Cabo's Microseason Calendar: What to Do and When to Buy, Month by Month

Most Cabo guides give you two seasons: peak and off. That is like saying New York has winter and summer. In reality, Los Cabos runs on at least a dozen microseasons that determine when whales arrive, when marlin run, when deals close, and when your rental income spikes or craters.

After years of walking developments, writing offers, and managing rental calendars in this market, I can tell you: timing is not just about when to buy. It is about understanding the rhythm of a place that operates on its own calendar — one that does not map neatly onto the American school year or the financial quarter.

Here is the real month-by-month calendar for Los Cabos, from a property perspective.

January: The Cash Offer Avalanche

January is when the money arrives. Snowbirds who spent the holidays at home fly down in the first week of January and stay through March. Many of them toured properties in November or December, went home to think about it, and come back ready to write checks.

This is the highest-volume offer month of the year. Roughly 20% of all annual transactions in Los Cabos initiate in January. The vast majority are cash. Sellers know this and price accordingly — January is not the month to hunt for below-market deals. It is the month when motivated sellers who listed in fall get their asking price or close to it.

Activities: Whale watching is in full swing (humpbacks and gray whales in the Pacific). Sport fishing is steady. Weather is perfect — highs of 78–82°F, lows of 58–62°F. Zero rain.

Rental: Peak pricing. Nightly rates hit their annual maximum during the first two weeks of January (post-holiday surge). Occupancy: 80–90% for quality properties.

February: The Decision Month

February is when January's window shoppers become buyers. The weather is flawless. The whales are still here. The San Jose del Cabo Art Walk is running every Thursday night, and the organic market is packed every Saturday.

Transaction volume remains high. February and March are when the most closings actually fund — deals that went under contract in December and January work through the 30–45 day escrow process and close in February. Notario offices are at peak capacity.

Activities: Whale watching peaks. Surf on the Pacific side (Cerritos, Todos Santos) is consistent. Art Walk in San Jose is a weekly highlight. Golf tournaments begin.

Rental: Sustained peak. Nightly rates stay 40–60% above green season. Minimum stay requirements tighten to 5–7 nights.

March: Spring Break and the Last Push

Spring break brings the highest occupancy of the year for rental properties. Families arrive in waves — the timing depends on school districts, but expect March 10 through April 5 to be fully booked if your property is family-friendly.

For buyers, this is the last month of strong inventory before sellers start to pull listings for summer. If you have been watching a property all winter, March is decision time. Motivated sellers will negotiate — unmotivated sellers will simply take their property off the market until fall.

Activities: Last month of reliable whale watching. Water temperature begins climbing (72–75°F). Semana Santa falls in March or April (it moves with Easter) and transforms the energy of the entire region.

Rental: The highest nightly revenue of the year for most properties. Spring break premium pricing. Book well in advance.

April: The Transition

April is the shoulder month. Snowbirds fly home. Rental demand drops sharply after Easter. The weather shifts — highs hit 85–90°F and humidity begins to creep up.

For buyers, April can be interesting. Sellers who did not find a buyer during peak season face a choice: keep the listing active through the quiet summer or reduce the price and try to close quickly. Some of the best deals I have negotiated started with April conversations.

Activities: Snorkeling and diving improve as water clarity increases. Sport fishing picks up — roosterfish and dorado begin appearing. The tourist crowds thin noticeably.

Rental: Sharp drop. Nightly rates fall 25–35% from March. Occupancy: 45–55%. This is when property managers earn their fees by adjusting pricing dynamically.

May: Green Season Begins

May marks the beginning of green season. Air temperatures hit 90°F regularly. Sea temperature climbs to 78–80°F — warm enough for extended ocean time. Tourism is at its annual low.

For buyers, May is underrated. Inventory is smaller but pricing is softer. Sellers who keep listings active through green season are often more motivated. Construction crews become more available, and renovation quotes drop 15–20% from peak season rates.

Activities: Sport fishing enters its strongest phase. Marlin season begins in earnest. Diving visibility peaks. The Pacific side surf dies down as summer swells fade.

Rental: Green season pricing. Nightly rates are 40–60% below peak. But operational costs remain the same, so net income compresses significantly.

June: The Quiet Before the Heat

June is the quietest month in Los Cabos for both real estate and tourism. It is genuinely hot (95°F+ days), but it is also when the sea is warmest and calmest. For buyers who can tolerate the heat, June offers the most relaxed showing schedule and the least competition.

This is also when I tell buyers to schedule renovation and construction projects. Contractor availability peaks in June and July, and pricing is as competitive as it gets. If you closed in spring and need work done, get it started now.

Activities: Marlin fishing is world-class. Water temperature: 82–85°F. Snorkeling is excellent. But most beach and outdoor activities shift to early morning and late afternoon to avoid midday heat.

Rental: Annual low. Occupancy: 30–40%. Nightly rates bottom out. Many owners block their properties for personal use or extended maintenance.

July: American Summer Begins

July brings a modest tourism bump from American families on summer vacation. It is not peak — the heat keeps many visitors in the pool or AC — but it is measurably better than June for rental income.

