Property management in Los Cabos, Mexico
GEMA Properties is a private office that administers exceptional houses for the people who own them. Property management in Los Cabos, Mexico has a variable the rest of our map does not: an address here is a position on one line, and the line is measured in three pieces. It is not a town but a twenty-mile coast with a town at each end — Cabo San Lucas at one, San José del Cabo and the airport, SJD, at the other — and the hotel association reports its occupancy in three separate stretches of that road, which never come back the same.
One office holding the keys, the vendors and the club paperwork · A statement each month with gross, deductions and net · No fixed or start-up costs · The year's work booked into the months this coast measures as its emptiest.
What the road rewrites, service by service
The contract is the same in all six places we work; below is only the part this coast changes, and the full account of each service lives on its own page.
Water: one document, published zone by zone
In April 2026 the municipal water utility brought in a new tandeo — a rotating supply schedule — for San José del Cabo, and the part of it that matters to somebody who is not there is its grain: the programme sets adjustments to the days with and without service in different zones, including the sectors supplied by the Planta Potabilizadora. It is not one calendar for the town but a calendar per zone, reissued when the season turns, so a house at the SJD end is administered against a document it cannot average: a plan written for the town is written for nowhere, and the version that works names the zone and is read again every time the utility publishes.
The precedent here is not a damage figure but an evacuation: Odile made landfall as a category 3 hurricane on the Sunday night, overturned cars, damaged houses and businesses and left almost the whole state of Baja California Sur without electricity, and the government drew up plans to rescue thousands of stranded tourists after the storm disabled the main access routes. Read as an owner, the lesson is about direction of travel rather than about wind: the people here in September 2014 were not trying to reach a house, they were trying to leave, and the road they could not use is the road a vendor would have needed; September is also the month this destination measures as its emptiest, at 47 %, so the month with the fewest people in it is the month with the fewest people able to do anything about it.
The three stretches, and what we take on in each
Owners comparing property management companies in Los Cabos arrive from one of two searches, Cabo San Lucas property management or property management in San José del Cabo, and both of them name a town, while the AHLC and DATATUR publish neither the occupancy nor the room count by town: they publish them by three stretches of one road, and a house belongs to exactly one of them.
| The stretch | Rooms available, DATATUR, November 2025 | What we take on there, and what the number changes |
|---|---|---|
| San José del Cabo, and Puerto Los Cabos east of it | 3,200, and the only one of the three that is shrinking, at −6.2 pp | The SJD end, and the end where the tandeo is published zone by zone. A falling room count means the trades that live off hotel work are increasingly travelling in rather than working next door, so their day starts before they reach the gate. |
| The Ruta Escénica — the corridor road itself | 4,029 | Palmilla, Querencia and Cabo del Sol stand on this stretch, and it is wider than it sounds: Cabo del Sol alone spans more than 1,800 acres and two miles of beachfront. It is also the stretch that runs nine points below Cabo San Lucas across the year, which is to say the one where a house can be worked on in more weeks of the year. |
| Cabo San Lucas | 9,301, nearly three times the San José count | Pedregal is here, above the town. The deepest pool of trades on the coast and the whole of the cruise traffic sit at this same end, which makes it the easiest place to get a crew and the hardest morning to move one out of. |
No other area we cover has its winter written in Calgary: IATA and GAP schedule data give Canadian airlines 141,600 seats into SJD for January to June 2026, 13.1 % more than the same months a year earlier, with Calgary (YYC) up 24.7 %, Toronto (YYZ) up 76.2 % and Vancouver (YVR) down 10.8 %, and no other place on the rest of the map we cover shares that season, that crew of vendors or those departure cities.
What an owner is paying for between visits
Los Cabos property management is measured in September rather than in March: 47 % against 84 %, the emptiest month of the year against the fullest, and the one nobody is here to watch. A property manager in Los Cabos who quotes one occupancy for the municipality is quoting an average of three: across 2025 the stretches came in at 74 %, 65 % and 64 %, and in November alone at 76 %, 70 % and 73 %, a ten-point spread over the year that closes to six in the high season, and the average describes no house on the road. That is what property management in Los Cabos is buying: a road on which nothing is equidistant from anything else — not SJD, not the trades, not the fullest and the emptiest month of the same year. We do not charge fixed or start-up costs: only a percentage of income, net of expenses.
Getting started
The valuation starts from an address, because on this coast the address decides more than the house does: it fixes which of the three stretches the published numbers for that house belong to, and which zone of the tandeo it falls in. With that on the table we write the year against the months this coast measures as empty, and put in writing which of them we would move and why. There is no charge and no obligation for that, and none for starting either: no fixed or start-up costs, only a percentage of income, net of expenses.
The same form sits on contact if you would rather open it there.
When is heavy work booked on a house here?
In the soft stretch of the market, which on this coast has published numbers on it: the AHLC records that May occupancy has historically run between 65 % and 69 %, rarely above 70 %, and that April closed four percentage points below the previous year; anything that needs scaffolding, a drained pool or a crew inside the house is booked into those weeks and closed out before the storm season opens, by date rather than by forecast.
How much of next winter is already decided, and when?
Most of it, and about six months ahead: IATA and GAP schedule data show 1.44 million United States seats into SJD for January to June 2026, 2 % more than the same months a year earlier, with Los Angeles (LAX) at 210,600 and up 10.4 %, Dallas–Fort Worth (DFW) down 3.7 % and Phoenix (PHX) down 5.6 %. That is a schedule and not a forecast, and we read it before a season's conditions are written rather than after, because a winter that gains seats at LAX and loses them at PHX is not last winter, whatever the total says, and there is still time to plan around it.
Who is actually coming, and is that mix changing?
At the edges, yes, and it is surveyed: in November 2025 the visitor mix was 49.4 % from the United States, 32.7 % domestic and 16.3 % from Canada, with the Canadian share up 1.8 points and the domestic share down by the same 1.8; for an absent owner that is an operational fact rather than a marketing one, because the three do not arrive in the same months, from the same airports, or with the same amount of notice.
Who does the work here, and is the pool of them growing?
It is measured, and it is not growing: SECTUR, IMSS and INEGI data put tourism employment in Los Cabos at 44,019 jobs in the third quarter of 2025, 2.9 % below the same quarter of 2024, which is why we book named vendors against dates in the low months rather than call around on the morning something fails — and why we publish no response time and promise none, because nobody has measured one honestly.
Is a private house competing with the hotels for the same guest?
Not on the survey evidence: of visitors surveyed in November 2025, 38 % were returning to the destination and 33 % used a timeshare, six points more than a year earlier, which describes a narrower and more repetitive demand than a hotel fills; a house is let on its conditions rather than on its availability, and that is why the conditions are written before any date is opened.
Which end of the road is SJD on, and what does that cost the other end?
The San José end, and the difference is twenty minutes each way: by road it is 13.1 kilometres and about 12 minutes from the airport to San José del Cabo and 43.5 kilometres and about 32 minutes to Cabo San Lucas — a difference every arrival, delivery, inspection and crew pays twice, and the reason a morning of work is not the same commitment at the two ends of one municipality.
Request a private valuation of your property
The valuation starts from an address, because on this coast the address decides more than the house does: it fixes which of the three stretches the published numbers for that house belong to, and which zone of the tandeo it falls in.