Read enough listing pages for the St. Regis Los Cabos Residences at Quivira and they start to blur together. Same 74 units. Same Jack Nicklaus course. Same Michelin-starred chef, same Hirsch Bedner interiors, same line about a legacy dating back to 1904. Nearly every site selling this project pulls from the same developer copy, which means nearly every site skips the same details.
One sentence buried in that copy is worth more than the rest of the page combined. The developer's own residence site describes ownership as including "optional membership" to the Quivira Golf Club. Not bundled. Not automatic. Optional. That single word, plus a phase-one unit count that has changed twice since the project's original 2021 sales launch, plus a hotel opening that has slipped for nine years and still had no confirmed completion date as this was written, tells a different story than the one every brochure is selling. The pre-construction window everyone assumed was the smart entry point may not have been the opportunity at all.
The Line Every Brochure Buries
Most golf-anchored luxury communities in Los Cabos fold club access into ownership. Buy the lot, buy the membership, pay the dues, no separate decision required. Quivira's broader rule reinforces that pattern in one direction: to play the course at all, you generally need to be an owner or a guest of one of the Pueblo Bonito resorts that anchor the community.
St. Regis carves out its own exception inside that rule. The developer's residence materials state plainly that golf club access comes as an optional membership, meaning it sits outside the base purchase rather than inside it. That changes two things a buyer needs to calculate before making an offer. First, the sticker price on a condo or villa does not automatically include the initiation and annual dues that come with actual course access, so a buyer comparing St. Regis against a bundled community elsewhere in Los Cabos is not comparing like to like unless that membership cost gets added back in. Second, resale value at St. Regis may not move in lockstep with golf access the way it does at communities where every owner is a member by default. A unit's value here depends more on whether the buyer wants and pays for that membership separately, not on whether the development guarantees it.
If you are underwriting a purchase here, get the current initiation fee and annual dues for Quivira Golf Club in writing, separate from the purchase contract, before you finalize your carrying cost math.
A Phase 1 That Won't Sit Still
When sales first launched on January 22, 2021, the initial phase offered seven oceanview condos and five oceanfront villas, twelve units total. The developer's current materials describe a very different first phase: nine direct oceanfront villas, one direct oceanfront Astor villa, thirteen oceanview condominiums, and two penthouse oceanview condominiums, twenty-five units in that same phase designation.
Even the total project size does not agree with itself right now. Hotel-focused coverage from the past year describes the project as 120 guest rooms paired with 60 residences. The developer's own residence sales site, publishing on its own timeline, cites 74 units.
| Where the number comes from | Total residences cited |
|---|---|
| Hotel-focused press coverage, 2025 to 2026 | 60 |
| Developer's own residence sales site | 74 |
That is not a rounding difference, and it is not old data quietly going stale. Both figures are circulating at the same time, this year, from sources close to the project. It suggests the hotel side and the residence sales side of this single development have not converged on the same inventory count even as the opening approaches. If you are working from a PDF a broker sent you last year, or a hotel-focused article that only mentions residences in passing, you may be citing a number the sales team itself has since moved past.
Nine Years From Announcement to Still Not Open
Marriott announced the 120-room St. Regis Los Cabos partnership at Quivira in April 2017. The first residential phase did not reach the market until January 2021, nearly four years later. Reporting on the Los Cabos hospitality pipeline from late 2025 described a project that had already been delayed multiple times, attributing the slippage to the pandemic and to labor shortages, with the hotel then on track for a summer 2026 opening.
On-the-ground reporting from mid-July 2026 painted a property that was close but not finished, with furnishings still going in, staff still in training, and culinary concepts still being finalized. Nothing in the coverage available since has announced a completed opening. Summer, by the calendar, still has a few weeks left to run, but a project announced in 2017 arriving in the final days of its ninth summer target is not exactly ahead of schedule.
That timing matters for reasons beyond this one property. 2026 is also the year Amanvari opens on the East Cape and SoHo House opens at Cabo del Sol, both competing for the same wave of luxury press coverage and buyer attention. A brand-new St. Regis debuting into a year already crowded with other marquee openings does not get the same clean spotlight it would have gotten on its own.
Why the Real Window May Not Have Opened Yet
Here is the part most buyers get backwards. The instinct is to assume the smart money already moved, that pre-construction pricing in 2021 was the real opportunity and everything since has been paying up for certainty. Branded residence markets elsewhere in Los Cabos tell a different story. The pattern that shows up repeatedly is that the most favorable resale window for a branded project tends to land in the twelve to eighteen months after the hotel actually opens, not before. That is when nearby, non-branded properties start to reprice against the new benchmark the flag sets, and when the brand halo the whole project was built around actually starts doing work in the market.
If that pattern holds here, and the hotel still has not opened, the window most buyers think they missed has not happened yet.
The pricing data backs up the idea that the market has not settled on this yet either. Developer materials still quote starting prices of $4.5 million for condominiums and $13.5 million for villas. Secondary listings tracked across brokerages, by contrast, show a much wider spread, roughly $1.6 million to $15 million, with a blended average near $4.8 million and about $845 per square foot. A spread that wide inside a single 74-unit project usually means buyers, sellers, and appraisers have not yet agreed on what these units are worth once the flag is actually flying and the restaurants are actually serving guests. That disagreement tends to resolve once the resort opens and starts generating real occupancy and rate data. It has not resolved yet.
What This Means If Quivira Is Actually on Your List
Verify the current phase inventory directly rather than trusting a saved brochure or an old listing page. Ask specifically whether golf membership is bundled or separate, and get current initiation and dues figures in writing before you run your numbers. Ask for a dated, written confirmation of the hotel's actual operational status, not a marketing timeline, before you assume resort-level services are live on day one of ownership.
Foreign buyers purchasing coastal property in Mexico, including anything inside Quivira, will typically hold title through a fideicomiso, a bank trust structure built for exactly this kind of restricted coastal zone purchase. Confirm the specific trust terms and closing costs with your attorney and broker before you sign anything.
This is the kind of detail that gets missed when a buyer works only from a listing page. Patrick Neal built his brokerage around a construction background specifically because pricing a property accurately in Los Cabos means understanding what is actually built, what is actually finished, and what a contract actually promises, not just what the renderings show. A project with a moving phase count and an unconfirmed opening date is exactly the kind of situation where that distinction matters most.
FAQ
Is golf club membership included when I buy a residence at St. Regis Los Cabos? Based on the developer's own materials, membership to the Quivira Golf Club is described as optional, not bundled into ownership. Get current initiation fees and annual dues in writing, separately from the purchase contract, before calculating your total cost of ownership.
Has the St. Regis Los Cabos hotel actually opened? As of early September 2026, no confirmed opening had surfaced publicly. Reporting from mid-July 2026 described the property still installing furnishings and training staff, following a project timeline that has slipped repeatedly since Marriott's original 2017 announcement.
How many residences are actually part of the project? It depends on which materials you check. Some sources cite 60 total residences, while the developer's own current residence site cites 74. The phase-one unit mix has also changed from what was offered at the January 2021 sales launch.
Can foreign buyers purchase at St. Regis Los Cabos? Yes. Coastal property in Mexico for foreign buyers is typically held through a fideicomiso, a bank trust structure built for restricted coastal zones. Confirm the specific trust terms and closing costs with your attorney and broker before signing.
If you are weighing a purchase at St. Regis Los Cabos or anywhere else inside Quivira, get the current numbers before you get the current excitement. Own In Cabo can walk you through the actual phase inventory, the membership terms as they stand today, and what the hotel's real completion status means for your timeline. Call the broker. Start your search.
