You picture slow mornings, ocean air, and a simple routine between an artsy town and a surf-friendly beach. That vision fits Todos Santos and Cerritos, a pocket of Baja that blends creative energy with an easy outdoor lifestyle. If you are considering a home here, you want a real view of daily life, what ownership involves, and the trade-offs that come with coastal living. In this guide, you’ll learn how the area is laid out, what property types suit different buyers, how foreign ownership works, and what to plan for with utilities, permits and rentals. Let’s dive in.
Where Todos Santos and Cerritos fit
Todos Santos sits on the Pacific side of Baja California Sur, tied to neighboring Pescadero and the broader Los Cabos region by Highway 1. Cerritos, a short drive along the same coast, centers on a sandy beach that draws surfers and day-trippers. Together, these two nodes create one lifestyle zone: town energy in Todos Santos and surf-and-sand appeal in Cerritos.
Access is by car along the Transpeninsular corridor. Most second-home owners fly into Los Cabos International Airport, then drive or arrange a transfer to their property. Travel time varies with traffic and road conditions, so plan extra time around holidays and high season.
Beaches in Mexico are public. If you buy a beachfront villa, you do not own the foreshore below the high-tide line. Coastal rules govern setbacks, dune protection and public access. This shapes where you can build and what to expect with people enjoying the beach near your home.
Daily life rhythms
In-town Todos Santos days
In town, you walk to coffee, galleries and small restaurants. You might browse a local market in the morning, run errands mid-day, then meet friends at a casual spot or attend a cultural event in the evening. The pace is relaxed, and the social life tends to be local and community-based.
Beach life in Cerritos
Cerritos is about the surf and the sand. Morning waves attract beginners and longboarders along with more experienced surfers. Lessons and boards are easy to find, and the scene is friendly. Afternoons can be for beach walks or a drive back to town for dinner.
Seasons and crowds
Winter and spring bring cooler, drier weather and more visitors. Summer runs hotter and is also hurricane season. Rental demand and traffic ebb and flow with these rhythms, so plan ownership and rental strategies around seasonality.
Property types you will see
In-town casitas and historic homes
These are compact adobe or stucco homes on smaller lots in Todos Santos’ core. You choose this if you want walkability, village charm and a simpler maintenance footprint. Parking and outdoor space can be limited, and older structures may need restorative care.
Hillside and valley homes with views
Between town and coast, or above town on ridges, you find homes positioned for ocean vistas and privacy. These fit you if you value space, quiet and an indoor-outdoor lifestyle. Factor in access roads, septic systems and sometimes higher build and maintenance costs on slopes.
Beachfront and near-beach villas
Around Cerritos and coastal coves, you see single-family villas and small boutique resorts. These appeal if surf, sand and rental potential top your list. Consider coastal erosion, hurricane exposure, public beach access near your lot, and higher insurance and upkeep.
Ranches and larger parcels
Inland parcels support small-scale agriculture, private estates or future development. Choose this path if you want privacy, land and potential. You will evaluate water sources, septic design and drive time to services.
Condos and modern builds
Condo inventory exists but is limited compared to larger resort towns. Turnkey units can suit lock-and-leave lifestyles or rental strategies. Always confirm HOA rules and maintenance standards.
Ownership basics for foreigners
You can buy property here as a foreigner through a bank trust, called a fideicomiso, when the property sits within the restricted coastal zone. The bank holds title in trust for you, and you retain the right to use, sell and will the property. If you plan commercial use, a Mexican corporation may be more appropriate, which adds tax and reporting obligations.
Your closing team typically includes a local real estate agent, a bilingual attorney or notario, a surveyor, and a bank trustee if you use a trust. Expect closing costs on top of the purchase price. These commonly include notary fees, transfer taxes, deed registration and trust setup and annual trustee fees.
Ongoing ownership costs can include municipal property tax, utilities, water deliveries or well maintenance, HOA dues if applicable, insurance and property management. Taxes apply to rental income in Mexico. Non-resident owners have tax obligations and may be subject to withholding, so it is wise to engage a Mexican tax advisor who understands cross-border issues. If you plan short-term rentals, review municipal rules, HOA covenants and title documents for any restrictions before you buy.
Market liquidity can be thinner than in major resort destinations, so standout properties with strong locations, sea views and turnkey condition tend to move faster. Work with local experts to understand comps and seasonal patterns.
Utilities and services
Water planning
Water availability varies by location. Some in-town homes connect to municipal supply, while many coastal or hillside properties rely on wells or trucked deliveries. Plan for storage tanks, pumps and conservation systems. Rain capture and water-wise landscaping are common.
