Mexico Surf Real Estate by Town: La Saladita, Troncones, Cerritos, Puerto Escondido & More (2026)

La Saladita real estate is one of the most searched corners of the Mexican surf market, and for good reason: a long, forgiving left, an international airport about an hour away, and a small town that still feels like a surf town. But La Saladita is only one stop on a coastline with dozens of surf communities, each with its own wave, price level and set of risks. This guide walks through the main ones, town by town, so you can compare them before you book a scouting trip.

Quick answer: For Mexico surf real estate, the main buyer markets are La Saladita and Troncones (Guerrero), Puerto Escondido (Oaxaca), Cerritos and Todos Santos (Baja California Sur), the Los Cabos corridor, the East Cape and northern Baja around K38. Prices, access and risk vary sharply. Check land tenure (ejido), water, the federal beach zone and current travel advisories in every case.

We don't repeat the legal basics here. If you are new to buying in Mexico, start with our guide to whether Americans can buy property in Mexico, which covers the fideicomiso bank trust, the restricted zone, closing costs and taxes. Every coastal town below is inside the restricted zone, so the trust applies everywhere.

Not legal or tax advice. This is general information. Prices are indicative ranges based on typical 2026 asking prices and will not match any specific property. Hire an independent Mexican real estate attorney and work with a notario público before you commit money.

Table of contents

1. Quick comparison: Mexico surf towns at a glance
2. La Saladita real estate: the longboard left near Zihuatanejo
3. Troncones: villas and lots north of Ixtapa
4. Rio Nexpa and La Ticla (Michoacan)
5. Colima: Pascuales and El Paraiso
6. Puerto Escondido: condos, land and hotels
7. Barra de la Cruz and the Oaxaca points
8. Cerritos, Pescadero and Todos Santos
9. Los Cabos corridor: Zippers, Costa Azul and condos
10. East Cape: Nine Palms and Shipwrecks
11. Scorpion Bay (San Juanico)
12. Northern Baja: K38 and the weekend market
13. Risks that apply in every town
14. Due diligence checklist for a Mexican surf property
15. Frequently asked questions

Quick comparison: Mexico surf towns at a glance

Airport times are approximate drive times in normal conditions. Price bands are indicative 2026 asking ranges for typical properties near the surf, not appraisals.

Town / break	State	Wave	Best season	Nearest airport (approx.)	Typical property	Indicative price band (US$)
La Saladita	Guerrero	Long, mellow left point	Apr–Oct (south swells)	Ixtapa-Zihuatanejo (ZIH), ~1 hr	Lots, bungalows, small homes	Lots $80k–$350k; homes $250k–$900k+
Troncones	Guerrero	Left point plus reef and beach peaks	Apr–Oct	ZIH, ~35–45 min	Villas, rental homes, lots	Homes $300k–$1.2M+
Río Nexpa	Michoacán	Rivermouth left point	Apr–Oct	Lázaro Cárdenas (LZC), ~1.5 hr	Cabañas, rustic land	Limited market; mostly under $300k
La Ticla	Michoacán	Rivermouth left	Apr–Oct	Manzanillo (ZLO), several hours	Rustic camps, palapas	Very limited market
Pascuales	Colima	Heavy beach break	May–Oct	ZLO, ~1.5 hr	Beach houses, small hotels	Limited market
Puerto Escondido	Oaxaca	Zicatela beach barrels; La Punta left	Year-round; biggest May–Sep	Puerto Escondido (PXM), in town	Condos, homes, land, boutique hotels	Condos $150k–$500k; homes $300k–$1.5M+
Barra de la Cruz	Oaxaca	Sand-bottom right point	Apr–Oct	Huatulco (HUX), ~45 min	Rural land, small homes	Limited market
Cerritos / Pescadero	Baja California Sur	Beach break and right point	Year-round; best winter-spring	Los Cabos (SJD), ~1.5 hr; La Paz, ~1.25 hr	Condos, homes, lots	Condos $250k–$600k; homes $450k–$2M+
Los Cabos corridor	Baja California Sur	Zippers, Costa Azul points	May–Oct	SJD, ~15–30 min	Condos, villas, gated-community lots	Condos $350k–$2M+
East Cape	Baja California Sur	Nine Palms and Shipwrecks right points	May–Oct	SJD, ~1 hr+	Off-grid homes, land	Lots $100k–$500k+
Scorpion Bay (San Juanico)	Baja California Sur	Series of long right points	May–Oct	Loreto (LTO), ~3.5–4 hr	Lots, simple homes	Limited market
K38	Baja California	Right reef/point	Oct–Mar (northwest swells)	Tijuana (TIJ), ~45 min; San Diego	Condos, oceanfront homes	Condos $250k–$700k+

Explore any of these breaks on our surf breaks map, which works as a practical Baja Mexico surf map for the peninsula as well.

