If you love the San José Corridor but cannot decide between beach-forward Palmilla and club-centric Querencia, you are not alone. Both offer world-class amenities and strong lifestyle value, yet they feel very different day to day. In this guide, you will compare lifestyle, clubs, terrain, pricing signals, and total cost of ownership so you can choose with confidence. Let’s dive in.
Quick take: Palmilla vs Querencia
- Palmilla centers on swimmable coves, resort conveniences, and a classic Corridor setting with a Jack Nicklaus signature golf experience. Neighborhoods are walkable by golf cart and many daily needs are close by.
- Querencia focuses on privacy, a Tom Fazio championship course, and a membership-based club model with a private Clubhouse and Beach Club. Homes sit on ridges and canyons with sweeping ocean and desert views.
If you want immediate beach access and resort services, Palmilla will likely fit. If you want a private club, broad views, and low density, Querencia often wins.
Palmilla at a glance
Setting and vibe
Palmilla is one of the Corridor’s original luxury enclaves, set on a coastal peninsula with sheltered coves and cliffside beaches. Gated neighborhoods include beachfront caletas, hillside estates, and low-density condo and villa offerings. The community is known for its golf-cart convenience and established prestige. You can learn more about Palmilla’s master plan and character on the developer’s overview of the community’s anchors and guidelines at the One&Only and golf hub pages (developer overview, club and golf details).
Anchors and amenities
Palmilla is anchored by the One&Only Palmilla resort, with resort-level dining and spa access available. Neighborhood clubs such as Club 96 and Club Espíritu, community pools, and tennis round out the offering. The Shoppes at Palmilla bring local retail into the neighborhood, and the master plan enforces architectural guidelines for a cohesive look and feel (amenity references).
Golf and beach access
Palmilla’s 27-hole Jack Nicklaus signature property spans the Mountain, Arroyo, and Ocean nines, and has seen clubhouse and course enhancements reported by the developer. Playa Palmilla is regularly cited as a calm, swimmable bay that families appreciate (community profile).
Homes and price signals
Inventory runs from high-end condos to custom beachfront estates. Public listing snapshots show condos often starting in the low to mid seven figures and premier oceanfront compounds pushing into eight figures, with select estates above 10 to 20 million dollars depending on scale and position. Expect a high price ceiling and constrained supply near the sand and clubs.
Who it tends to fit
Buyers who value swimmable beach access, resort dining and spa services, and a lock-and-leave second home with strong guest appeal often lean toward Palmilla.
Querencia at a glance
Setting and vibe
Querencia is a private, low-density community set across ridges and canyons above the sea. The feel is more secluded and club-forward than resort-forward. Large areas of native desert are preserved, and many homes capture wide ocean and fairway panoramas (community overview).
Anchors and amenities
Life here centers on a Tom Fazio championship course, a Clubhouse Village, a private Beach Club, tennis and pickleball, fitness and spa facilities, and family programming including a kids’ clubhouse. The community uses a membership model. Owners typically qualify to apply for Golf or Social memberships, subject to approval and fees (membership and amenities).
Homes and price signals
Product includes custom homesites, hillside estates, villas, and limited high-end condo offerings. Market references show select condos near the high six figures to about one million dollars, many villas and resale homes in the low to mid single-digit millions, and premium custom estates trading higher. Quality ridge lots commonly range from roughly 1.5 to 4 million dollars or more depending on view corridor and position.
Who it tends to fit
Querencia resonates with golf-focused buyers and owners who want privacy, larger homesites, broad views, and an integrated private club experience. It also appeals to full-time residents who prefer a quieter, low-density setting.
Clubs, access, and privacy
- Palmilla uses a mixed model: resort services plus neighborhood clubs. Owners may have eligibility or access to local beach and wellness clubs. The golf club has offered member packages, with evolving clubhouse and member provisions noted in developer communications (Palmilla club framework, developer notes).
- Querencia runs a single, private, membership-based model. Access to golf and the Beach Club flows through Golf or Social memberships. Owners generally qualify to apply, and approvals and fees apply (Querencia membership).
If club access is central to your lifestyle, get the current membership documents and fee schedules for each community before you write an offer.
Views, terrain, and microclimate
- Palmilla’s peninsular coves create sheltered, swimmable bays and short-walk or short cart access to the sand. Many homes frame the sea from terraces and outdoor rooms (Palmilla overview).
- Querencia’s ridgelines deliver sweeping ocean and desert panoramas. The hillside setting offers cooler evenings and, in some seasons, more wind than at the beach level. This setting suits buyers who prefer separation from the beach scene and dramatic views (Querencia overview).
Budgeting the full cost
Purchase and holding costs
For foreign buyers, Palmilla and Querencia sit within Mexico’s coastal restricted zone. The standard path is a bank trust called a fideicomiso or a properly structured Mexican entity. The Secretaría de Relaciones Exteriores (SRE) issues the required permits and outlines the documentation and process (SRE fideicomiso permit process).
- Fideicomiso costs. Market references often cite about 2,000 to 4,000 dollars to set up, with 500 to 1,000 dollars or more per year in bank fees. Actual quotes vary by bank, so confirm with your selected fiduciary (fideicomiso overview).
