Palmilla · Tourist Corridor – San José side
Villas Del Mar, San Jose Corridor
5 bd · 5 ba · 4,569 ft²
$22,999,999 USD
Palmilla neighborhood guide
Villas de Oro
Three phases of condominium residences across thirty-two acres, providing an accessible entry point into Palmilla with distinct phase-level assessments.
Active listings
6
Closed (5 yrs)
33
Active asking
$965K to $1.48M
BCS MLS, 5 years to 2 Sept 2026
Product
Condos & Homes
Setting
Thirty-Two Acres
Sub-HOA Fee
$5,400 to $11,700/yr
Security
24-Hour Gate
Community story
The setting and its character
Villas de Oro represents Palmilla's entry point, offering condominium residences spread across thirty-two inland acres behind a 24-hour guarded gate with a community pool. Low-rise architecture creates a spacious residential enclave rather than a dense condominium block.
The community spans three phases assessed separately. Phase I carries higher assessments between roughly $11,000 and $11,700 annually due to maintenance and reserves, while Phase II annualizes near $6,000 and Phase III near $5,400.
- Thirty-two acre inland enclave with 24-hour gate and community pool
- Thirty-three closed property sales recorded over five years
- Accessible price point for condominium living inside Palmilla
- Three distinct phases carrying separate annual assessment structures
Real estate & market context
Homes & prices
| Market metric | Count | Price range |
|---|---|---|
| Active listings | 6 | $965K to $1.48M |
| Closed sales (5-year) | 33 | $319K to $1.32M |
| Product types | Condominium+Home | |
Condominiums span 1,813 to 3,410 square feet across 3 phases, with 6 active listings and 33 five-year sales.
Source: BCS MLS, 5 years to 2 Sept 2026
Live inventory
Homes for sale in Palmilla
Palmilla · Tourist Corridor – San José side
Villas del Mar, Palmilla, San Jose Corridor
4 bd · 4 ba · 3,645 ft²
$8,432,000 USD
Palmilla · Tourist Corridor – San José side
Villas del Mar, San Jose Corridor
3 bd · 3 ba · 3,197 ft²
$5,100,000 USD
HOA & memberships
Recurring costs and association dues
Sub-HOA dues vary significantly by phase, running approximately $11,000 to $11,700 in Phase I, $6,000 in Phase II, and $5,400 in Phase III. The master Palmilla assessment is billed separately and should be verified prior to making an offer. Golf membership at One&Only Palmilla requires separate application.
Community fit
Who Villas de Oro suits
A good fit for
- Buyers seeking a manageable Palmilla address and predictable carrying costs
- Condominium buyers focused on verified phase-specific HOA assessments
Questions & answers
Frequently asked questions
Why do HOA fees differ between phases in Villas de Oro?
The three phases are assessed separately. Phase I comprises the oldest building stock and carries higher maintenance and reserve requirements, resulting in higher annual dues than Phase II or Phase III.
What amenities are included within Villas de Oro?
Villas de Oro provides a 24-hour guarded entry gate and a shared community swimming pool. Broader resort amenities including golf and private beach clubs operate under separate master memberships.
Is short-term renting permitted in Villas de Oro?
Short-term rentals take place across Palmilla, but exact minimum stay requirements or rental registration rules are not published. Prospective buyers should review the recorded regime bylaws before closing.
Printable reference
Download the Villas de Oro guide (PDF)
A short printable guide to Villas de Oro: homes, prices, fees and common buyer questions. We email it to you.