The Cabo Condo Resale Checklist: 22 Things to Fix Before You List

I have walked through too many Cabo resale condos where the owner listed first and prepped second — or never prepped at all. A buyer walks in, sees a dripping AC unit, a cracked grout line, and a stack of HOA notices on the counter, and mentally subtracts $50,000 from the asking price before they even check the view. Here are the 22 things I tell every seller to fix before the listing goes live.

Physical Prep: The First Impression Items (1–12)

1. Service the HVAC/mini-splits. Salt air corrodes coils faster than anywhere on the mainland. Have a technician clean, service, and test every unit. Replace any that are not cooling efficiently — a buyer who walks into a warm condo on a 95°F day forms their impression in 30 seconds.

2. Fix the grout. Tile grout in Cabo bathrooms and kitchens deteriorates faster due to humidity and salt exposure. Re-grout any cracked, stained, or missing sections. This is a $200–$500 job that prevents a $5,000 mental deduction from the buyer.

3. Repair or replace window and door seals. UV exposure degrades rubber seals within 3–5 years. Check every sliding door and window for dried, cracked, or missing seals. Water intrusion evidence (staining around frames) is a red flag buyers notice immediately.

4. Address water stains on ceilings and walls. Do not paint over them without finding and fixing the source. A painted-over water stain is worse than a visible one — it tells the buyer you are hiding something.

5. Check the hot water heater. Tank water heaters in Cabo typically last 6–8 years due to water quality. If yours is approaching that age, replace it. A $400 heater replacement prevents a last-minute inspection issue.

6. Deep clean the outdoor furniture and terrace. Salt film, mildew, and UV fading make outdoor spaces look neglected. Power wash the terrace. Clean or replace faded cushions. The terrace is often the hero shot in your listing photos.

7. Test every electrical outlet, light switch, and fixture. Replace burned-out bulbs, fix flickering switches, and ensure all GFCI outlets trip and reset properly. Minor electrical issues signal deferred maintenance.

8. Run every faucet and flush every toilet. Check for leaks under sinks, slow drains, and running toilets. Fix everything that drips, runs, or gurgles.

9. Inspect the kitchen appliances. Clean the inside of the oven, the refrigerator (including behind it), and the dishwasher. Replace any appliance that does not work. Buyers test appliances during showings.

10. Touch up paint. Cabo's UV exposure fades interior paint faster than temperate climates. Touch up scuffs, marks, and faded sections. If the paint is more than 5 years old, a full repaint ($1,500–$3,000 for a 2BR condo) is worth the investment.

11. Address pest evidence. Check for ant trails, gecko droppings (impossible to eliminate entirely, but clean them up), and any rodent evidence in utility areas. Schedule a pest treatment before listing.

12. Declutter and depersonalize. Remove personal photos, excess furniture, and accumulated belongings. If the unit has been your vacation home for 10 years, it probably has 10 years of accumulated stuff. Rent a storage unit or ship it home. Buyers need to see the space, not your vacation memories.

Systems and Infrastructure (13–17)

13. Get the HOA financial statements. Request the most recent annual financial statement, the current reserve fund balance, and any pending special assessments. Buyers and their agents will ask. Having these ready projects transparency and prevents "what are they hiding?" suspicion.

14. Confirm your HOA dues are current. Outstanding HOA balances are a closing issue. Clear any arrears before listing. Some developments will not authorize a sale until all dues are current.

15. Service the water heater, water softener, and water filtration system. If your unit has a reverse osmosis system, water softener, or UV purifier, have them serviced and document the service date. These systems are selling points when they work and liabilities when they do not.

16. Test the generator or backup power. If your unit or development has backup power, confirm it works. If your development has a shared generator, confirm it is maintained and funded through the HOA.

17. Verify your internet setup. Document the internet provider, speed, and monthly cost. If you have Starlink, confirm the subscription is transferable. Remote workers are a growing buyer segment, and internet is a deal-breaker for them.

Document Prep (18–22)

18. Locate your fideicomiso documentation. The trust agreement, the bank's authorization, and your most recent annual trust fee receipt. Missing fideicomiso documents can delay closing by 4–8 weeks. See our cross-border resale logistics guide.

19. Gather your original escritura and closing documents. The notario will need your original deed to calculate capital gains tax. The net gain method — which almost always saves money — requires documentation of your purchase price and all capital improvements.

20. Compile capital improvement receipts. Every receipt for renovations, upgrades, and additions reduces your capital gains tax basis. A $50,000 kitchen remodel 5 years ago could save you $5,000–$10,000 in ISR at closing.

21. Collect your predial (property tax) receipts. At minimum the last 5 years. These prove current tax status and are part of the capital gains documentation.

22. Execute your power of attorney now, not later. If you will not be in Mexico for the closing, get your poder notarial executed before you list. The apostille process takes 7–20 business days. Starting it after an offer comes in adds pressure to an already compressed timeline.

My Take

The difference between a condo that sells in 45 days and one that sits for 9 months is almost never the price — it is the preparation. In a market where fewer than half of listings sell, the units that show well, document well, and close without surprises are the ones that trade. Spend $3,000–$5,000 on prep, save $30,000–$50,000 on the negotiation. That is the best ROI you will ever get on a home improvement project.