La Saladita real estate: the longboard left near Zihuatanejo

La Saladita sits on the Guerrero coast north of Ixtapa-Zihuatanejo, roughly an hour's drive from ZIH airport. The wave is a long left point over sand and rock that peels for a long way on a good south swell. It is famous with longboarders and intermediate surfers, and it breaks on smaller swells when the heavier spots are too big. The prime La Saladita surf season runs from about April to October, when Southern Hemisphere swells arrive. The winter months are smaller and cleaner, and still surfable for longboards.

What property looks like

Playa La Saladita surf culture was built around low-key accommodation: saladita surf bungalows, palapa-roofed casitas, a few small hotels and family homes set back from the beach. Names like Casa Saladita come up often in searches because much of the stock is small, individually named rental houses rather than branded developments. For buyers, that means:

• Lots and small homes are the bulk of the La Saladita real estate market. Indicative 2026 asking prices run from roughly $80,000 to $350,000 for lots, depending on distance to the point and title quality, and from about $250,000 to $900,000+ for built homes.
• Surf bungalows and small rental compounds occasionally trade as going concerns. Treat them as small hospitality businesses: ask for booking records, permits and tax filings, not just a sales story.

Rental demand

La Saladita Mexico draws steady repeat visitors from the US and Canada, plus Mexican surfers from Mexico City and Guadalajara. Demand is strongest from spring through fall for surf and in winter for sun-seekers. The market is small, so occupancy depends heavily on your own marketing and reviews.

Key risks

• Ejido history. Much of the rural land around La Saladita, Guerrero, was ejido land. Confirm conversion to dominio pleno and registration in the Public Registry before paying anything.
• Security advisories. At the time of writing, the US State Department lists Guerrero at Level 4, "Do Not Travel" (US State Department, Mexico Travel Advisory). Many foreign surfers still visit this stretch, but read the full state-level text, understand what it means for your insurance and plans, and make your own judgment.
• Services. Water often comes from wells or trucked supply, and power outages happen. Budget for a cistern, pump and backup options.

Troncones: villas and lots north of Ixtapa

Troncones is La Saladita's larger neighbor, about 35 to 45 minutes from ZIH. It has more infrastructure, more restaurants and a longer track record with foreign owners. Troncones surf is more varied: a left point at the north end (often called the Troncones point), plus reef and beach-break peaks along the bay. It handles a bit more size than La Saladita and works best from April to October.

Troncones villas and rentals

The market here leans toward villas. Search terms like "troncones villas," "villas troncones" and "troncones villa rentals" reflect what the town is known for: two- to five-bedroom homes, many with pools, rented by the week to families and surf groups. Indicative 2026 asking prices for homes run from about $300,000 to $1.2 million or more for larger beachfront villas, with lots available below that.

A rental villa in Troncones can work as a part-time-use, part-time-income property, but be realistic. Occupancy is seasonal, management is usually handled by a small local company, and Mexican tax on rental income applies (see our Mexico buyer's guide).

Key risks

The same Guerrero advisory applies. Ejido-origin land is common on the inland side of the road. Beachfront homes need to respect the 20-meter federal zone (more on that below), and the area has storm exposure during the Pacific hurricane season, roughly June to November.

Rio Nexpa and La Ticla (Michoacan)

Río Nexpa

Río Nexpa is a rivermouth left point on the Michoacán coast near Caleta de Campos, about an hour and a half north of Lázaro Cárdenas. Surfing Río Nexpa means long lefts off a cobble and sand bottom, best on south swells from spring to fall. Río Nexpa Mexico has been a surf-camp and cabaña spot for decades, and the property market reflects that: rustic cabañas, small camps and rural parcels, with very few formal listings.

