Zadún, a Ritz-Carlton Reserve: The Complete Real Estate Guide for 2026

Zadún is the only Ritz-Carlton Reserve in the Americas with a residential real estate program. I have walked every Enclave, watched the North Enclave condominiums rise from foundations, and sat in the Grand Reserve Residence that just listed at $29 million. Here is what the numbers, the experience, and the trajectory look like from someone who has been inside every unit type.

What Makes a Ritz-Carlton "Reserve"

Most people hear "Ritz-Carlton" and think they understand the product. They do not. The Reserve designation is a different animal — there are only seven in the world. Reserves are smaller (115 rooms at Zadún versus 300+ at a standard Ritz), more private, and built around what the brand calls "anticipatory service." Staff learn your preferences across visits and act before you ask. Your coffee appears at the temperature you like it before you have ordered it.

For the real estate buyer, this matters because the service wrapper around your residence is not interchangeable with any other branded product. A Four Seasons residence gets Four Seasons service. A Montage residence gets Montage service. A Reserve residence gets something measurably above both — and the resale market knows it.

Location Within Puerto Los Cabos

Zadún sits within the Puerto Los Cabos master-planned community, about 15 minutes east of downtown San Jose del Cabo. The resort occupies a dramatic stretch of Sea of Cortez coastline — elevated desert bluffs dropping down to a protected cove with swimmable water and golden sand.

The Puerto Los Cabos infrastructure surrounding Zadún includes:

• Two championship golf courses: The Greg Norman Ocean Course and the Jack Nicklaus Quivira Course — both walkable from Zadún's Enclaves
• A full-service marina: 200 slips, fuel dock, customs clearance, and a growing waterfront dining scene
• Commercial village: Restaurants, shops, medical offices, and services that reduce the need to drive into San Jose
• SJD International Airport: 20 minutes door-to-curb, with direct flights from 40+ North American cities

The broader East Cape trajectory matters here too. Costa Palmas (Four Seasons, Amanvari) is 45 minutes east and pulling ultra-luxury attention to this side of the peninsula. Zadún benefits from that rising tide without the remoteness.

The Three Enclaves: What's Available

West Enclave — The Original Collection

Twenty-seven single-family homes positioned on an elevated bluff with panoramic Sea of Cortez views. These were the first residences at Zadún, and most have sold. The design is contemporary desert modern — clean lines, floor-to-ceiling glass, natural stone, and indoor-outdoor living that makes sense when your backyard is the Sea of Cortez.

Resale pricing on the West Enclave reflects the scarcity: homes that originally transacted in the $6–$10 million range are now trading above $10 million when they come to market, which is infrequent. If a West Enclave listing appears, it typically sells within 60–90 days to a buyer already on the waitlist.

East Enclave — The Newest Villas

Fully furnished villas with updated floor plans and contemporary Ritz-Carlton Reserve design. Pricing starts at approximately $8.1 million and extends past $20 million for larger oceanfront configurations. The East Enclave villas incorporate lessons from the West — more covered outdoor living area, larger pools, and better sightlines from primary suites.

These are the villas I recommend to buyers who want turnkey ultra-luxury without waiting for resale inventory. You are buying new construction with Reserve-level finishing standards — imported stone, custom millwork, commercial-grade appliances, and smart home systems managed by the resort's engineering team.

North Enclave — The Entry Point

Positioned at the property's highest elevation, the North Enclave introduces luxury condominiums starting at $4.75 million. This is the most significant development at Zadún in 2026 — it creates an entry point that did not previously exist. Before the North Enclave, the minimum buy-in was $7+ million for a single-family home.

At $4.75 million, you get Ritz-Carlton Reserve service, full resort access, and the Zadún address — at roughly the same price point as a Montage Residences condo on Santa Maria Bay. The difference is the Reserve tier and the elevation views.

The $29 Million Grand Reserve Residence

The headline listing of 2026 at Zadún is the Grand Reserve Residence — a 14,723-square-foot beachfront estate that has served as the resort's Presidential Mansion. Five bedrooms, seven bathrooms, private pools, direct beach access, and the kind of Sea of Cortez panorama that makes you understand why people pay eight figures for a view.