- Acquisition tax. Baja California Sur applies a state acquisition tax called ISAI. Informational sources commonly show a range of about 2 to 5 percent in many Mexican states, but the exact rate is set locally. Your notary will calculate it on the higher of declared price, appraisal, or cadastral value (ISAI primer).
- Notary, registration, and closing costs. Include notary fees, registry costs, and other bank or processing charges. Your notary and closing team will provide a detailed estimate.
Membership dues and rules
Palmilla blends resort and neighborhood clubs. Querencia is membership-based and private. In both communities, initiation fees, monthly dues, wait lists, transfer rules at resale, and guest policies can change your true cost of ownership. Always request the current, written membership policy and fee schedule from the club before you go firm on a contract (Palmilla club notes, Querencia membership).
Rental policy and HOA rules
Short-term rental permissions vary by HOA and municipality. Some micro-neighborhoods restrict rentals, limit stays, or tie eligibility to club membership. Ask for the most recent HOA budget, rules, and any active special assessments. If you plan to rent, confirm licensing needs and historical performance with a qualified manager.
Palmilla vs Querencia: which is right for you?
Choose Palmilla if you want:
- A swimmable beach and quick access to the sand.
- On-site resort dining, spa, and a classic Corridor address.
- High guest appeal for friends and family.
Choose Querencia if you want:
- A private, membership-driven club and a Fazio course.
- Broad ridge and canyon views with a low-density feel.
- Larger homesites and a more insular, full-time vibe.
Due diligence checklist: side by side
Use this table to compare the same issues in both communities during your tour and contract review.
| Checkpoint | Palmilla: what to confirm | Querencia: what to confirm |
|---|---|---|
| Club access and costs | Eligibility for Club 96, Club Espíritu, golf packages, guest fees, transfer rules at resale. Request the current policy in writing (developer notes). | Golf vs Social membership availability, initiation, dues, approvals, transferability, wait lists. Get the written policy and fee schedule (club overview). |
| HOA rules and fees | Current dues, what is included, reserves, any special assessments. Ask for the latest budget. | Same items. Confirm whether membership is mandatory or optional for owners. |
| Rental policy and licensing | Short-term rental permissions, minimum stay rules, local license needs if you plan to rent. | Same items. Clarify if club membership is required to rent in certain sub-neighborhoods. |
| Title and land status | Private title vs ejido, any liens, and whether the parcel touches the federal maritime-terrestrial zone. Request a certificado de libertad de gravamen and title search. | Same items. Use a local notary and attorney to validate records (SRE permit framework). |
| Fideicomiso details | Bank fiduciary, setup and annual fees, beneficiaries, renewal terms, and who pays transfer costs. | Same items. Confirm whether an existing trust can be assigned or if a new one is required (SRE guidance). |
| Taxes and closing costs | Pro forma with ISAI rate, notary fees, registry, and any seller-side items that impact net. | Same items. Ask your notary for a written estimate and timing (ISAI primer). |
| Utilities and infrastructure | Water source, backup power, internet or fiber. Developer materials note desalination planning as part of infrastructure. Confirm specifics for your sub-HOA (community overview). | Same items. Ask about current and planned infrastructure and how it impacts fees and service reliability. |
| Insurance and hurricane readiness | Property and content quotes, storm shutter policies, elevation and drainage, builder warranties for newer homes. | Same items. Review HOA emergency plans and any required upgrades. |
| Resale and liquidity | Days on market and price trends for the micro-neighborhood. Expect a high ceiling yet variable liquidity due to limited supply. | Same items. Ridge-view homes and custom estates are less common, which can support pricing but may affect time to sell. |
Work with a local, full-service advisor
Choosing between Palmilla and Querencia is about lifestyle fit and total cost of ownership, not just list price. A local team can help you map club access, HOA and rental rules, and closing mechanics, then hand you a clear action plan for ownership and optional rental income. If you want a seamless path from purchase through property setup and rental management, connect with the team at Oceanside Real Estate Group.
FAQs
Is Palmilla or Querencia better if I want a swimmable beach?
- Palmilla offers direct access to sheltered coves and a regularly noted swimmable bay at Playa Palmilla, which many families value (community profile).
How do memberships work in Querencia?
- Querencia runs a private club model where owners typically qualify to apply for Golf or Social memberships, with approvals and fees required (membership details).
What price ranges should I expect in Palmilla and Querencia?
- Palmilla shows condos often in the low to mid seven figures and premier oceanfront estates above 10 to 20 million dollars. Querencia includes select condos near the high six figures to about one million dollars, many villas in the low to mid single-digit millions, and premium estates higher.
How do foreign buyers purchase in these communities?
- Most non-Mexican buyers use a bank trust called a fideicomiso or a Mexican entity for property in the restricted zone. The SRE manages the permit process and requirements (SRE guidance).
What taxes and fees should I plan for at closing?
- Plan for ISAI acquisition tax, notary and registry fees, and bank or processing costs. Fideicomiso setup is often 2,000 to 4,000 dollars with 500 to 1,000 dollars or more per year in bank fees. ISAI rates vary by state and municipality (ISAI primer, fideicomiso overview).
Can I rent my home short term in Palmilla or Querencia?
- It depends on the HOA and local rules. Confirm rental permissions, minimum stays, and any license needs before you buy. If renting is a goal, review historical performance with a qualified manager.
