You bought the villa. You are not always there. Someone needs to make sure the pool is clean, the AC works, the gardener shows up, the bills get paid, and — when your family arrives for Christmas — the fridge is stocked, the beds are made, and there is a cold bottle of wine on the counter. That is what luxury property management and concierge service provides in Los Cabos. Here is what it costs, what to expect, and how to tell the difference between premium service and a company collecting fees for mediocre work.
Key Takeaways
- ✓ Full-service property management for non-rental homes costs $300-$800/month; luxury-tier white-glove service runs $800-$1,500+/month.
- ✓ Rental management companies charge 20-35% of gross rental revenue for full-service management including marketing and guest services.
- ✓ Concierge services (pre-arrival, restaurants, activities) run $500-$2,000/month on retainer or $200-$500 per arrival.
- ✓ The best managers have their own maintenance staff — not just a subcontractor list. That is the difference between a 2-hour and a 2-day response time.
- ✓ Ask for 3-5 current client references and call them. The questions to ask: response time, communication quality, and whether they have ever had a surprise.
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Get in TouchThe Three Service Tiers
Property management in Los Cabos operates on a spectrum. Understanding which tier you need prevents both overpaying and underservicing.
Tier 1: Basic Property Care ($300-$500/month)
What you get:
- Biweekly property inspections with photo reports
- Bill payment coordination (HOA, CFE electricity, water, internet, property taxes)
- Vendor scheduling (pool, garden, housekeeping) — you pay vendors separately
- Emergency response (they take the call and dispatch the right person)
- Key holding and access management
Who it is for: Owners of condos in well-managed communities where HOA handles common areas and the unit requires minimal standalone attention. If you own a 2-bedroom condo in Cabo del Sol that you visit 4-6 weeks per year and do not rent, this tier is appropriate.
Tier 2: Full-Service Management ($500-$1,000/month)
Everything in Tier 1, plus:
- Weekly property inspections (or more during hurricane season)
- Direct management of housekeeping, pool, and landscaping staff
- Maintenance issue resolution — they diagnose, get quotes, coordinate repairs, and supervise work
- Seasonal preparation (winterization, hurricane prep, pre-arrival setup)
- Detailed monthly reports with financial accounting
- IMSS compliance for any direct-hire staff (housekeepers, gardeners, caretakers)
Who it is for: Owners of standalone villas or larger properties that require active management. If you own a 4-bedroom villa in Pedregal or Querencia with a pool, garden, and staff, this is the minimum level of management you should have.
Tier 3: White-Glove / Luxury ($1,000-$2,000+/month)
Everything in Tier 2, plus:
- Dedicated property manager (one person assigned to your property, not a rotating team)
- Concierge coordination for every visit (pre-arrival provisioning, restaurant reservations, activity booking, airport transfers)
- Design and renovation project management
- Art installation, seasonal decor, and holiday preparation
- Guest management for friends and family using the property
- Integration with hotel concierge services (for properties in branded communities)
- 24/7 on-call response (not just business hours)
Who it is for: Owners of high-value estates ($3M+) who expect their property to be maintained and presented at the level of a luxury hotel. If you entertain frequently, host family groups, or use the property as a personal retreat where everything should "just work," this is the tier.
Rental Management
If you rent your property when you are not using it, management economics change. Rental management companies handle everything related to generating and servicing rental income:
- Marketing: Professional photography, listing creation on Airbnb/VRBO/Booking.com/direct booking sites, pricing optimization
- Booking management: Guest communication, reservation confirmations, deposit collection
- Guest services: Check-in/check-out, welcome packages, concierge requests during stays
- Turnover: Cleaning, linen change, inspection, restocking between guests
- Maintenance: Guest-reported issues resolved quickly to protect reviews
- Financial reporting: Monthly statements showing bookings, revenue, expenses, and net owner payment
Fee structure: 20-35% of gross rental revenue, depending on the company and the services included. Some charge the lower end of the range but add itemized fees for cleaning coordination, linen service, and maintenance markup. Others include everything in the percentage. Always calculate the all-in cost, not just the headline rate.
For a deeper comparison of rental management options, see our rental management guide.
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Book a CallConcierge Services
Concierge service is distinct from property management — it is about making your time in Cabo effortless, not about maintaining the physical property. Some management companies offer concierge as an add-on; others are dedicated concierge firms.
Pre-Arrival Provisioning
The most popular concierge service. Before you arrive, your concierge:
- Stocks the kitchen with your preferred groceries, beverages, and pantry items (from a standing preference list or a specific order)
- Arranges fresh flowers, fruit baskets, and welcome amenities
- Ensures the pool is heated, the AC is set, the beds are made with fresh linens
- Coordinates airport transfer (private SUV, not a shared shuttle)
- Makes restaurant reservations for your first 2-3 nights
- Pre-books activities: fishing charter for day 2, sunset cruise for day 3, spa appointment for day 4
Cost: $150-$400 per arrival for the concierge coordination fee, plus the cost of groceries ($200-$600 depending on your list) and any booked services. For owners who visit 6-10 times per year, a monthly retainer ($500-$1,500) that includes unlimited provisioning is more economical.
