What Developers Mean by 'Turnkey' in Los Cabos — and What They Don't

The word "turnkey" in Los Cabos developer marketing means whatever the developer wants it to mean. I've seen units described as turnkey that came with Wolf and Sub-Zero appliances, designer furniture, and linens on the bed. I've also seen units described as turnkey that had basic tile, builder-grade fixtures, and not a single piece of furniture. The developer finish level is one of the biggest sources of buyer misunderstanding in this market — and one of the biggest areas where informed buyers can negotiate real value.

The Four Finish Levels in Los Cabos

Level 1: Shell / Obra Gris

Obra gris literally means "gray work" — it's the structural shell with bare concrete walls, rough plumbing and electrical, and sometimes a basic concrete floor. You're buying the structure and the location; everything else is on you.

• What you get: Structural walls, rough plumbing and electrical, basic waterproofing, windows and exterior doors (sometimes). No interior finishes, no kitchen, no bathroom fixtures, no flooring.
• What it costs to finish: $80–$200/sq ft to bring to livable condition, depending on your finish quality. A 1,500 sq ft 2BR condo: $120,000–$300,000 to finish from shell.
• Where you see it: Smaller Mexican developers, some pre-construction opportunities where the buyer wants to customize everything, and occasionally distressed inventory.
• When it makes sense: If you have a strong contractor relationship and a clear design vision, buying obra gris gives you maximum control and can deliver better value per square foot. If you don't have a contractor, stay away — the project management burden is enormous. See our custom building guide.

Level 2: Semi-Finished

The most common delivery level for mid-range Los Cabos developments. You get a finished interior — flooring, painted walls, complete bathrooms, a kitchen with countertops and cabinets — but no appliances, no furniture, and sometimes no light fixtures beyond basic overhead lights.

• What you get: Tile or engineered wood flooring, painted walls, complete bathroom fixtures (toilet, shower, sink), kitchen cabinets and countertops, basic lighting, A/C units (usually mini-splits), windows with screens.
• What you don't get: Refrigerator, stove/oven, dishwasher, washer/dryer, microwave, any furniture, window treatments, outdoor furniture, kitchenware, linens, towels, décor.
• The gap to move-in-ready: $30,000–$60,000 for a 2BR condo. Major appliance package: $5,000–$12,000 (depending on brand — Samsung/LG vs. Sub-Zero/Wolf). Furniture and décor: $15,000–$40,000 for a complete package through a local interior design firm.
• Where you see it: Most developments at Quivira (Copala, Mavila), mid-range Cabo del Sol units, Puerto Los Cabos condos.

Level 3: Furnished Turnkey

This is what most American buyers think "turnkey" means: you walk in, put your bags down, and everything works. Fully furnished with appliances, furniture, kitchenware, linens, towels, and décor. The good ones even have toilet paper in the bathroom and coffee by the machine.

• What you get: Everything in Level 2, plus: full appliance package (refrigerator, stove, oven, microwave, dishwasher, washer/dryer), complete furniture (beds, sofas, dining table, outdoor furniture), kitchenware (dishes, glasses, cookware, utensils), linens (bed sheets, towels, bath mats), window treatments (curtains or blinds), and basic décor.
• Quality variance: This is where the spread is widest. Some developers furnish with Restoration Hardware-quality pieces; others use builder-grade furniture that will look tired in 18 months. Ask to see a model unit — not a rendering, not a photo. Walk through a delivered, furnished unit and touch the furniture.
• Where you see it: Diamante residences, Rancho San Lucas condos, some Cabo del Sol units in the branded residence buildings. Resale properties from owners who furnished to rental-grade.

Level 4: Hotel-Program Ready

The highest finish level — designed for units entering a hotel rental program (Four Seasons, Park Hyatt, Montage, etc.). These units meet the brand's design specifications, are furnished to hotel standards, and are immediately bookable through the hotel's reservation system.

• What you get: Everything in Level 3, plus: brand-specified finishes and fixtures, hotel-grade mattresses and linens, branded amenities (toiletries, stationery), smart room technology (lighting, climate, entertainment controls), and integration with the hotel's housekeeping, maintenance, and booking systems.
• The premium: Hotel-program units cost 20–40% more per square foot than comparable unfurnished units in the same community. That premium covers the brand affiliation, the furnishing package, and the built-in management infrastructure.
• Where you see it: Montage Los Cabos residences, Four Seasons at Costa Palmas, Park Hyatt at Cabo del Sol (upcoming). See our branded residence comparison.