La Ticla

Further north, La Ticla (in the municipality of Aquila) is another rivermouth left with a small camping and palapa scene. Ticla Mexico is remote, and much of the surrounding land is held by indigenous and agrarian communities.

What buyers need to know

Michoacán is listed at Level 4, "Do Not Travel," in the current US State Department advisory (US State Department). On top of that, land tenure along this coast is frequently communal or ejido, and a foreigner can't buy ejido or communal land unless it has been legally converted to private property and recorded. The Registro Agrario Nacional is the federal agency that records agrarian land, and your attorney should search it. For most foreign buyers, Río Nexpa and La Ticla are places to visit and rent, not places to buy, unless a clean, registered title is available and you accept the security picture.

Colima: Pascuales and El Paraiso

Pascuales, near Tecomán, is one of Mexico's heaviest beach breaks: thick, fast barrels that close out as often as they open up. It is a destination for experienced surfers, not a learner's wave. The season runs from about May to October with the biggest south swells. Manzanillo (ZLO) is roughly an hour and a half away, and Colima city's airport is another option.

El Paraíso, Colima, a short drive up the coast near Armería, is a small fishing village with a beach break and a line of seafood enramadas. It sees more Mexican weekend visitors than foreign surfers.

The property market in both places is thin: beach houses, a handful of small hotels and rural parcels, mostly sold informally. Colima is also listed at Level 4, "Do Not Travel," by the State Department. If you are looking at a small beachfront hotel here, the diligence is the same as anywhere: registered title, business permits, and a ZOFEMAT concession for anything on the sand.

Puerto Escondido: condos, land and hotels

Puerto Escondido is Mexico's biggest surf-town market outside Baja. Zicatela, the Mexican Pipeline, is a powerful beach-break barrel that gets very big from roughly May to September. La Punta, at the south end of Zicatela, is a more manageable left point that draws intermediate surfers and a younger crowd. The town surfs year-round.

Access has improved. Puerto Escondido airport (PXM) is on the edge of town with domestic connections, and the Barranca Larga–Ventanilla highway, opened in 2024, cut the drive from Oaxaca city to about 2.5 hours from more than six (CAPUFE, Government of Mexico).

What is for sale

• Puerto Escondido condos for sale are the main entry point for foreign buyers. Indicative 2026 asking prices run from roughly $150,000 to $500,000, with new-build presales common in Zicatela, La Punta and Rinconada.
• Homes range from about $300,000 to $1.5 million or more, depending on views and walking distance to the surf.
• Puerto Escondido land for sale is widely advertised, especially in growing areas like Bacocho, Punta Zicatela and the coast toward Mazunte. This is where title risk is highest.
• Escondido hotels for sale. Boutique hotels and hostels do change hands. A hotel should usually be held through a Mexican company rather than a fideicomiso, and your diligence should include operating licenses, tax history and staff obligations. Our guide to buying surf resorts and hotels covers that process.

Key risks

Much of the land around Puerto Escondido has ejido or communal origin, and rapid growth has outpaced permitting in places. Confirm building permits and environmental approvals on any presale, and hold deposits in escrow. Water supply is strained in the dry season, so ask how a property gets its water. Oaxaca is at Level 2, "Exercise Increased Caution," in the State Department advisory. The coast is also exposed to hurricanes; Hurricane Agatha made landfall on this coast in 2022.

Barra de la Cruz and the Oaxaca points

Barra de la Cruz is a sand-bottom right point roughly 45 minutes from Huatulco airport (HUX). It is one of the best waves in Mexico on a south swell and was made famous by international contests. The village and beach are managed by the local community, which charges an entrance fee and controls access and development.

For buyers, that community control is the main point. Land here and along much of the Oaxaca coast east of Puerto Escondido is often communal property. Foreign buyers generally find more workable options in Huatulco's established developments, with a drive to the points, than in the villages themselves.

Cerritos, Pescadero and Todos Santos

Cerritos is the Pacific-side surf hub of Baja California Sur, just south of El Pescadero and about 15 minutes from Todos Santos. The beach break and the right point at the north end handle a wide range of conditions, and the protected bay makes it one of the best learning spots in Baja. It surfs year-round, with northwest swells in winter and south swells in summer.

Access is straightforward: about an hour to Cabo San Lucas, around 1.5 hours to SJD, and about 1.25 hours to La Paz airport.