At $29 million, it is one of the highest-priced residential listings in Los Cabos history. For context, that is above every current listing at Palmilla, most listings at Chileno Bay, and competitive with the top-tier inventory at Montage and Costa Palmas. The buyer at this price point is not comparing Cabo to Cabo — they are comparing Cabo to Aspen, Saint-Tropez, and the Maldives.

Resort Amenities for Homeowners

Owning at Zadún gets you full access to the resort's amenity package — which is among the most comprehensive in Los Cabos:

• Spa Alkemia: 27,000 square feet of wellness space including treatment rooms, hydrotherapy circuits, a meditation garden, and a fitness center with personal training
• Four restaurants: Candil (fine dining), Humo (open-fire cooking), El Barrio (casual Mexican), and a poolside grill — all with priority reservations for residents
• Two infinity pools: One adults-only, one family — both overlooking the Sea of Cortez with full bar and food service
• Beach access: A protected cove with calm water, kayaks, paddleboards, and snorkeling gear maintained by the resort
• Equis lounge: A private residents-and-guests-only social space with a mezcal bar and cigar terrace

The golf situation is unique. Zadún does not have its own course, but Puerto Los Cabos has two — the Greg Norman Ocean Course and the Jack Nicklaus course. Both are accessible to Zadún residents, though memberships are separate from real estate purchases. For buyers who want golf at their doorstep, this is a meaningful advantage over Costa Palmas, which has one Robert Trent Jones II course.

Investment Analysis

Ultra-luxury branded residences in Los Cabos have appreciated 8–12% annually over the past five years, outperforming unbranded luxury inventory by 3–5 percentage points. Zadún specifically benefits from three compounding factors:

• Scarcity: Limited inventory in each Enclave means supply cannot flood the market. The West Enclave has 27 homes, period — there will never be a 28th.
• Brand premium: The Reserve designation carries a measurable price premium over standard Ritz-Carlton properties globally. That premium transfers to resale.
• Puerto Los Cabos trajectory: The master community continues adding infrastructure, commercial amenities, and new development — each addition lifts the value of existing properties.

The rental opportunity is real but selective. Zadún nightly rates run $1,500–$3,000+ depending on season and unit type. Owners in the rental program benefit from the Ritz-Carlton distribution engine — global loyalty members, travel advisor networks, and a reservation system that fills rooms at premium rates. Expect 40–55% occupancy in the rental pool, with gross yields in the 4–6% range before management fees.

Who Buys at Zadún

The buyer profile is specific: high-net-worth individuals and families who have stayed at Ritz-Carlton Reserves globally (Dorado Beach in Puerto Rico, Mandapa in Bali, Tamuda Bay in Morocco) and want to own within that ecosystem. Many are adding Zadún as a second or third vacation home alongside properties in Aspen, Palm Beach, or the Hamptons.

Texas and California buyers dominate, driven by direct SJD flights from Dallas, Houston, Los Angeles, and San Francisco — all under three hours. Canadian buyers from Vancouver, Calgary, and Toronto represent a growing segment, drawn by the favorable CAD-to-MXN exchange rate and the tax treaty between Canada and Mexico.

The North Enclave is changing this profile slightly by attracting buyers who previously would have purchased at Montage or Chileno Bay — high earners who want Reserve-level service but at a condominium price point rather than a single-family home.

The Buying Process

Purchasing at Zadún follows the standard Los Cabos foreign buyer process — a fideicomiso (bank trust) is required since the property is within Mexico's restricted coastal zone. Closing costs run 4–6% of purchase price. The resort's sales team manages the process alongside a local notario público, and they are experienced at walking international buyers through the paperwork.

One note: do not try to negotiate Zadún pricing the way you would negotiate a developer close-out. These are not distressed sales. Inventory is limited, demand is consistent, and the developer (Grupo Questro) has zero motivation to discount. The price you see is the price you pay — your negotiating leverage exists in the form selection, furnishing upgrades, and closing timeline, not in the headline number.