Torn between Palmilla and Querencia for your Cabo golf base? You are not alone. Both are top-tier choices in San José del Cabo, but they deliver very different daily experiences. In a few minutes, you will see how course style, club culture, beach and trail access, and HOA dynamics compare so you can choose with confidence. Let’s dive in.
Quick snapshot: best fit at a glance
- Choose Palmilla if you want an iconic resort-anchored golf scene with dramatic ocean views and easy access to luxury hotel amenities.
- Choose Querencia if you want a private, resident-first club environment with consistent access, robust community programming, and integrated trails and wellness.
- If you plan to rent, compare each community’s rules, access priorities, and guest policies before you buy.
Course style and play
Palmilla: ocean drama, resort rhythm
Palmilla’s golf identity aligns with a resort coastal experience. You can expect ocean-influenced holes, wind exposure, and risk-reward shots with panoramic views. Playing conditions are set to delight visiting golfers, especially during peak season and events.
Tee sheet dynamics typically reflect hotel guest play. Group events and outside play can influence pace and access at certain times. If you value a lively, prestigious setting with a highlight-reel of seaside holes, Palmilla fits that brief.
Querencia: member-first strategic golf
Querencia’s course is designed and managed for residents and members. Routing integrates elevation, inland vistas, and strategic shotmaking that rewards repeat play. Walkability and quick access from home to tee are common priorities.
Member tee times usually take precedence. Expect a consistent pace and predictable access, plus practice facilities and instruction programs that cater to owners who play often.
What this means for you
- Wind and ocean exposure: Palmilla’s oceanfront holes can create thrilling, variable conditions. Querencia’s inland routing tends to be more predictable.
- Walkability and pace: Resident-focused layouts like Querencia often offer shorter transfers and a steady pace. Resort patterns at Palmilla can change with events.
- Replay value: If you will play multiple times per week, ask about tees, slope and rating, and any recent practice upgrades to ensure long-term enjoyment.
Club culture and amenities
Palmilla: resort hospitality and variety
Palmilla’s social scene leans into resort-level hospitality. Expect multiple dining choices, spa access, and concierge-powered activities. Social life may include seasonal spikes, guest tournaments, and event-driven gatherings.
Membership options, if available, may include privileges that still coexist with hotel guest access. The vibe can feel glamorous and energetic, especially in high season.
Querencia: resident community and consistency
Querencia centers everyday living for owners. You will find an integrated lifestyle ecosystem with golf, fitness, wellness, dining oriented to residents, racquet sports, and regular family programming. The calendar is designed for members, so culture stays consistent year-round.
Resident governance and member committees often shape programming. Expect club traditions, social clubs, and activities that build community over time.
Practice, teaching, and juniors
Resort courses tend to focus on full-service guest experiences and flexible instruction for visitors. Private residential clubs usually invest in member practice complexes, structured clinics, junior programs, fittings, and rules that prioritize owners on busy days. If development and coaching are a priority, ask about instruction access and member scheduling guidelines.
Beach access and trails
Beach access basics in Mexico
Under Mexican law, the shoreline is public. Many communities offer managed access through beach clubs, shuttles, or easements, but the sand itself is not private. Always confirm how each development provides access and what is included with ownership.
Palmilla: oceanfront proximity
Palmilla places you next to the sea with ocean-adjacent golf and resort amenities nearby. If immediate proximity to the water matters, this is a standout.
Confirm the exact arrangement for beach access, including whether owners have dedicated pathways or priority areas that are managed by the resort. Ask specifically about swim safety, since some Los Cabos beaches have strong currents and are better for views than swimming.
Querencia: managed access and trail networks
Querencia is positioned as a master-planned community with integrated outdoor living. You can expect internal walking, hiking, and biking trails that link neighborhoods and amenities.
Beach access is often provided through a resident beach club or shuttle to a protected cove. Verify which beach is served, whether it is suitable for swimming, and how access works during peak weeks.
Outdoor due diligence checklist
- Ask if beach access is via a public path, private easement, or a resident-only beach club.
- Confirm swimability and whether lifeguards or monitored hours are available.
- Request maps of trail networks, plus surface types, lighting, and rules for bikes and pets.