Cerritos beach real estate

Cerritos beach real estate has grown fast over the past decade, from a camping beach into a strip of condos, rental homes and small hotels. Established rentals such as Villas de Cerritos Beach and the Cerritos Beach Inn show the kind of hospitality the area supports. Indicative 2026 ranges:

• Condos within walking distance of the beach: about $250,000 to $600,000.
• Cerritos beach homes for sale: roughly $450,000 to $2 million or more, with oceanfront homes at the top.
• Lots in Pescadero and the hills behind Cerritos, and toward Todos Santos: widely available, with prices driven by views and road access.

Key risks

Water is the big one. Baja California Sur is arid, and many homes rely on wells or trucked water. Ask about well permits, water quality and storage. Title disputes have affected parts of the Todos Santos area in the past, so a clean Public Registry history matters as much as the view. Baja California Sur is at Level 2 in the State Department advisory.

Los Cabos corridor: Zippers, Costa Azul and condos

The 30-odd kilometers between San José del Cabo and Cabo San Lucas hold the most developed real estate market in Baja. The surf is at the San José end: Zippers and Costa Azul are right-hand reef and point waves that come alive on summer south swells and hurricane swells, from roughly May to October. The Zippers surf spot in Cabo is about 15 minutes from SJD airport, which is one of the best-connected airports in Mexico for US flights.

What buyers find

• Cabo San Lucas condos for sale run from about $350,000 for an older unit to $2 million or more for Cabo San Lucas condos for sale on the beachfront in newer projects.
• Established complexes like Misiones del Cabo, at kilometer 5.5 of the corridor highway close to Cabo San Lucas, are typical of the older oceanfront condo stock.
• Land for sale in Cabo del Sol and other gated communities along the Los Cabos peninsula sells as home sites with HOA rules, golf and security. Expect high entry prices and strict architectural guidelines.

Key risks

Supply and HOA costs are high, and many corridor beaches are unsafe for swimming. Water scarcity affects the whole municipality. Hurricane exposure is real: build quality and insurance matter. Resale is the deepest in Mexico, which is the corridor's main advantage.

East Cape: Nine Palms and Shipwrecks

North of San José del Cabo, the East Cape road runs past a string of right points. Nine Palms, often called 9 Palms, is a long sand-bottom right that needs a solid south swell. Shipwrecks is a faster, rockier right. Both are best from about May to October. Nine Palms is usually reached from Cabo in an hour or more, depending on which road you take and its condition.

Property here is mostly off-grid homes and larger lots: solar power, wells or trucked water, and dirt roads. Indicative lot prices range from about $100,000 to $500,000 or more for oceanfront. The attraction is space and empty lineups on the right swell. The risks are water, road access that crosses other properties, and title chains that need careful checking. Confirm legal access in writing.

Scorpion Bay (San Juanico)

Scorpion Bay, at San Juanico on the Pacific side of Baja California Sur, is a series of long right points that link up on a big south swell. Scorpion Bay, Baja, is a summer destination, from roughly May to October, and it is remote: the nearest commercial airport is Loreto, about 3.5 to 4 hours by road.

The Scorpion Bay Mexico property market is small: lots and simple homes in town, some with ocean views over the points. Services are basic, water is a constant question, and resale is slow. It suits buyers who want a long-stay surf base and accept the drive.

Northern Baja: K38 and the weekend market

K38, named for kilometer 38 of the toll road south of Rosarito, is a right-hand reef and point break that works best on winter northwest swells, roughly October to March. K38 Mexico sits about 45 minutes from Tijuana airport and within a weekend drive of Southern California.

That proximity drives the market. Northern Baja coast condos and oceanfront homes between Rosarito and Ensenada are bought as weekend places by Californians. Indicative condo prices run from about $250,000 to $700,000 or more. You will also see searches for "the Ranch surf spot Mexico," but the well-known Ranch is California's Hollister Ranch; northern Baja's reputation rests on K38, Baja Malibu and the points further south. Baja California is at Level 3, "Reconsider Travel," in the State Department advisory, so look closely at the specific area and your commute.

Risks that apply in every town

Four issues come up in almost every Mexico surf real estate deal, regardless of town.