Finish Level Comparison

Finish Level	Price Range ($/sq ft)	Cost to Move-In	Best For
Shell (Obra Gris)	$150–$250	$120K–$300K additional	Custom builders with contractor
Semi-Finished	$250–$450	$30K–$60K additional	Personal-use buyers who want to choose
Furnished Turnkey	$400–$700	$0–$5K (personal items)	Rental investors, part-time users
Hotel-Program Ready	$500–$900	$0 (turnkey + managed)	Hands-off investors, branded residence buyers

The Developer Upgrade Trap

Most developers offer "upgrade packages" — you can upgrade from standard tile to porcelain, from builder-grade fixtures to Kohler, from laminate countertops to granite or quartz. These upgrades are presented as convenient add-ons at the time of purchase.

The reality: developer upgrade packages are typically marked up 40–80% over what you'd pay sourcing the same materials independently through a local contractor. A kitchen upgrade from laminate to quartz countertops that the developer prices at $8,000 might cost $4,500 if you source the stone and hire an installer after delivery.

When the markup is worth paying:

• You live remotely and can't manage contractors. If you're buying from the US and won't be on-site during construction, paying the developer premium for upgrades is the convenience tax for not having to project-manage from 2,000 miles away.
• Structural modifications. Moving a wall, adding a bathroom, changing window sizes — these must be done during construction. You can't do them after delivery, so the developer is your only option.
• Warranty preservation. Some developers' warranty terms specify that owner modifications void the structural warranty. If that's the case, do your upgrades through the developer to keep coverage intact.

When to source independently:

• Furniture and décor. Always. Developer furniture packages are the biggest markup area. Source independently through a local interior designer or furniture stores in San Jose del Cabo. See our furnishing guide.
• Appliances. Buy from a Mexican appliance retailer (Liverpool, Palacio de Hierro, or direct from manufacturer showrooms). Same brands, significantly lower pricing, and you get to choose exactly what you want.
• Surface finishes (if you can manage the timeline). Tile, countertops, and fixtures sourced independently from Guadalajara or Mexico City wholesalers save 30–50% versus developer pricing.

Seven Questions to Ask Before Signing

1. "Can I see the complete finish specification sheet?" Every tile selection, paint color, fixture brand and model, appliance brand and model, and countertop material should be listed in a document attached to your purchase agreement. If it's not in writing, it doesn't exist.
2. "Can I walk through a delivered unit — not a model?" Model units are often finished to a higher standard than what's delivered. Ask to see an actual delivered unit from a previous phase.
3. "What happens if the specified materials are unavailable at delivery?" Supply chain disruptions are common. Your contract should specify whether the developer can substitute "equivalent" materials and what approval process exists for substitutions.
4. "Are upgrade prices locked at signing?" If you're buying 18 months pre-delivery, make sure upgrade pricing doesn't escalate with construction costs. Get pricing locked in the contract.
5. "What's the warranty on finishes?" Structural warranty (typically 1–5 years in Mexico) is standard. Warranty on interior finishes — flooring, fixtures, appliances — should be explicit. Ask about the process for reporting defects post-delivery.
6. "Can I bring my own contractor for modifications after delivery?" Some HOAs and developers restrict outside contractors during the first year or within the development entirely. Know the rules before you plan to source independently.
7. "What's the furniture package, itemized?" If the unit is marketed as furnished turnkey, get a complete furniture list with brands, models, and quantities. "Fully furnished" should mean you can see exactly what you're getting, not a vague promise.

Negotiation Leverage on Finish Levels

Finish levels are one of the most negotiable elements in a Los Cabos pre-construction purchase. The cost of materials is a fraction of the overall development cost — upgrading your tile from standard ceramic to porcelain might cost the developer $2,000 in materials but be listed as an $8,000 upgrade. That spread gives you negotiation room.

Tactics that work:

• Bundle upgrades with the purchase. "I'll sign today at asking price if you include the premium finish package at no additional cost." Developers are often more willing to add value through upgrades than to reduce the headline price, because upgrades protect their comparable pricing for future sales.
• Buy early in a phase. Developers need early sales to demonstrate momentum and secure construction financing. Phase 1 buyers have the most leverage on upgrades and finish levels. By Phase 3, the developer has less incentive to negotiate.
• Ask for credit instead of specific upgrades. "Give me a $15,000 finish credit that I can apply to my own selections." This gives you maximum flexibility and avoids the markup on the developer's preferred vendors.