Quivira Cabo San Lucas: The Pacific-Side Master Community Guide

Quivira is the 1,850-acre Pacific-side master community immediately west of downtown Cabo San Lucas, anchored by Jack Nicklaus's most dramatic course in Mexico, four Pueblo Bonito resorts, nine residential collections, and the new St. Regis Residences debuting in 2026.

1. The Quivira Master Plan

Quivira sits on roughly 1,850 acres of Pacific cape west of Cabo San Lucas — one of the largest master-planned coastal communities in Mexico. The land is dramatic: granite cliffs at Land's End, rolling dunes, and miles of beach where the Pacific meets the desert. The community is gated, has its own internal road network, and houses four Pueblo Bonito resorts, the famous Quivira Golf Club, nine residential collections, a food hall called The Market, a Sabbia beach club, and multiple restaurants.

Unlike Diamante (also on the Pacific) or the Sea-of-Cortez-side Corridor enclaves, Quivira is fundamentally a resort community first and a residential community second. Roughly half the people on property are short-term Pueblo Bonito guests. That changes the experience — there is always a hospitality infrastructure around you — and it also changes what your residence is worth as a rental.

The other quietly important factor: Quivira's developer, Pueblo Bonito Resorts, has continued to invest in the master plan for nearly two decades. New collections keep being released, amenities keep expanding, and the on-site infrastructure (roads, security, food and beverage) keeps improving. That is rare. Many Mexican master communities stall after the original developer cashes out. Quivira has not.

2. The Quivira Golf Club — Nicklaus's Boldest Cabo Course

Quivira Golf Club opened in 2014 and almost immediately rewrote the rankings. Golf Digest voted it to its World's 100 Greatest list, ranked it seventh on its Best in Mexico list, and recognized Quivira six consecutive years for course excellence. Golf Magazine named it Best New International Golf Course in 2014. Golf Inc. named Quivira Development of the Year at opening.

The course is a 7,085-yard Jack Nicklaus Signature design that runs along sheer granite cliffs above the Pacific. Four holes hang directly over the ocean — Nicklaus himself has said he has "never seen any place that has three holes hanging out over the ocean like this golf course does." It offers more oceanfront exposure than any other course in Los Cabos. Even non-golfers who tour Quivira tend to remember the course; for serious golfers it is the reason to buy here.

The signature stretch is holes 5 and 6 — both perched on cliffs roughly 250 feet above the Pacific. Hole 13 plays back along the dunes and into prevailing wind off the Pacific. Hole 18 finishes near a comfort station so famous it has its own social media presence. Course conditioning runs Bermuda fairways and Paspalum greens that hold up year-round in the Baja climate. Members get preferred access; resort guests at the four Pueblo Bonito hotels can book through the resort; outside play is occasionally available at premium green fees but is not the operating model.

3. The Nine Residential Collections

Quivira's residential side is organized as a series of distinct collections, each with its own architectural language, density, and price band. This is by design — Quivira targets multiple buyer profiles in the same gate. Here is the current map:

Collection	Type	Price Range	Notes
Copala	Condos & homes	$400K – $1.1M	Entry tier, hacienda style, developer financing
Mavila	Condos	~$800K – $2M	Contemporary, ocean views
Coronado	Villas	$1.5M – $4M	Mid-tier villas
Alvar	Branded condos	$2M – $5M+	Modern, walk-to-beach
Old Lighthouse Golf & Ocean Club	Estates	$3M – $10M+	Custom golf-front lots
Montecristo Estates	Custom villas	$4M – $12M+	Largest private estates
Migaloo	Ultra-luxury villas	$6M – $15M+	Cliffside Pacific
Cielo Marbella	Boutique villas	$3M – $8M	Newer release
St. Regis Residences	Branded residences	$1.6M – $14.95M	Opening 2026

That price range — roughly $400K to $15M — is what makes Quivira unusual. Most luxury master communities pick a tier and stick to it. Quivira has the entry-level Pacific condo at Copala and the cliffside Migaloo villa inside the same gate.

4. Copala: The Entry Point

Copala is the only collection in Quivira priced below seven figures at the entry level. Two-bedroom units of about 1,891 square feet currently list around $400K-$625K. Three-bedroom layouts like Casa Suenos reach approximately $1.095M. The architecture is colonial — terracotta tile, archways, painted accents — and clusters of seven mid-rise buildings share five full-size swimming pools, a clubhouse, spa, and fitness center.