During Your Stay
On-call concierge during your stay handles:
- Restaurant reservations (including hard-to-get tables — concierge relationships with restaurant managers matter)
- Private chef booking ($200-$500 per dinner for a professional chef plus food costs)
- Activity booking (fishing, diving, horseback riding, ATV tours, wine tours)
- Transportation (drivers, car rentals, yacht charters)
- Personal shopping (gifts, specialty items, hardware store runs)
- Event coordination (birthday dinners, anniversary celebrations)
- Medical coordination (doctor appointments, pharmacy needs)
How to Choose a Management Company
The Los Cabos market has dozens of property management companies ranging from one-person operations to established firms managing 100+ properties. Here is how to evaluate them:
Non-Negotiable Criteria
- Physical office in Los Cabos. Not a PO box. Not a co-working space. A real office with staff. Visit it before you sign.
- References from current clients. Ask for 3-5 names and contact information. Call them. The questions that matter: How fast does the company respond to emergencies? How is their communication? Have you ever been surprised by something they missed? Would you hire them again?
- Own maintenance staff. The best management companies employ their own handymen, pool technicians, and cleaning staff rather than subcontracting everything. This gives them direct quality control and faster response times.
- Insurance and bonding. The company should carry liability insurance. Ask for proof.
- Familiarity with your community. A company that manages 20 properties in Diamante knows that community's HOA rules, vendors, access procedures, and quirks. A company that has never worked in your community is starting from scratch.
Red Flags
- No written management agreement (everything should be in writing)
- Refusing to provide financial reports or being vague about how expenses are billed
- Marking up vendor invoices without disclosure (some companies add 10-20% to every vendor bill — this should be disclosed in the agreement)
- Requiring exclusive rental management rights when you want to manage your own bookings
- No emergency protocol (what happens when a pipe bursts at midnight?)
Annual Cost Summary
| Service | Annual Cost (USD) |
|---|---|
| Property management (full-service) | $6,000–$18,000 |
| Concierge retainer | $6,000–$24,000 |
| Pre-arrival provisioning (6 visits) | $2,400–$6,000 |
| Private chef dinners (6 events) | $1,800–$4,200 |
| Total Annual Concierge + Management | $16,200–$52,200 |
These costs are separate from core ownership costs (HOA, property tax, insurance, utilities, pest control). For the complete annual ownership picture, see our annual cost breakdown.
Frequently Asked Questions
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Contact MeFrequently Asked Questions
How much does property management cost in Los Cabos?+
Full-service property management in Los Cabos typically costs $300 to $800 per month for non-rental properties (inspection, maintenance coordination, bill payment, vendor management). For rental properties, management companies charge 20-35% of gross rental revenue for full-service management including marketing, booking, guest communication, check-in/check-out, cleaning coordination, and maintenance. Luxury-tier management companies serving properties above $3 million may charge $800 to $1,500+ per month for white-glove service including concierge coordination.
What does a Cabo concierge service include?+
Premium concierge services for Los Cabos property owners typically include: pre-arrival provisioning (stocking the home with groceries, beverages, and personal preferences before your arrival), restaurant reservations, private chef booking, airport transfer coordination, activity booking (fishing charters, sunset cruises, spa appointments, golf tee times), event planning, personal shopping, and on-call assistance during your stay. Monthly retainer packages typically run $500 to $2,000 depending on the level of service. Per-trip concierge packages run $200 to $500 per arrival.
How do I choose a property manager in Los Cabos?+
Key criteria: years of experience in Los Cabos specifically (not just Mexico), number of properties under management, references from current clients (ask for 3-5 and actually call them), insurance and bonding, staff composition (do they employ their own maintenance team or subcontract everything?), communication frequency and reporting (monthly reports with photos should be standard), and familiarity with your specific community's HOA rules and vendors. Ask what happens when something breaks at 2 AM — the answer reveals whether they have a real operation or a phone tree.
Should I use the hotel management program or an independent manager?+
If your property is in a branded community (Four Seasons, Montage, Auberge), the hotel management program provides seamless integration with hotel services and guest expectations but takes a larger revenue share (40-55% of gross vs 20-35% for independent managers). Independent managers offer more owner control, higher net revenue, and flexibility in how the property is marketed and priced. The choice depends on whether you prioritize hands-off simplicity (hotel program) or net income maximization (independent manager).
What is pre-arrival provisioning?+
Pre-arrival provisioning means having your home fully prepared before you walk through the door: lights on, AC running, pool cleaned and heated, fresh linens, kitchen stocked with your preferred groceries and beverages, flowers arranged, and any special requests (rental car at the airport, restaurant reservations made, golf tee times booked) handled in advance. For owners who visit multiple times per year, most concierge services maintain a preference profile so the setup is consistent every trip. Cost: $150 to $400 per arrival for provisioning, plus the cost of groceries and supplies.
Aaron Cuha
Real Estate Advisor & Los Cabos Market Expert
Real estate advisor and founder of Living In Cabo. 15+ years helping families navigate complex real estate decisions. Strategic partner with Ronival — Baja's largest brokerage.
