Choosing a Home in Los Cabos for Everyday Life: A Q&A with Nick Fong

A conversation with Nick Fong, Broker/Owner of Ronival Real Estate.

A holiday home and a permanent home can call for very different decisions. Nick Fong, Broker/Owner of Ronival Real Estate, explains how to compare Los Cabos communities, test the routine you expect to have, and investigate the costs and professional checks that come with a property.

1. How would you compare Cabo San Lucas, San José del Cabo and the corridor?

My first question is why someone is buying here. Roughly half our clients are buying a second home they will use three or four times a year, for a week or two at a time. That is a different decision from permanent relocation, and the answer changes which area makes sense.

Central Cabo San Lucas appeals to people who want the marina, restaurants and nightlife within reach on foot. San José del Cabo offers a different feel, with its art district, restaurants and a slower pace. It is also closer to the international airport. In either town, the exact location matters: test the journeys from the particular property rather than assuming the whole area is walkable.

The corridor offers another mix: space and views between the towns, with hotels, golf courses, restaurants, shops and services along it. A car is an important part of that choice. Travel time will depend on the property, destination, traffic and time of day, so drive the routes you expect to use.

The routine question is whether you want to step out into a town or prefer a home where driving is part of most outings.

Ronival resource: Explore Ronival’s community guides for Baja California Sur. These are the real estate company’s own area guides.

2. What should people test during a scouting stay?

Come when you expect to use the home. If that is during the high season, broadly late October through May in my experience, visit then. When communities are fuller, you get a better sense of the neighbours, owners and everyday atmosphere. A quiet-season visit tells you something different.

If you plan to be here over the holidays or during spring break, experience those periods too. They may feel different from the rest of the year.

Time of day matters. If downtown Cabo’s nightlife is part of the appeal, go out at night and see whether it suits you. If it does not, that is useful to discover before committing. For a permanent move, also investigate the seasons and conditions you would miss on a holiday.

3. What practical checks do you recommend at a viewing?

I walk through storage, parking, security and the condition of the unit. Is parking covered? Is the space assigned or deeded? Is there staffed security, or simply a gate? Look and smell for signs of water damage, and ask how old the air-conditioning units are.

Check the actual internet service at the property. Establish what is connected, test it and investigate alternatives where necessary; do not assume a service will be suitable simply because it operates elsewhere nearby.

I recommend an independent home inspection. The inspection should be undertaken by a specialist who is independent of the sale. Arrange its timing and any contractual protections with your own adviser before you become committed beyond what you intend.

Water deserves specific questions because supply is not uniform. Ask how the property is supplied, what storage it has, which supply schedule applies and what happens when water needs to be delivered. Check current notices with OOMSAPAS and speak with people living in the building or neighbourhood.

4. Which recurring costs should a buyer investigate?

Electricity, homeowners’ association fees, property taxes and, where applicable, the annual bank-trust fee are important starting points. Build in insurance and maintenance too.

Ask for actual receipts and current statements rather than accepting a generic estimate. Your agent can request information from the owner or listing agent, and you should understand what each cost covers.

Electricity is one potential surprise. CFE’s high-consumption classification depends on the applicable tariff and the rolling average of consumption. Check the tariff shown on the property’s bill, its consumption history and the current CFE rules. Do not assume one threshold or price applies to every Los Cabos property. Frequent air-conditioning use and the building’s insulation can make a substantial difference to running costs.

5. What should happen before a deposit or signature?

Work with an experienced real estate professional early enough to investigate the community and ask questions before committing. Understand who represents you and who is responsible for each part of the transaction.

The agent helps coordinate the process and the other professionals involved. A notario público has a formal legal role in the transaction, including the deed and required registration steps. That role should not be confused with having an independent attorney whose task is to advise you specifically.

I recommend independent legal advice on every purchase, not only complicated ones. Have your adviser review the documentation, ownership, restrictions, contract terms and payment arrangements before you sign or transfer money.

Foreign buyers of residential property in the restricted zone should understand the bank-trust structure and permit requirements early. The applicable structure and obligations must be checked for the particular buyer and property with qualified advisers and current official sources. Do not leave those questions until closing.

6. What have clients learned by renting first, and what are your three first steps?

We regularly see clients rent in a popular area and discover that the water arrangements or traffic do not suit them. After several months, they may decide to buy elsewhere. Learning that before buying is a useful outcome.

Golf communities offer a similar example. Renting first lets people learn more than whether a course exists: they can discover the community, access to tee times and how the club operates day to day. These are recurring experiences from our work, not the account of one individual client.

My three first steps are:

• Research online, then check what you find with reliable sources and an experienced adviser. AI tools can help organize initial questions, but their answers need verification.
• Stay in different areas and experience the lifestyle in each.
• Build the real monthly ownership budget before shopping. Include electricity, HOA fees, property taxes, any trust fee, insurance and maintenance. The purchase price is only part of the decision.

About Nick Fong

Nick Fong has lived and worked in Los Cabos since 2004 and is the Broker/Owner of Ronival Real Estate, serving Los Cabos, La Paz, Todos Santos, the East Cape and Loreto.

Website: https://ronival.com/

Ronival property search: Search Los Cabos homes for sale on Ronival’s property portal. The portal also includes other Baja California Sur locations.

Sources for readers

CFE: Domestic High Consumption tariff and thresholds — CFE tariff information
SRE: Permits for bank trusts involving property in the restricted zone — SRE bank-trust permit requirements
OOMSAPAS Los Cabos: OOMSAPAS Los Cabos

Editorial note: This interview shares a real estate professional’s experience and general planning considerations. Conditions vary by property. Obtain independent legal, inspection and financial advice for your own transaction.

Nick also shared an episode of HGTV’s Beachfront Bargain Hunt in Cabo. The Ronival Google listing showed a 4.9-star rating from 273 reviews when checked on September 30, 2026; ratings and review counts can change.