Trying to choose between a culture-rich town and a laid-back surf beach? If you are weighing Todos Santos against Cerritos, you are not alone. Both sit on the Pacific side of Baja California Sur and offer a slower pace, ocean views, and room to breathe. In this guide, you will learn what daily life feels like in each place, how the beaches and amenities compare, what to expect from real estate, and the key steps to buy with confidence. Let’s dive in.
Quick snapshot: What defines each place
Todos Santos is a small colonial town with historic architecture, galleries, boutique hotels, and a growing restaurant scene. It is officially recognized as a Pueblo Mágico for its cultural heritage. The town serves as the area’s hub for dining, shopping, and events, and it draws residents who value a walkable center with year-round amenities.
Cerritos (Playa Cerritos) is a surf-forward beach about a short drive from central Todos Santos. It is known for a consistent, approachable beach break that suits beginners and intermediate surfers. The vibe is quieter and more low-key, with surf schools, beach houses, and modest development oriented to the sand.
Both are on the Pacific coast, with primary international access via Los Cabos International Airport or regional flights through La Paz. You will typically drive from the airport to reach either area, and longer trips are common for larger medical centers or major shopping.
Lifestyle differences you will feel
Vibe and community
In Todos Santos, you will find a mixed population that includes local families, artisans, hospitality workers, Mexican retirees, and foreign second-home owners. The town hosts galleries, artisan shops, and restaurants that feature both local and international cuisine. The mood is relaxed and walkable, with modest nightlife centered on boutique bars and dining rather than clubs.
Cerritos draws a more transient, surf-focused crowd. Expect surfers, short-stay vacation renters, and buyers who prioritize direct beach access. Nights are generally quiet, though weekends and peak surf season can be lively around the beach.
Beach and recreation
For surfing, Cerritos is the area’s most user-friendly option. It offers a forgiving beach break that suits beginners, intermediates, and longboarders. Winter typically brings stronger swells, but you can often find surfable waves across many months.
The broader Todos Santos coastline has a variety of breaks that can be more technical and better suited for experienced surfers. Many beaches here are perfect for walking, tide pools, sunsets, and fishing, even when the surf is not ideal for casual sessions.
Amenities and services
In Todos Santos, you are close to restaurants, cafes, galleries, grocery options, small clinics, and municipal services. Specialty food shops and boutique hospitality have grown with demand, which makes day-to-day needs easier to meet.
In Cerritos, services are more limited. Many residents and visitors head into Todos Santos for groceries and dining. Utilities can be more basic in spots, and some homes rely on wells, septic systems, and solar or generator backup.
Crowd and seasonality
Both areas see peak seasons in winter and around major holidays. Cerritos experiences distinct spikes tied to surf conditions. Todos Santos attracts year-round visitors thanks to cultural events and a steady dining and gallery calendar.
Real estate: what you will find
Property types and settings
In Todos Santos and the nearby hills, you can find restored historic casitas, boutique inns, and luxury villas with ocean views. Renovated homes in the town center tend to be compact and character-rich, and some gated developments sit on hillsides with broad vistas.
In Cerritos, options lean toward beachfront lots, surf-oriented vacation rentals, and a mix of modest beach houses and newer boutique villas. There are also small condo-like projects and parcels suited for custom builds, subject to zoning and permits.
Pricing character and investment lens
Central Todos Santos and prime ocean-view hills typically command a premium because of established infrastructure, cultural draw, and services. Cerritos can offer a more affordable entry to beachfront living on a per-parcel basis, though prices vary widely by distance to the sand and construction quality.
Market drivers in both areas include demand from U.S. and Canadian buyers, the remote-worker trend, and limited top-tier oceanfront supply. Vacation rental potential factors into pricing, with Cerritos favored by surf travelers and Todos Santos by cultural tourism. Like many coastal markets, values respond to international travel trends and local infrastructure improvements.
Rentals, zoning, and development notes
Short-term rentals are part of the mix in both areas, but you should verify current municipal rules and tax obligations. Environmental permits may apply for projects near the shoreline, and larger developments often require federal environmental review. In Cerritos, confirm utilities early, since septic, wells, and off-grid power are common. Todos Santos enjoys more established municipal services, but capacity and seasonality can still affect availability.
Legal must-knows for foreign buyers
Buying near Mexico’s coasts usually involves a fideicomiso, a bank trust used by foreigners to hold residential property within the restricted zone. This is a common, well-established structure. Work with an experienced local attorney and a notario, who prepares and registers deeds and ensures legal compliance.
Title clarity matters. Some coastal parcels can be ejido land or have unclear histories. If ejido or communal rights are involved, transfers follow a special process and can take more time. Always verify land status early in due diligence.
Mexico protects public access to beaches and manages the federal maritime-terrestrial zone. Expect setbacks and public-access considerations for beachfront parcels, and plan for environmental review when relevant.
