Punta Ballena · Tourist Corridor – Cabo side
Camino del Agua 105, Las Residencias, Cabo Corridor
5 bd · 5 ba · 4,960 ft²
$4,000,000 USD
Community guide
Punta Ballena
A gated point on the Sea of Cortez at about Km 6-7 of the Corridor, with the Las Residencias villas and homesites and the Auberge Private Residences at Esperanza.
Active homes
6
Median price
$2,262,500 USD
Highest price
$12,900,000 USD
Location
About Km 6-7, Carretera Transpeninsular, Tourist Corridor
MLS community
Punta Ballena (zone Cabo Corridor)
Product
Villas, Auberge resort residences, homesites
Active whole-ownership listings
6, US$850K to US$12.9M (Flexmls, 5 Nov 2026)
MLS median, house sales (5 yrs)
US$2.5M (Flexmls, 5 Nov 2026)
Community story
The setting and its character
Punta Ballena is a gated point on the Sea of Cortez at about Km 6-7 of the Carretera Transpeninsular, on the Cabo San Lucas end of the Tourist Corridor. The Los Cabos MLS files it as its own community, separate from Cabo del Sol and Palmilla.
Whole-ownership homes fall into two groups: the Las Residencias villas and homesites, including oceanfront villas, and the Auberge Private Residences beside Esperanza resort. Esperanza also sells fractional shares, which trade as their own market.
Read the full story
See the current whole-ownership listings on the Punta Ballena community page.
Distances & access
Where Punta Ballena sits
Punta Ballena sits at about Km 6-7 of the Carretera Transpeninsular, on the Cabo San Lucas end of the Tourist Corridor (MLS listing addresses). The MLS lists it in the Cabo Corridor zone.
- Corridor highway marker About Km 6-7 of the Carretera Transpeninsular (MLS listing addresses)
Beaches, golf & wellness
Living at Punta Ballena
Detailed amenity notes
Listings in Las Residencias and the Auberge Private Residences report beach club access as a common amenity (Flexmls listing fields, 5 November 2026). Resort services at the Auberge residences come through Esperanza; confirm what is included with the specific residence.
Real estate & market context
Homes & prices
Market notes & history
Punta Ballena mixes villas, resort residences and homesites on a gated point.
Residential product:
- Las Residencias: villas of roughly 5,700 to 12,000 sq ft in recorded sales, plus homesites.
- Auberge Private Residences at Esperanza: three- and four-bedroom residences of roughly 2,100 to 4,200 sq ft in recorded sales.
- Esperanza fractional shares (1/8, 1/12, 1/24): a separate market, not part of the figures below.
MLS market snapshot (Flexmls BCS MLS, pulled 5 November 2026, whole ownership only):
- Active: 6 properties from US$850,000 to US$12,900,000 (median asking US$2,262,500): houses at US$4,000,000 and US$12,900,000; Auberge residences at US$2,199,000, US$2,250,000 and US$2,275,000; one homesite at US$850,000.
- Houses (Las Residencias), closed since November 2021: 9 sales from US$1,550,000 to US$10,000,000 (median US$2,500,000); the most recent closed in January 2026 at US$3,500,000.
- Auberge residences, closed since November 2021: 8 sales from US$1,400,000 to US$2,530,000 (median US$1,800,000); 4 of them in the trailing 12 months.
- Homesites, closed since November 2021: 5 sales from US$215,000 to US$700,000 (median US$295,000).
HOA & memberships
Recurring costs and association dues
Ownership guidelines & master dues notes
Active Auberge Private Residences listings report dues of about 5,700 to 5,800 a month for three- and four-bedroom residences (as entered by listing agents, Flexmls, 5 November 2026; currency is not always stated). Villa dues vary by home. Ask for the current HOA statement and budget for the specific property before making an offer.
Community fit
Who Punta Ballena suits
Detailed lifestyle context
Who Punta Ballena suits:
- Buyers who want a gated oceanfront setting close to Cabo San Lucas.
- Buyers who want resort services with a residence (Auberge Private Residences).
- Villa and residence buyers looking well below Chileno Bay pricing.
Who it does not suit:
- Buyers who want low monthly dues in a resort residence.
- Buyers who want to walk to downtown Cabo San Lucas.
Live inventory
Homes for sale in Punta Ballena
Punta Ballena · Tourist Corridor – Cabo side
Esperanza Resort 2405, Auberge Residences, Cabo Corridor
3 bd · 3 ba · 2,948 ft²
$2,275,000 USD
Punta Ballena · Tourist Corridor – Cabo side
Ground Flr Esperanza Auberge Residences 2702, Cabo Corridor
4 bd · 4 ba · 3,302 ft²
$2,199,000 USD
Questions & answers
Frequently asked questions
Where is Punta Ballena in Los Cabos?
Punta Ballena is on the Cabo San Lucas end of the Tourist Corridor, at about Km 6-7 of the Carretera Transpeninsular (MLS listing addresses). The MLS files it as its own community in the Cabo Corridor zone.
What do homes in Punta Ballena cost?
As of 5 November 2026 (Flexmls), six whole-ownership properties are for sale, from US$850,000 for a homesite to US$12,900,000 for an oceanfront house (median asking price US$2,262,500). Two houses are listed at US$4,000,000 and US$12,900,000, and three Auberge Private Residences at US$2,199,000 to US$2,275,000.
What have homes in Punta Ballena sold for?
Since November 2021 (Flexmls, pulled 5 November 2026), nine Las Residencias houses closed between US$1,550,000 and US$10,000,000 (median US$2,500,000), eight Auberge residences closed between US$1,400,000 and US$2,530,000 (median US$1,800,000), and five homesites closed between US$215,000 and US$700,000 (median US$295,000).
Is Las Residencias part of Cabo del Sol or Palmilla?
No. The MLS files Las Residencias under Punta Ballena on the Cabo Corridor. It is a separate community from Cabo del Sol and from Palmilla.
Can you buy a fraction at Esperanza?
Yes. As of 5 November 2026, Flexmls shows 30 fractional shares for sale at Esperanza (1/8, 1/12 and 1/24 interests) asking about US$155,000 to US$625,000. Fractions are a separate market from whole ownership and are not shown in our for-sale listings.
What are HOA fees at the Auberge Private Residences?
Active listings report dues of about 5,700 to 5,800 a month for three- and four-bedroom residences (as entered by listing agents, 5 November 2026; currency is not always stated). Ask for the current HOA statement for the specific residence before making an offer.
Printable reference
Download the Punta Ballena community guide (PDF)
Includes neighborhood maps, master HOA breakdown, builder rules, and the complete 5-year sales record. Delivered instantly to your inbox.