Verandas at Querencia
Seventeen sales in one building complex — the deepest single-address record in Querencia — at a median 97.6% of asking, and just two units listed today.
Seventeen sales, two listings, and the firmest pricing in Querencia
Verandas recorded seventeen sales in the three years to 26 August 2026, worth $57,390,000, from $1,750,000 to $4,750,000 at a median of $3,200,000. No other single address in Querencia comes close to that depth of evidence.
Five of the seventeen closed at or above the asking price — four at exactly list and one above it. The median sale came in at 97.6%, the firmest of any product type in the community, and only $2,700,000 came off $60,090,000 of asking prices. The median concession among the twelve that did close below was $125,000.
Two units are listed today. Seventeen sales against two listings is roughly four months of standing supply at the recent rate — the tightest position in Querencia by a wide margin, and the reason the discounts here are so thin.
- 17 sales, $57,390,000, from $1,750,000 to $4,750,000
- Median close $3,200,000, at a median 97.6% of asking
- One sale above asking, four at, twelve below
- 2 listed now, $4,200,000 and $4,600,000
Three bedrooms against four
| Bedrooms | Sales | Median Close | Range |
|---|---|---|---|
| 3 | 7 | $2,950,000 | $1,950,000 – $3,200,000 |
| 4 | 10 | $4,150,000 | $1,750,000 – $4,750,000 |
The step from three bedrooms to four is $1,200,000 at the median. Both ranges have a low outlier well beneath the rest — the $1,750,000 four-bedroom closed in February 2024 and the $1,950,000 three-bedroom in March 2026, and both were listings that had been on the market since 2020 and 2022 respectively.
Across all seventeen sales the recorded area gives $403 to $1,003 per square foot, at a median of $744. The two current listings ask $762 and $961. Every Verandas record passes the area test, so these figures rest on the whole set rather than a filtered subset.
All seventeen Verandas sales
| MLS | Asked | Closed | Difference | % of Ask | Date |
|---|---|---|---|---|---|
| 22-296 | $5,400,000 | $4,750,000 | −$650,000 | 88.0% | March 2026 |
| 22-2469 | $5,400,000 | $4,400,000 | −$1,000,000 | 81.5% | January 2026 |
| 26-1651 | $4,395,000 | $4,320,000 | −$75,000 | 98.3% | July 2026 |
| 24-3281 | $4,450,000 | $4,300,000 | −$150,000 | 96.6% | June 2026 |
| 23-462 | $4,250,000 | $4,150,000 | −$100,000 | 97.6% | March 2026 |
| 22-2470 | $4,250,000 | $4,150,000 | −$100,000 | 97.6% | April 2026 |
| 22-2472 | $4,250,000 | $4,100,000 | −$150,000 | 96.5% | May 2026 |
| 24-2622 | $3,950,000 | $3,950,000 | — | 100.0% | June 2025 |
| 26-1182 | $3,400,000 | $3,200,000 | −$200,000 | 94.1% | March 2026 |
| 22-297 | $3,250,000 | $3,100,000 | −$150,000 | 95.4% | February 2026 |
| 22-2771 | $3,050,000 | $3,050,000 | — | 100.0% | March 2026 |
| 23-1050 | $2,995,000 | $2,970,000 | −$25,000 | 99.2% | August 2024 |
| 24-3570 | $3,050,000 | $2,950,000 | −$100,000 | 96.7% | May 2026 |
| 22-2774 | $2,400,000 | $2,350,000 | −$50,000 | 97.9% | February 2026 |
| 22-2473 | $1,950,000 | $1,950,000 | — | 100.0% | March 2026 |
| 22-2773 | $1,900,000 | $1,950,000 | +$50,000 | 102.6% | May 2026 |
| 20-1963 | $1,750,000 | $1,750,000 | — | 100.0% | February 2024 |
Both units listed now
| MLS | Beds | Address | Asking | $/sq ft |
|---|---|---|---|---|
| 25-5789 | 4 | C-101 - Verandas | $4,600,000 | $961 |
| 25-5049 | 4 | B 201 - Las Verandas Condo | $4,200,000 | $762 |
Both are four-bedroom units, and both ask above the $4,150,000 median that four-bedroom Verandas units have actually closed at — but only by $50,000 and $450,000, which on this record is a normal opening position rather than an aggressive one.
This is the wrong building to lowball
Four Verandas sales closed at exactly the asking price and one closed above it. That is five of seventeen, or 29% — against a community-wide figure of 18% and a Los Cabos norm far below both.
The twelve that did close below did so at a median cut of $125,000, or about 3%. The largest concession on record here is $1,000,000, on Verandas PH-E, which had been listed since May 2022 and closed in January 2026 — three and a half years on the market. That is the profile of a discount here: not a soft building, but a unit that sat.
With two units available, the practical question is not how far below asking you can go. It is whether the unit you want is one of the two.
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Including anything quietly for sale that has not reached the MLS.
Verandas, Answered
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Compare Verandas to the rest of Querencia
Five neighborhoods, from $1.25 million homesites to a $54 million estate.