveal upcoming special assessments, ongoing legal disputes, maintenance issues, and neighbor conflicts that the listing agent will not mention. This is the single most underrated due-diligence document.
18. Is there pending or ongoing litigation involving the HOA? — Construction defect claims, disputes with the developer, and neighbor lawsuits all affect property values and can result in special assessments. My HOA governance guide covers what to look for.
19. What are the rental restrictions in the regimen condominal? — Some developments restrict short-term rentals (under 30 days), limit the number of rental days per year, or require using a specific management company. If rental income is part of your plan, read the regimen condominal before you sign.
20. Is the development still under developer control, or has it been turned over to the HOA? — Developer-controlled HOAs tend to have lower fees (subsidized by the developer) that jump significantly after turnover. Ask about the timeline for transition.

Physical Condition (Questions 21-25)

21. Has a professional home inspection been completed? — Mexico does not require home inspections, and many buyers skip them. Do not. Hire a certified inspector — ideally one familiar with Cabo construction methods. My inspection guide explains what to look for.
22. What is the condition of the roof, and when was it last waterproofed? — Flat roofs in Cabo need waterproofing (impermeabilización) every 3-5 years. A neglected roof leads to water damage that is expensive to repair. Ask for the date of the last treatment.
23. Is there evidence of salt air corrosion on metal fixtures, railings, or mechanical systems? — Cabo's coastal environment is brutal on metal. Marine-grade stainless steel and proper coatings are essential. Corroded railings, HVAC units, and electrical panels are expensive to replace. Our salt air maintenance guide covers what to inspect.
24. What is the age and condition of the HVAC system? — Air conditioning is non-optional in Cabo. Mini-split systems last 8-12 years in coastal environments. Replacement cost for a full system: $5,000-$15,000.
25. Are there any signs of structural settling, cracks, or movement? — Cabo sits in a seismically active zone. Hairline cracks are normal; diagonal cracks wider than 1/4 inch across doors and windows may indicate structural movement. My earthquake safety guide covers what to look for.

Rental and Investment (Questions 26-30)

26. What is the actual rental income history for the last 12 months? — Do not accept projections. Ask for the owner's actual income and expense records. Platform income (Airbnb/VRBO) is verifiable through the owner's host dashboard. My rental income guide has the market benchmarks.
27. What is the average nightly rate and occupancy rate for this unit? — Rates and occupancy vary dramatically by community, unit type, and management quality. A $300/night average with 55% occupancy is very different from a $200/night average with 75% occupancy.
28. What does professional property management cost? — Management fees in Los Cabos range from 25-35% of gross rental revenue, plus separate charges for cleaning, laundry, and maintenance. My management cost guide breaks down the line items.
29. Are there upcoming development phases, construction projects, or road work that will affect the property? — Nothing kills rental income and personal enjoyment like construction noise and blocked views. Ask the developer and the HOA about the construction timeline for the next 2-3 years.
30. What is the realistic resale timeline and expected appreciation? — Average days on market in Los Cabos varies by community and price point. My market absorption data shows what to expect. Do not buy expecting to flip in 12 months — most Cabo properties need a 3-5 year hold to cover transaction costs and realize meaningful appreciation.

How to Use This List

Print this and bring it to your property tours. Ask each question directly to the listing agent, and make notes on the answers. Any question that gets a vague answer or an "I'll get back to you" is a red flag that deserves follow-up before you submit an offer.

Not every question will apply to every property — a new-construction condo in Diamante has different concerns than a 20-year-old villa in Pedregal. But the habit of asking is what separates informed buyers from regretful ones.