Real estate activity is minimal. Most transactions are in escrow from spring offers or are off-market deals between connected parties. If you are touring properties, you will have developments nearly to yourself.

Activities: Peak marlin season. The Bisbee fishing tournaments begin building momentum (the main event is in October). Water is bathtub-warm. Sea turtle nesting season begins on the Pacific side.

Rental: Slight uptick from June. Occupancy: 35–50%. Pricing stays at green season levels.

August: Hurricane Watch

August is the beginning of serious hurricane season. Most storms miss Los Cabos entirely — the region has been hit by fewer than ten significant hurricanes in the last 50 years — but the threat affects insurance rates, rental bookings, and buyer psychology.

Sea turtle release events begin on Pacific beaches (Cerritos, Todos Santos) and continue through December. These are genuinely moving experiences and are a significant draw for eco-tourism rental guests.

Activities: Turtle nesting and hatchling releases. Sport fishing remains excellent. Humidity peaks. Occasional tropical storms bring dramatic but brief rain.

Rental: Low. Some property managers offer monthly rates to attract longer-stay guests. Occupancy: 30–45%.

September: The Buyer's Best Month

September is, in my experience, the single best month to buy property in Los Cabos. Here is why:

• Sellers who listed in spring and did not sell are staring down another peak season and wondering whether to reduce price or wait another year
• Hurricane anxiety suppresses buyer competition — fewer people are touring, fewer offers are landing
• Properties that have been on market for 6+ months are most negotiable now
• I have closed deals in September at 8–15% below what the same properties would command in January

The tradeoff: you are buying during the hottest, most humid, and highest-hurricane-risk month. Some buyers cannot get past that psychologically. Their loss.

Activities: Mexican Independence Day (September 15–16) is a major local celebration. Sport fishing tournaments ramp up. The East Cape is spectacular for diving — whale sharks sometimes appear.

Rental: Still low, but September 15–16 weekend books well with domestic Mexican travelers at premium rates.

October: The Turn

October is when everything shifts. Hurricane risk drops sharply after mid-month. Air temperatures begin moderating (highs of 88–92°F). The Bisbee Black & Blue fishing tournament — the richest billfish tournament in the world — brings thousands of visitors and global media attention to Cabo San Lucas.

Real estate inventory refreshes. Sellers who plan to list for peak season put properties on the market in late October. Buyers who want to close before the new year begin serious searches.

Activities: Bisbee tournaments. Día de Muertos preparations begin (late October). Whale shark encounters on the East Cape. Surf returns to the Pacific side as winter swells build.

Rental: Beginning to climb. Bisbee week commands premium rates in Cabo San Lucas marina-area properties. Occupancy: 50–60% and rising.

November: Peak Season Ignition

November is the start of peak season, and it hits fast. Snowbirds arrive. Thanksgiving week is one of the highest-revenue weeks of the year for rental properties. The whales begin arriving. Día de Muertos (November 1–2) is an increasingly important cultural tourism draw.

Transaction volume accelerates. Buyers who want to close before year-end for tax purposes (especially US tax year-end considerations) push deals forward aggressively. It is common to see closing timelines compressed to 20–25 days in November.

Activities: Día de Muertos. Whale watching begins (early arrivals). Surf season starts on the Pacific. Weather is perfect — 82–86°F, minimal humidity, zero rain.

Rental: Ramp-up. Thanksgiving week is top-5 revenue week of the year. Occupancy: 70–80%. Nightly rates return to peak levels.

December: The Grand Finale

December is everything at once. Peak rental demand. Peak tourism. Peak social activity. Holiday season in Los Cabos is spectacular, and the rental numbers reflect it — Christmas and New Year's weeks are typically the two highest-revenue weeks of the entire year, with nightly rates 80–150% above green season baselines.

Real estate slows in the last two weeks as notario offices close for holidays and both buyers and sellers shift focus to celebrations. But the first two weeks of December are active — year-end tax-motivated closings push volume.

Activities: Whale watching in full swing. New Year's Eve celebrations across the marina. Las Posadas (December 16–24). Weather: 78–82°F, perfect.

Rental: Annual peak. Christmas and NYE weeks command the highest nightly rates. Minimum stay requirements hit 7–10 nights. Book by September or miss out.

The Seasonal Market Summary

Quarter	Market Character	Rental Strength	Buyer Leverage
Jan–Mar	Peak demand, highest prices	Maximum	Lowest — competing with cash buyers
Apr–Jun	Transition to green, softening	Declining	Moderate — motivated sellers appear
Jul–Sep	Green season, lowest activity	Minimum	Maximum — best negotiating position
Oct–Dec	Ramp-up to peak	Rising fast	Moderate — new inventory, fresh pricing

The mistake most buyers make is shopping exclusively during peak season because that is when they visit. You are competing against maximum demand, touring properties at premium asking prices, and making decisions while surrounded by other buyers doing the same thing. The buyers who get the best deals are the ones willing to fly down in September, make offers when nobody else is, and close before the crowd returns.