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 del Mar
Palmilla's flagship oceanside community of over 200 luxury homes across eleven phases, carrying the highest carrying costs and most exclusive club access.
Active listings
9
Closed (5 yrs)
86
Active asking
$3.50M to $24.95M
BCS MLS, 5 years to 2 Sept 2026
Product
Villas & Homesites
Community Size
200+ Residences
Sub-HOA Fee
$34,700 to $50,300/yr
Beach Club
Club Ninety Six
Community story
The setting and its character
Villas del Mar is the definitive residential address within Palmilla, established in 1994 on the ocean side of the master development. Developed by Del Mar, A Hatfield Company, the community encompasses more than 200 residences climbing from the shoreline across roughly eleven hillside phases.
Homeownership unlocks exclusive eligibility for Club Ninety Six, the private beachfront club on Palmilla Beach, and the Club Espiritu wellness center. The development commands the highest property assessments in Palmilla, reflecting its comprehensive services and dedicated guard-gated access.
- Palmilla's premier enclave with 200+ estates across eleven phases
- Private access rights to Club Ninety Six and Club Espiritu
- Nine active listings spanning $3.50 million to $24.95 million
- Sub-HOA fees ranging from $34,700 to $50,300 annually
Real estate & market context
Homes & prices
| Market metric | Count | Price range |
|---|---|---|
| Active listings | 9 | $3.50M to $24.95M |
| Closed sales (5-year) | 86 | $1.75M to $25.90M |
| Product types | Home, Condominium, Homesite | |
Five-year closings spanned $1.75 million to $25.90 million across homes and condominiums. Active listings are tightly held, with nine properties on the market at the snapshot date.
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
Villas del Mar assessments annualise roughly between $34,700 and $50,300 per year on recent listings, the highest in Palmilla. Assessments vary substantially by phase. Palmilla master association dues and Del Mar club memberships are billed separately.
Community fit
Who Villas del Mar suits
A good fit for
- Ultra-high-net-worth buyers requiring Palmilla's premier address and security
- Owners prioritizing private beach club and wellness club membership
- Discerning investors seeking proven estate pedigree and property care
Questions & answers
Frequently asked questions
What clubs do Villas del Mar homeowners have access to?
Ownership confers exclusive rights to apply for membership in Club Ninety Six, a private beach club on swimmable Palmilla Beach, and Club Espiritu wellness complex. Golf membership at One&Only Palmilla Golf Club is also available.
Why are HOA dues so high in Villas del Mar?
Assessments annualise between $34,700 and $50,300, reflecting comprehensive estate maintenance, dedicated secondary gate staffing, and phase-specific amenities. Each phase maintains its own regime budget.
What is the newest development within Villas del Mar?
Reserva is the newest enclave within Villas del Mar, consisting of eight two-story buildings containing sixteen luxury residences under its own independent regime.
Printable reference
Download the Villas del Mar guide (PDF)
A short printable guide to Villas del Mar: homes, prices, fees and common buyer questions. We email it to you.