HOA fees at Copala start around $450 per month, which covers pool maintenance, clubhouse access, security, and landscaping. Notably, Copala is the only collection at Quivira where the developer offers direct financing — typically 10-year terms with competitive rates — making it the most accessible way for first-time Cabo buyers to get inside the gate.

The Copala buy is fundamentally different from the rest of Quivira. You are paying for location and amenity access inside the gate, not for ultra-premium private residence. Two-bedroom units typically rent for $250-$400 per night in peak season as vacation rentals, and many owners use them 6-10 weeks per year and rent the rest. Most buyers report break-even or modest positive cash flow after HOA, taxes, management, and Mexican income tax — far from a primary investment thesis, but viable as a "use it half, rent it half" model. The developer financing is the wild card: when US rates are high, it can be the cheaper path; when they fall, refinancing through a US cross-border lender is worth modeling.

5. St. Regis Residences: The 2026 Headline

The biggest single change to Quivira's inventory this decade is the St. Regis Los Cabos at Quivira, opening through 2026 (construction began January 2020, with completion targeted for spring and broader debut through summer). The project sits on 33 acres with 1,200 feet of Pacific coastline — the longest single oceanfront parcel in Quivira.

Phase one delivers roughly 60 residences: 9 Direct Oceanfront Villas, 1 Astor Villa (the flagship), 13 Oceanview Condominiums, and 2 Penthouse Oceanview Condominiums. Pricing runs from approximately $1.6M for entry condos to $4.5M for larger units, with villas starting at $13.5M and topping at $14.95M for the Astor. Mexico News Daily has covered the project as one of the largest branded-residence launches in Baja this cycle. Owners get full St. Regis butler service, restaurant access, spa, beach club, and rental program participation.

The St. Regis Quivira project is significant beyond its own inventory. It re-anchors the Pacific cape as a premium branded-residence destination — historically, the strongest branded-residence concentration in Cabo has been the Tourist Corridor (Auberge Chileno Bay, Montage, Ritz-Carlton, One&Only Palmilla). St. Regis Quivira gives the Pacific side a true peer at the Corridor's price tier, and is expected to lift comparable pricing across the rest of Quivira and Diamante through 2026 and into 2027. Buyers comparing Pacific to Corridor for the first time often arrive thinking the Corridor is the obvious choice; after touring St. Regis Quivira, that assumption gets re-examined.

6. The Pueblo Bonito Resorts & Owner Amenities

Four Pueblo Bonito resorts sit on Quivira land, and resident owners get access to most of the resort infrastructure. The two anchors are Pueblo Bonito Sunset Beach (family-friendly, on a private coastal bluff overlooking the Pacific) and Pueblo Bonito Pacifica (adults-only, 201 rooms, Armonia Spa, private beach, all-inclusive). Both have direct Quivira Golf Club access.

What Quivira owners actually get on a daily basis:

• Sabbia Beach Club — pools, beach service, restaurants on the Pacific
• The Market — Quivira's food hall with multiple casual concepts under one roof
• Quivira Golf Club — preferred tee access and owner member rates
• Spa Armonia and Pueblo Bonito restaurants — owner pricing on most amenities
• Shuttle service — internal transport across the 1,850-acre property
• Concierge and security — 24/7 gated access, guest registration, and on-site emergency response

One often-overlooked perk: the Pueblo Bonito resorts on Quivira land run year-round, which means the restaurants, spa, and amenities stay open even in the slowest weeks (September is the off-peak). At smaller residential-only enclaves, you can show up in shoulder season and find the clubhouse half-staffed. Quivira's hospitality infrastructure is more or less always on, which materially affects the experience of owning here versus a residential-only community.

7. Quivira vs Diamante vs Pedregal

The three Pacific-side luxury enclaves of Cabo San Lucas each have a different character. Buyers who tour all three usually leave with strong opinions:

Feature	Quivira	Diamante	Pedregal
Size	~1,850 acres	~1,500 acres	~535 acres
Golf	1 course (Nicklaus, World 100)	2 courses (Dunes + Tiger Woods El Cardonal)	None on property
Resort brands	4 Pueblo Bonito + St. Regis (2026)	Auberge Cabo Surf (planned), private club	Waldorf Astoria Pedregal
Entry price	~$400K (Copala)	~$1.5M+	~$1.5M+ condos, $4M+ homes
Vibe	Resort-residential mix	Private club estate	Cliffside ultra-luxury
Location	Pacific cape, west of marina	15 min west of marina	Walking distance to marina

Quivira's edges: the most decorated golf course, the lowest entry price (Copala), and the broadest amenity ecosystem because of the four on-site resorts. Diamante's edges: two championship courses and a tighter, more private club feel. Pedregal's edge: walking distance to downtown Cabo and the most iconic cliff-and-arch views in the region.