HOA, ownership, and rules
Ownership for non-Mexican buyers
San José del Cabo sits within Mexico’s restricted zone along the coast. As a foreign buyer, you typically acquire through a bank trust (fideicomiso) or a Mexican corporation. Engage a Mexican notary public and local legal counsel experienced in Baja California Sur to confirm the right path, closing costs, and tax considerations.
HOA fees and service scope
Large master-planned communities often have a master HOA plus sub-HOAs for specific neighborhoods or product types. Fees may cover roads, landscaping, security, amenity operations, and insurance for common areas. The level of services varies by condo, villa, or homesite, so review inclusions and the history of rate changes.
Rules that shape lifestyle and returns
Request the community’s CC&Rs and policies on short-term rentals. Some HOAs limit or structure rentals with registration, blackout periods, or approved managers. Also review architectural guidelines, modification approval timelines, transfer or initiation fees, and property management rules. These factors can impact both lifestyle and investment performance.
Governance and financial transparency
Ask for audited financials, reserve studies, meeting minutes, and details on any special assessments or litigation. Understand how votes are counted, who sits on the board, and whether the developer still controls decisions. Predictable governance supports predictable ownership costs and service levels.
HOA and legal checklist
- CC&Rs, rules and regulations, and architectural guidelines.
- Most recent audited financials, current budget, and reserve study.
- Short-term rental policy, required registrations, and blackout dates.
- Transfer or initiation fees on resales and any pending assessments.
- Utility billing method, service standards, and response times.
- Fideicomiso or entity structure guidance from your notary and attorney.
Decision framework
Choose Palmilla if
- You want iconic oceanfront golf with dramatic seaside holes.
- You value resort amenities like spas, diverse dining, and concierge activities.
- You are comfortable with guest play and event-driven tee sheet dynamics.
- You prioritize immediate ocean proximity over internal trail networks.
Choose Querencia if
- You want a private, resident-first club with predictable tee access.
- You value integrated trails, wellness, and consistent community programming.
- You prefer member-focused practice facilities and junior offerings.
- You want clear HOA governance and a community built for long-term ownership.
Smart next steps
- Book course play and a guided club tour at your top choice.
- Walk the trail network and confirm beach access details and swimability.
- Request complete HOA documents, audited financials, and reserve studies.
- Meet a Mexican notary public and legal counsel to map your acquisition plan.
- If investing, request historical rental and occupancy data, not just projections.
Work with a trusted local advisor
Choosing between Palmilla and Querencia is about more than a beautiful round of golf. It is about how you want to live day to day, from tee time access and junior programs to beach logistics and HOA governance. You deserve advice that blends luxury market reach with hands-on development and operational expertise.
As a Los Cabos–based advisor with construction, development, and property-management experience, I help you pressure-test each option. I coordinate club tours, gather HOA and financial records, connect you with trusted notaries and legal counsel, and model ownership scenarios, including renovation scope and operating plans. If you want a second home that performs for your lifestyle and your balance sheet, let’s talk.
Ready to compare Palmilla and Querencia on the ground? Contact Cory Baglien for a private consultation.
FAQs
What is the main golf difference between Palmilla and Querencia?
- Palmilla offers a resort-style, ocean-influenced experience with guest play, while Querencia prioritizes member access and a resident-focused course designed for repeat play.
How does beach access work in San José del Cabo communities?
- Mexico’s shoreline is public, so communities provide managed access through beach clubs, shuttles, or easements; verify exactly how access works and what is included with ownership.
Are Los Cabos beaches near these communities swimmable?
- Some beaches are swimmable while others have strong currents; confirm specific beaches, conditions, and whether lifeguards or supervised access are available.
How do short-term rental rules differ between communities?
- Policies vary by HOA; some allow rentals with registration or blackout dates, while others limit or prohibit them, which can shape your revenue and personal use.
What should foreign buyers know about ownership structure?
- Properties in the restricted zone are commonly purchased via a bank trust (fideicomiso) or a Mexican corporation; a local notary and attorney will guide the correct structure and taxes.
What HOA documents should I review before making an offer?
- Request CC&Rs, rules, audited financials, the current budget, reserve studies, meeting minutes, and details on assessments, transfer fees, and developer control periods.
How can I compare tee time access during peak season?
- Ask each club for member versus guest tee time policies, event schedules that affect closures, and any priority systems that apply during holidays and high-demand weeks.