Power and solar
Most homes connect to the grid, and many owners add solar with battery backup to reduce costs and ride through outages. Coastal air can increase wear on metal and solar hardware, so factor that into maintenance planning.
Internet and cell coverage
Cell coverage is generally present, but speeds and reliability differ by pocket. Fixed broadband and fiber are improving yet still address-specific. Some owners use satellite or commercial providers, plus signal boosters for remote homes. Verify service at the exact address before you buy.
Waste and septic
Outside town centers, homes depend on septic systems. Confirm that the system is correctly sized for the lot and soil, and budget for routine maintenance and desludging.
Healthcare and schools
You will find clinics, pharmacies and private practitioners in Todos Santos for routine needs. For hospitals and full-service care, plan to travel to larger cities nearby. If you have children, evaluate schooling early. Options include local private schools, bilingual programs and commutes to larger towns, as well as homeschooling.
Transportation and property management
Car ownership is common. Highway 1 is generally in good condition, while some local roads are unpaved. Property management companies and caretakers are widely available for cleaning, landscaping, rental turnover and oversight, which is helpful if you split time between countries.
Safety and security
Many owners experience the area as relatively calm, but petty theft can occur. Take normal precautions, get to know your neighborhood, and consider local managers or security services if you are often away. Stay current with local advisories, as conditions can change.
Coastal rules and risks
Public beach access is a given, and you should not expect private control of the sand. The maritime-terrestrial zone and federal environmental rules shape what you can build near the shoreline. In turtle nesting seasons, lighting and access may face restrictions.
Hurricanes and storms are part of life here, typically June through November. Strong construction standards, proper drainage and secure openings matter. Insurance products for wind, flood and replacement cost vary in availability and price. Review options early so you understand coverage limits and any exclusions.
If you plan to build or remodel, you will need municipal permits. Your notario and attorney should confirm zoning, easements, encumbrances and compliance, and ensure your title work is current. Always request an up-to-date survey and verify utility rights and access.
Trade-offs to weigh
- Walkability vs. privacy: In-town gives you easy dining and shopping. Hillside or rural homes give you space and views but require more driving.
- Beachfront romance vs. maintenance reality: Living steps from the sand is special. Salt air, storms and public use raise wear, risk and upkeep.
- Rental potential vs. peace and quiet: Near surf and town hubs can boost occupancy. Quieter pockets can mean fewer guests but a calmer day-to-day.
- Access now vs. appreciation potential: Established streets and services simplify life. Emerging areas might offer long-term upside with more near-term logistics.
Quick due diligence checklist
- Get a recent topographic and boundary survey, including easements.
- Confirm water source, storage capacity, permits and quality testing.
- Verify septic design and maintenance history.
- Choose your ownership structure: fideicomiso or corporation, with professional guidance.
- Request itemized closing cost estimates and annual trust fees in writing.
- Review municipal zoning, building permits and coastal setbacks.
- Confirm short-term rental rules, HOA covenants and local regulations.
- Engage a Mexican tax advisor familiar with non-resident rental income.
- Price insurance for wind, flood and replacement cost before finalizing.
- Verify internet and cell service at the exact property address.
Is Todos Santos–Cerritos right for you?
If you want an outdoors-first lifestyle with a creative town, a surf beach and space to slow down, this micro-region may be a fit. Expect smaller-scale services than big resort areas, along with real rewards in community and daily rhythm. Come focused on the basics: water, access, permits and a seasoned team. With the right plan, you can enjoy the best of Baja’s Pacific side, from morning waves to sunset gallery strolls.
Ready to explore properties and plan your ownership path with a trusted local advisor? Connect with Apex Real Estate Los Cabos to schedule a private consultation.
FAQs
Can U.S. and Canadian citizens buy in Todos Santos–Cerritos?
- Yes. Most foreigners buy through a bank trust called a fideicomiso for coastal-zone property, or use a Mexican corporation for commercial use.
Are beaches private in Todos Santos and Cerritos?
- No. Mexican law treats beaches as public, so you should not expect exclusive control of the sand below the high-tide line.
How reliable is water service for homes near Cerritos Beach?
- It varies by address. Some homes connect to municipal lines, while many rely on wells or trucked water and need storage and conservation systems.
Can you operate short-term rentals in this area?
- Short-term rentals are common, but always confirm municipal rules, HOA covenants and tax obligations before you buy or list.
What does hurricane season mean for homeowners here?
- From roughly June to November, plan for storms, sturdy construction, secure openings and insurance that addresses wind and flood risks.
What team do you need to close on a home in Todos Santos–Cerritos?
- Your core team includes a local real estate agent, a bilingual attorney or notario, a surveyor and a bank trustee if you use a fideicomiso.