A useful filter when comparing all three: how often will you actually use the property, and what activities anchor each trip? Golf-obsessed buyers usually land at Quivira or Diamante. Marina-and-restaurant buyers usually land at Pedregal. Mixed-use buyers — golf some days, marina others — often end up at Quivira because the gate is closer to downtown than Diamante's and the on-site resort infrastructure handles the off-golf days. The "best" community is genuinely a function of your weekly itinerary, not just the listing photos.

8. Rental Income at Quivira

Quivira's rental thesis is unusual in Cabo because of the on-site Pueblo Bonito infrastructure. Short-term renters get full resort access, which props up nightly rates and occupancy compared to a standalone condo. A well-located 2-bedroom Copala condo typically rents for $300-$550 per night in peak season (December-April), with peak occupancy in the 70-80% range.

The catch: Quivira's HOA structures and rental program agreements vary collection by collection. Some buildings restrict short-term rentals to the official Quivira rental program; others allow Airbnb. The St. Regis Residences will participate in a managed St. Regis rental program when not in residence. Always pull the specific HOA's rental policy before underwriting.

For broader market context, AMPI's quarterly Los Cabos reports show vacation-rental yields across Cabo San Lucas typically clearing 4-7% net of fees and Mexican income tax — strong, but not the primary reason most buyers come to Quivira.

A few rental-tax practicalities worth knowing before underwriting: Mexico assesses income tax on rental income at progressive rates from 1.92% to 35%, with most non-resident owners landing in the 20-30% bracket after deductions. The 16% Mexican VAT applies to short-term rentals under 30 days and must be collected and remitted by the property manager or owner. Online platforms like Airbnb and Vrbo are now required to withhold both ISR (income tax) and IVA (VAT) at source for properties they list in Mexico. The cleanest setup is to run rentals through a registered property manager who handles all withholding and quarterly filings — adds 3-5% to the management fee but eliminates compliance risk.

9. Who Actually Buys at Quivira (and How)

The Quivira buyer profile is broader than at Chileno Bay or Pedregal because the entry price band is so much lower. Three rough archetypes:

1. First-time Cabo buyer at Copala ($400K-$1M). Often US or Canadian, mid-40s to 60s, buying their first Mexico property. Many use the developer financing. The Pueblo Bonito infrastructure makes it a low-friction entry.
2. Mid-tier golfer at Mavila, Coronado, or Alvar ($1.5M-$5M). Serious golfer who wants the Nicklaus course as a primary amenity. Often retiring to Cabo or splitting time with the US.
3. Ultra-luxury buyer at St. Regis, Migaloo, or Montecristo ($5M-$15M). Branded-residence buyer at this tier. Often already owns in Aspen, Park City, or a coastal US enclave and wants a Cabo property with St. Regis butler service.

Roughly 80% of Quivira sales are all-cash, except in Copala where developer financing shifts that mix. Most buyers tour for 3-5 days, often staying at Pueblo Bonito Pacifica or Sunset Beach during the search.

One operational tip we give every Quivira buyer: schedule the visit during a midweek window in November-March when the Nicklaus course is in best condition and Pueblo Bonito occupancy is high enough to give you a realistic sense of the on-property vibe. Touring Quivira in September when occupancy is low or in a Pacific tropical storm will give you a misleadingly quiet impression. The community runs hot in peak season; that energy is part of what you are buying.

How to buy at Quivira: Buying follows the standard Mexico restricted-zone process — fideicomiso bank trust, SRE permit, notario publico closing. The whole process typically takes 40-45 days. Two collection-specific notes worth knowing:

• Copala is the only collection with developer financing. The terms are competitive (typically 10 years), but you will want to compare to a US-based cross-border lender before committing.
• St. Regis Residences phase-one buyers are signing pre-completion contracts with deposit schedules tied to construction milestones. Get an attorney to review the deposit structure and delivery guarantees before signing.

For our broader buying walkthrough, see Can Americans Buy Property in Mexico? and What Is a Fideicomiso?

Explore the Copala Quivira inventory, the Mavila collection, the St. Regis Residences, and other Quivira collections, or browse all Cabo San Lucas developments.