East Cape Real Estate
New Real Estate Development in the East Cape, Baja California Sur
The East Cape is home to some of the most beautiful beaches in the world. So why has development been slow in this part of Baja California Sur? In this article, I’ll share why I believe East Cape real estate is poised for a strong future.
For the sake of focus, I’m going to talk specifically about the stretch from Playa Tortuga up to Nine Palms. Right now, this area is still off-grid: no paved roads, no municipal water, and no electricity. However, it’s clearly on the path of progress, and I’m very bullish on its future.
The main reason development has lagged is the lack of infrastructure — but I see that changing soon. I’m currently in discussions with several landowners and developers eager to take advantage of the East Cape’s potential.
One of the advantages for landowners here is the low property taxes in Los Cabos and Baja California Sur. While this makes it easy to hold land for the long term, it also means sellers aren't in a rush to sell unless they get the price they want. Essentially these land owners can put large price tags on their land parcels in the East Cape, but are not punished with any incentives to sell quickly due to low carrying costs.
If you own land in the East Cape, feel free to reach out. A joint venture could be a perfect fit to help you capitalize on your property. In a joint venture, you would contribute your land and receive a defined share of the project in return. For example, I helped a landowner next to Flora Farms achieve a 2.5x return through a joint venture development — significantly better than simply selling the land outright. The developer also benefited by being able to price the condos competitively, resulting in a sold-out project.
Playa Tortuga
Playa Tortuga sits right where the paved road ends when heading east past Zacatitos and the new Vidanta resort. I’m currently helping two clients build homes in Playa Tortuga. One client from Wisconsin is building second-row, utilizing only 10% of his land, while another client from Nebraska is building beachfront just a few minutes farther up the coast. Playa Tortuga is starting to see real momentum — a brand-new beachfront home just sold for $4.5 million, only three lots down from where one of my clients is building. Even though the area remains “off-grid,” it continues to show strong investment potential.
La Fortuna
La Fortuna offers reliable surf year-round, making it a go-to destination for surfers. Nearby breaks like Shipwrecks and Nine Palms are beloved by locals and visiting surfers alike. Shipwrecks is known for its punchy, fast-breaking waves, while Nine Palms is famous for long, mellow rides — perfect for relaxed sessions in a beautiful setting. This stretch of coastline is ideal for those seeking a barefoot, off-grid lifestyle, where sunrise surf sessions and beachside bonfires under the stars are part of everyday life.
The community here is growing, with new restaurants like Zai Sushi and Shade opening to serve the area. Most land in La Fortuna consists of large parcels, but I do know of a few owners who are open to selling.
Nine Palms
Nine Palms is another hidden gem — but not for long. The White Lodge hotel is expanding, and interest in the area is growing. One of my clients from San Diego owns a 4,000m² lot nearby, and we are actively discussing project possibilities. While there’s not much land officially listed on the MLS, I am consistently reaching out to owners to explore opportunities for development.
Cabo Pulmo and Beyond
Beyond Nine Palms, you move closer to Cabo Pulmo. I would currently consider this area as "fringe." It’s perfect for those seeking a true off-grid lifestyle, but if you're focused on investment or development potential, I recommend staying within the Playa Tortuga to Nine Palms corridor for now.
There are rumors of large infrastructure projects, including a highway connecting the East Cape directly to the airport, but as of now, these remain speculative.
If you’re interested in land or real estate opportunities in the East Cape, please reach out. I would be happy to help guide you through the possibilities.
Fletcher Wheaton
MX - 624.229.5228
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