Overview

Alvar represents a significant new addition to the Quivira development, currently positioned in its pre-sale phase. This community offers an opportunity for those looking to enter a project during its early stages of development. The location is strategically situated within approximately 200 yards of the beach, providing residents with close proximity to the coastline. A defining feature of the landscape is the view overlooking the 17th and 18th holes of the Jack Nicklaus-designed golf course. The architectural identity of the community is further shaped by its connection to luxury hospitality, as the St. Regis is currently designing the Alvar units. This proximity to both high-end design and established golf infrastructure makes the development a notable point of interest for those monitoring the Quivira area.

Lifestyle and Setting

The lifestyle within Alvar is designed around the amenities provided by the broader Quivira community and its associated hotel partners. Residents may have access to several on-site features, including multiple swimming pools, fitness centers, and various dining options located within the community. The setting also provides access to the Quivira beach club and the existing golf club, with plans for a second 18-hole Nicklaus-designed course currently in development.

The residential experience is further extended through connections to several associated hotels, including the Pueblo Bonito, Rose, Blanco, Pacifica, and Sunset properties. These associations may allow residents to utilize hotel and spa services, and there are opportunities for discounts on various services such as food, drinks, and spa treatments at these locations. For those interested in property usage, the community currently has no objections regarding either long-term or short-term rental activities. This flexibility is a key consideration for those managing properties as part of an investment strategy.

Homes and Condominiums

The residential inventory in Alvar consists of several distinct configurations, ranging from efficient three-bedroom layouts to expansive penthouses. Each type of residence offers different proportions of indoor living space and outdoor terrace area.

• Three-Bedroom Units: These residences provide up to 2,250 square feet of interior living space. To complement the indoor area, these units include approximately 850 square feet of terrace space.
• Three-Bedroom Units with Additional Family Room: For those requiring more versatile floor plans, these units feature an additional family room that can be utilized as a fourth bedroom. These larger layouts offer just under 2,800 square feet of indoor living area and up to 850 square feet of terrace space.
• Five-Bedroom Penthouses: The most substantial residences in the development are the five-bedroom penthouses. These units provide nearly 4,150 square feet of interior living space, paired with an expansive outdoor component of approximately 2,260 square feet of outdoor living area.

Current market listings for the development include various price points, such as a four-bedroom turnkey luxury residence with a Pacific ocean view priced at $3,795,000, a four-bedroom penthouse facing the Pacific at $2,700,000, and other units within the Quivira area priced around $2,250,000.

What Buyers Should Evaluate

Purchasing property in a pre-sale development requires rigorous due diligence. Because many aspects of the community are still in development, prospective owners should not rely on projections as guaranteed future facts. It is essential to verify all details regarding construction timelines and the eventual delivery of promised amenities, such as the second golf course.

When evaluating the financial commitment, buyers should investigate the homeowners’ association (HOA) fees. While current projections suggest fees may range from $500 to $800 per condo depending on the unit size, these figures are subject to change and must be confirmed with the developer or management. Similarly, while there are currently no objections to short-term or long-term rentals, buyers should confirm the most recent rental regulations and any potential restrictions that may be implemented as the community matures.

Investors should also analyze the track record of the development team. The involvement of Ernesto Copal, who has been part of several established communities in Cabo and Mexico, is a factor to consider. Examining the historical performance of related Quivira projects, such as the Coronado development—where properties transitioned from an initial price of just over $1 million to $1.9 million—can provide context for how different phases of these developments have performed. However, past performance in other developments does not guarantee future results for Alvar.

Consider the following questions during your evaluation:

• What are the specific terms and conditions regarding the 0 percent financing option?
• How will the completion of the second 18-hole course impact the community’s amenities?
• Are there any upcoming changes to the rental policies for short-term stays?
• What is the exact timeline for the completion of the St. Regis-designed units?

Ownership and Transaction Planning

Planning for ownership in Alvar involves understanding the specific financing structures available through the developer. For investors looking for short-term solutions during a transition into Cabo real estate, the development offers 0 percent financing provided the property is paid in full within two years. Additionally, there are longer-term financing options available for periods of up to ten years. These options can be instrumental in managing cash flow during the acquisition process.

As with any real estate transaction involving pre-sale units, it is vital to account for the fact that all information regarding availability, fees, rules, taxes, financing, and legal details must be independently verified with qualified local professionals. Buyers should ensure they have a clear understanding of the legal structure of the purchase and the specific obligations associated with the HOA as the development moves from the pre-sale phase to completed residency.

How to Begin

Navigating a new development like Alvar requires professional guidance to compare various options within the Quivira landscape. Patrick Neal, the broker/owner of Own In Cabo Real Estate and a licensed agent, can provide assistance. The firm’s Cabo San Lucas office is conveniently located just one block from Medano Beach. Patrick Neal and the Own In Cabo team can help buyers compare Los Cabos communities and plan next steps.