Selling in Cabo San Lucas during high season can feel like a sprint. Buyers are in town, showings move fast, and every detail of your home’s presentation matters. If you want a smooth process and a standout result, a concierge plan removes the guesswork and handles the heavy lifting for you.
Whether you live here full-time or manage your home from abroad, you deserve a clear roadmap. In this guide, you’ll see how our concierge listing strategy works in Cabo, what to expect from timeline and costs, and the exact steps that get your property market-ready for winter and spring buyers. Let’s dive in.
Why list in winter and spring
High season in Los Cabos typically runs from November through April. Tourism is strong, snowbird buyers are in town, and foot traffic on listings tends to increase versus the summer low season. That uptick also means vendors and photographers book earlier, so planning ahead protects your timeline.
If you’re targeting high season, begin preparations several weeks before you want to go live. You’ll have more choice of contractors, better photo and twilight windows, and easier scheduling for showings.
What our concierge includes
Intake and pre-list audit
We start with a document and property review to remove surprises later. That includes your title or fideicomiso, any HOA rules, recent surveys, permits for improvements, and current utility status. We also perform a quick condition assessment of structure, roof, pool, A/C, plumbing, and pests, plus a market-facing audit to map view corridors, light, and standout features such as beach access or marina proximity.
Outcome: a prioritized scope of work with estimated costs and a realistic go-live date.
Vendor coordination and project management
Cabo has talented vendors, but high season gets busy. We maintain a vetted roster and coordinate all onsite work in the right order. Typical vendors include general contractors or handymen, painters, deep cleaners, landscapers, pool technicians, electricians and plumbers, pest control, staging teams and furniture rental, professional photographers, a licensed drone pilot, 3D tour providers, copywriting and MLS specialists, microsite developers, and print or signage vendors.
What we handle for you:
- Verify quality, insurance, and licenses
- Secure quotes and manage budgets
- Sequence work to avoid rework and missed shoots
- Coordinate keys or access, utilities, and any permits
- Confirm completion before media capture
Staging that fits Cabo homes
Staging options range from a simple consultation to full furniture installation. For Cabo luxury listings, we focus on outdoor living spaces, pool and terrace areas, the primary suite, kitchen, and great room. Outdoor furniture, fresh plants, and a sparkling pool make a major difference in photos.
Industry studies suggest that staged homes often sell faster and can achieve stronger pricing, but the return varies by property and price point. We recommend a tailored staging audit to guide your investment.
Photography, drone, and twilight
Your listing needs high-quality stills, twilight images, and contextual aerials. We plan shoots around the sun for even interior light and dramatic evening exteriors. Twilight sessions require the pool and landscape lighting to be fully functional, so we confirm readiness in advance.
Drone flights in Mexico must comply with current aviation rules. We book a licensed drone pilot, confirm any permissions or notifications, and respect privacy and local ordinances. Deliverables include high-resolution, color-corrected images, vertical crops for mobile, and 4K aerial video where appropriate.
3D tours and floorplans
Immersive 3D tours are especially valuable for international and out-of-town buyers who preview homes remotely during high season. We add accurate floorplans, room measurements, and annotated hotspots that highlight terraces, views, and outdoor flow. If we use virtual staging for vacant rooms, we disclose it clearly in marketing materials.
Listing microsite and digital assets
A dedicated listing microsite showcases your home with a gallery, 3D tour, drone video, feature sheet, and a simple neighborhood guide for amenities, marinas, and golf. We optimize for fast load times and mobile viewing, and we include clear calls to action for private or virtual showings. Lead capture integrates with our follow-up system so no inquiry is missed.
A clear 6-week plan
Here is a typical full-service timeline. We adjust based on your property and target date.
- Week -6: Intake and legal/title check; order estimates; book photographer and drone pilot; schedule notario and tax consults.
- Week -5: Begin repairs and contractor work; pool and electrical checks; schedule furniture rental deliveries for staging.
- Week -4: Deep clean; landscape refresh; staging install indoors and outdoors; confirm lighting and pool readiness.
- Week -3: Daytime interior and exterior photos; drone aerials; 3D tour capture.
- Week -2: Twilight shoot and video; finalize photo editing; build the listing microsite and marketing assets.
- Week -1: Proof materials; upload to MLS and partner sites; schedule open houses or virtual tours; final walkthrough.
- Week 0: Go live; distribute the microsite; launch social snippets and email campaigns; begin showings.
Short on time? Minimal prep with light cleaning and pro photos can be ready in 1 to 2 weeks. A moderate scope with repairs, partial staging, photos, and a 3D tour usually needs 3 to 5 weeks. A full concierge rollout often spans 6 to 8 weeks or more.
Cabo ownership and closing logistics
Many coastal properties fall within Mexico’s restricted zone. Foreign sellers often hold title through a bank trust, known as a fideicomiso, or a Mexican corporation. Transfers run through a Notario Público, and non-resident sellers commonly use a power of attorney for signings.