1. Ejido and communal land. Rural coastal land in Guerrero, Michoacán, Oaxaca and parts of Baja often started as ejido or communal land. It must be converted to private ownership and recorded before a foreigner can buy it through a trust. Our Mexico buying guide explains the conversion process.
2. The federal beach zone (ZOFEMAT). The first 20 meters of passable land next to the beach is federal property, and any private use needs a concession (PROFEPA). Palapas, decks and pools in that strip without a concession are a liability, not a feature.
3. Water. From Baja's deserts to Oaxaca's dry season, ask where the water comes from, who holds the rights, and what happens in April and May.
4. Security and storms. Check the current US State Department advisory for the specific state, and check the property's hurricane history, construction and insurance.

Due diligence checklist for a Mexican surf property

• Independent Mexican attorney, not recommended by the seller or developer.
• Certificate of no liens and full chain of title from the Public Registry.
• Search of the Registro Agrario Nacional for ejido or communal origin.
• New survey, compared with the deed and the ZOFEMAT line for beachfront.
• Written confirmation of legal road access.
• Water source, permits and storage; CFE power or off-grid systems.
• Building permits for existing structures; environmental approvals for new builds.
• For rentals and hotels: licenses, tax filings and real booking data.
• Deposits held in escrow, never in a personal account.
• Travel advisory and insurance check for the state.

Frequently asked questions

Is La Saladita real estate a good investment?

It can be a good fit for longboarders who want a base near a consistent, friendly wave with an international airport about an hour away. The market is small and rental demand is seasonal, so treat it as a lifestyle purchase with some rental income rather than a pure investment. Title quality and ejido history drive value more than anything.

Where is La Saladita, Mexico?

La Saladita is on the coast of Guerrero, north of Ixtapa-Zihuatanejo. It is roughly an hour's drive from Ixtapa-Zihuatanejo International Airport (ZIH).

When is the best season for La Saladita surf?

Roughly April through October, when south swells from the Southern Hemisphere reach the Guerrero coast. The winter months bring smaller surf that still suits longboards.

Can foreigners buy property in Troncones?

Yes, through a fideicomiso bank trust, as anywhere on the Mexican coast. The key checks in Troncones are ejido history, ZOFEMAT compliance on beachfront homes and the rental licenses of any villa you plan to rent.

How much are Puerto Escondido condos for sale?

Indicative 2026 asking prices run from about $150,000 to $500,000, with homes from roughly $300,000 to $1.5 million or more. Presales are common, so verify permits and use escrow for deposits.

Is Cerritos beach real estate expensive?

It sits between Puerto Escondido and the Los Cabos corridor. Condos near the beach are commonly offered from about $250,000 to $600,000, and homes from about $450,000 to $2 million or more. Water supply is the main thing to check.

Where is the Zippers surf spot in Cabo?

Zippers is at Costa Azul, at the San José del Cabo end of the Los Cabos corridor, about 15 minutes from SJD airport. It works best on summer south swells.

Can you buy property near Scorpion Bay, Mexico?

Yes, in and around San Juanico, but the market is small and remote. Expect basic services, limited water and a drive of about 3.5 to 4 hours from Loreto airport.

Is it safe to buy near Río Nexpa or La Ticla?

Michoacán is at Level 4, "Do Not Travel," in the current US State Department advisory, and much of the land there is communal. Most foreign buyers visit and rent rather than buy. If you do look, insist on registered private title and read the advisory in full.

The bottom line

Mexico surf real estate is not one market. La Saladita and Troncones offer mellow waves and small-town living with a real security and title question mark. Puerto Escondido has energy, growth and land-tenure risk. Cerritos, the Cabo corridor and the East Cape trade water and cost issues for better access and deeper resale. Northern Baja is the weekend market. Pick the wave first, then do the title work before you fall for the view.

When you are ready to look, browse Mexico surf properties or all surf properties for sale, compare lots and land and villas, and read our guide to the best surf towns to live and buy property. Selling a home near a Mexican break? List your property with us.

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About the author

Jim Habig is the founder of International Surf Properties, a marketplace for surf-front and beachfront real estate around the world. A lifelong waterman and real estate professional, Jim started ISP to connect surfers and ocean lovers with homes and land near the waves they love, and to help them buy with clear, practical information. ISP is a listings marketplace, not a law firm; always work with independent local legal and tax professionals on any purchase.