Closing costs typically include acquisition taxes, notario fees, and registration charges. Budget for these items with up-to-date estimates from local professionals.
Daily living and logistics
Utilities and infrastructure
In Todos Santos, municipal water and grid electricity have broader coverage, and there is a wider choice of internet and mobile providers. Back-up systems like water storage and power solutions are still common.
In Cerritos, plan for private wells, septic systems, and solar or generator power in some areas. Internet and cell coverage can be more variable near the beach. Always confirm utility connections and capacity for any specific property.
Health and emergency services
Todos Santos has small clinics and local services. For advanced care, you will travel to larger regional hospitals. In Cerritos, proximity to town can influence emergency response times, so the exact location of your home matters.
Transportation and access
Most residents own or rent a vehicle. Near-beach roads can be rough or unpaved. Factor in your travel time to Los Cabos International Airport or La Paz if you plan frequent trips.
Environmental considerations
Pacific beaches can face coastal erosion and storm surge. New construction should account for coastal stability and setbacks. Water is a long-term priority in this arid region, so verify well capacity and rights where applicable. Some areas also host protected wildlife, which can shape seasonal use and permitting for development.
Who chooses each place
You may prefer Todos Santos if you want:
- A walkable town center with galleries, artisan shops, and restaurants.
- Reliable access to services, small clinics, and daily conveniences.
- A slower-paced lifestyle with cultural events and an arts-oriented social scene.
- Boutique lodging or hospitality investment potential tied to cultural tourism.
You may gravitate to Cerritos if you want:
- Direct beach access and a surf-first lifestyle.
- A wider range of beachfront parcels and potential for custom builds.
- Vacation rental appeal geared to surf travelers and beachgoers.
- Lower-density neighborhoods and quieter nights outside peak surf periods.
Decision checklist for buyers
Use this list to clarify needs and reduce surprises:
- Purpose: Second home, full-time residence, vacation rental, or investment.
- Location priorities: Immediate beach access or quick reach to town amenities like groceries, clinics, and dining.
- Surf and beach use: Consistent, beginner-friendly surf at Cerritos or a broader coastline with varied breaks near Todos Santos.
- Infrastructure: Confirm water source, septic, electricity, internet, and road conditions for the specific property.
- Title verification: Determine if land is private titled or tied to ejido. Engage a qualified notario and bilingual attorney.
- Ownership structure: Plan your fideicomiso or Mexican corporation, and budget for related fees.
- Rules and permits: Verify zoning, setbacks, environmental requirements, and short-term rental regulations.
- Insurance: Price property and hazard coverage for coastal exposure.
- Rental math: Check seasonal occupancy and comparable nightly rates if income matters.
- On-site testing: Visit in different seasons to see surf conditions, noise, crowds, and utility performance.
How we help you compare and buy with confidence
Choosing between Todos Santos and Cerritos comes down to how you live day to day. Do you picture gallery openings and dinner in a historic center, or sunrise paddles and longboard sessions steps from your door? With clear goals, verified title, and the right ownership structure, both paths can be rewarding.
As a boutique, education-first brokerage, we guide you through every stage. We align properties to your lifestyle and investment plan, coordinate legal and notario support, and map out utilities and permitting early so you can buy without surprises. If you plan to rent, our affiliated property management arm can help you launch and operate a turnkey vacation rental. For finishing touches, our gallery team can support curation and staging so your home is guest-ready and personal from day one.
Ready to explore both sides of the Pacific? Connect with the Oceanside Real Estate Group to compare neighborhoods, tour beachfront and town options, and craft a plan that fits your goals. Start your Cabo search today.
FAQs
What is the main difference between Todos Santos and Cerritos?
- Todos Santos is a culture-forward town with amenities and historic charm, while Cerritos is a surf-focused beach area with direct sand access and a quieter vibe.
Is Cerritos a good place for beginner surfers?
- Yes. Cerritos is known for a consistent, forgiving beach break that suits beginners and intermediates, with surf schools operating seasonally.
Do foreigners need a fideicomiso to buy near the coast?
- Most foreign buyers use a bank trust called a fideicomiso for property in Mexico’s restricted zone near coastlines, set up with a notario and attorney.
Are utilities more reliable in Todos Santos than in Cerritos?
- Todos Santos generally has broader municipal coverage for water and electricity, while many Cerritos properties rely on wells, septic, and solar or generator backup.
Can I operate a vacation rental in either area?
- Many owners do, but you should confirm current municipal rules, tax reporting requirements, and any building or environmental permits before you launch.
What risks should I consider for beachfront property in Cerritos?
- Plan for coastal setbacks, potential storm surge and erosion, clear title verification, environmental rules, and confirmation of water and power solutions.