To protect your timeline, we verify trust and ownership details early. You should contact your notario and trust bank to confirm required documents, check any balances or escrow conditions, and identify liens or encumbrances before we hit the market. For taxes and reporting, consult a Mexican tax advisor regarding SAT obligations and confirm any home-country implications with your financial professional.
Costs and value: what to expect
Pricing varies by season and scope. Here are typical ranges to help you plan:
- Staging consultation: 150 to 500 USD
- Partial staging for key rooms and outdoor areas: 800 to 5,000 USD for a 2 to 4 week rental
- Full staging for luxury homes: 3,000 to 15,000+ USD depending on scale and rental period
- Professional photography: 250 to 1,000 USD
- Drone shoot: 150 to 600 USD, with permit or licensing needs affecting price
- 3D tour: 250 to 800 USD, based on size and provider
- Listing microsite: 300 to 1,500 USD
- Repairs and curb appeal: varies widely; for high-end homes, plan a 2 to 5 percent contingency of expected sale price
We obtain multiple quotes, align spend to your goals, and focus funds where buyers feel it most.
Room-by-room priorities for Cabo homes
- Outdoor entertaining: Stage seating, shade, dining, and poolside lounge areas. Clear view corridors and spotlight ocean sightlines.
- Primary suite: Neutral linens, minimal decor, and a welcoming terrace setup if available.
- Great room: Open flow to the terrace, neutral art, and uncluttered surfaces.
- Kitchen: Clear counters with simple styling like fresh fruit or a vase; all lights on for warmth.
- Guest rooms or rentable suites: Simple, consistent decor to help investors assess rental potential.
Pre-shoot visuals checklist
Use this 48 to 72 hours before photography to ensure flawless media.
- Deep clean; windows and mirrors streak-free; countertops clear
- Landscape trimmed; pool cleaned with chemicals balanced; test all lighting
- Remove personal photos and clutter; hide cables and equipment
- Keep all interior and exterior lights on for twilight sessions
- Confirm staging install is complete and props are in place
To capture compelling before-and-after comparisons:
- Before photos: straight-on room shots, exterior approach, daytime pool and terrace, and one aerial
- After photos: the same angles plus a twilight exterior, a lower-altitude aerial when safe, and detail vignettes
- Label and store original files; request web-optimized versions and vertical crops for mobile
How we manage risk
- Book key vendors early to avoid high-season bottlenecks
- Start with a title or fideicomiso review to prevent listing or closing delays
- Require proof of insurance and licensing for all vendors, including drone operators
- Hold a backup date for photography in case of weather or service delays
- Disclose any virtual staging to avoid misrepresentation
If you are out of the country
Our team coordinates everything locally and keeps you informed with virtual approvals, progress photos, and live video walkthroughs. Many non-resident sellers use a power of attorney to simplify signings. We will align with your notario, trust bank, and a local closing attorney as needed so the process stays on track.
Get started: what to bring to your consult
To make your first conversation productive, have these items ready:
- Fideicomiso or title documents and any HOA rules
- Recent utility bills and receipts for major repairs
- Photos that show current condition and any problem spots
- Your availability for site access or your plan for power of attorney
Ready to position your Cabo home for high-season success? Schedule a complimentary concierge consultation with Robyn Bezjak. We will tailor a plan, book the right vendors, and manage the details so you can move forward with confidence.
FAQs
When should Cabo sellers engage a concierge service?
- For minor prep, 1 to 2 weeks before listing can work; for full staging and media, plan 6 to 8 weeks or more, especially in high season when vendors book early.
Who pays for staging and pre-list repairs in Cabo?
- Sellers typically pay; we recommend multiple quotes and focus spend on high-impact areas such as outdoor living, the great room, and the primary suite.
Do I really need drone photos and a 3D tour?
- Drone imagery is recommended for ocean-view or large-lot homes, and 3D tours help international and out-of-town buyers preview remotely during high season.
How does a fideicomiso affect my sale?
- Many foreign sellers hold coastal homes in a bank trust; we coordinate early with your notario and trust bank to confirm documentation, balances, and any encumbrances.
What documents should I prepare before listing in Cabo?
- Title or fideicomiso documents, HOA rules and financials if applicable, recent utility bills, receipts for repairs, and permits for any additions or improvements.
How long does the full concierge process take?
- Minimal prep can be ready in 1 to 2 weeks; a moderate plan often needs 3 to 5 weeks; full concierge with staging, drone, twilight, 3D, and a microsite typically runs 6 to 8 weeks or more.
What if hurricane season overlaps with my timeline?
- We start with a condition check for storm-related items, prioritize exterior fixes, and hold flexible media dates to ensure the best weather windows.
How do you handle virtual staging disclosures?
- If we use virtual staging for any room, we note it clearly in marketing materials to keep buyers informed and maintain transparency.
