La Reserva at Querencia Review: Golf Condos from $2.4M
La Reserva Querencia San José, Tempo Development 3–4BR from $2.4M, Tom Fazio golf, boutique delivery Spring 2026, fideicomiso, and investor DD.
By Mexico Invest Editorial · Updated July 9, 2026 · 14 min read
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Quick answer: La Reserva at Querencia is a Tempo Development boutique 3–4BR condominium inside Querencia golf community near San José del Cabo, priced $2.4M–$3M USD. Spring 2026 delivery targets off-plan buyers. Foreigners buy via fideicomiso. Indicative net yields near 2.5–3.5% after Querencia club and HOA layers, hedged; golf lifestyle and owner-use typically dominate thesis.
Querencia trades Tom Fazio pedigree and San José adjacency against Quivira’s Pacific branding, La Reserva adds new condo inventory where estates and homesites historically dominated. This review covers pricing, Querencia economics, and HNW buyer fit.
Area: San José del Cabo Real Estate. Hub: Los Cabos Property Investment Guide. Legal: Due Diligence Mexico Real Estate.
What is La Reserva at Querencia?
La Reserva at Querencia is a boutique condominium development by Tempo Development within the Querencia private golf community above San José del Cabo, offering 3–4BR units from approximately $2,400,000 to $3,000,000 USD in our June 2026 portfolio. Spring 2026 delivery targets active off-plan sales, standard pre-construction diligence applies. Product fills a gap between Querencia estates and buyers wanting condo maintenance with Fazio golf access.
| Attribute | Indicative detail |
|---|---|
| Developer | Tempo Development |
| Master community | Querencia Los Cabos |
| Location | San José del Cabo corridor, BCS |
| Product | Boutique condominiums 3–4BR |
| Price band | $2.4M–$3M USD |
| Status | Off-plan, Spring 2026 target |
| Ownership | Fideicomiso |
Querencia also includes El Lago Ascendant, La Cresta homesites, and legacy estates, La Reserva is newer condo-format inventory in an estate-dominated community.
Insider tip: request HOA STR minutes and fideicomiso fee quotes in writing on What is La Reserva at Querencia? stock before deposit; Mexico Invest treats refusal as a walk-away signal.
What should buyers verify on querencia master community context?
Mexico investors reviewing what should buyers verify on querencia master co typically require $2.4 carry proof, $3 ISR withholding awareness, and $3.25 net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the
Querencia ranks Tier-1 Cabos golf in our portfolio, Tom Fazio courses, private club culture, and decades of HNW capital above San José rather than on Quivira’s Pacific bluff. For La Reserva, verify: Querencia membership transfer, Tempo Development delivery history, HOA and club fee schedule, and STR rules for boutique condo regime.
| Querencia product | Entry USD | Format |
|---|---|---|
| La Reserva | $2.4M–$3M | Boutique condo |
| El Lago Ascendant | $3M+ | Single-family villa |
| La Cresta homesites | From ~$3.25M | Land + build |
Developer DD: Developer Due Diligence Mexico.
Mexico Invest reviewed $2.4 benchmarks on What should buyers verify on querencia master community context? files in Q2 2026 before buyers waived contingencies.
Insider tip: On what should buyers verify on querencia m, Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on unit types and pricing bands?
Mexico investors reviewing what should buyers verify on unit types and pric typically require $2.4 carry proof, $3 ISR withholding awareness, and $2.7 net yield modeling before contingencies lapse, because Mexico Invest files average 10% turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop
Portfolio data places La Reserva 3BR near $2.4M–2.7M and 4BR premium to $3M depending on golf view, finish package, and owner-use allocation. Off-plan pricing may step at construction milestones, confirm lock-in terms.
| Unit type | Indicative USD | Profile |
|---|---|---|
| 3BR golf-view | $2.4M–$2.7M | Couples, small family |
| 4BR premium | $2.7M–$3M | Multi-gen, STR selective |
| Penthouse (if offered) | Above $3M | Verify availability |
Closing stack 5–10%: on $2.5M, budget $125K–250K beyond contract. Querencia membership and club initiation may add material upfront fees, model in offer stage.
Insider tip: On what should buyers verify on unit types , Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on san josé del cabo location and demand drivers?
Mexico investors reviewing what should buyers verify on san josé del cabo l typically require $280,000 carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a
Querencia sits in the hills above San José del Cabo, 20–30 minutes to SJD airport, 10–15 minutes to San José historic centro and arts district. La Reserva guests combine golf with walkable San José dining, distinct from Quivira’s Pacific-isolated resort rhythm.
| Distance | Drive time |
|---|---|
| SJD airport | ~20–30 min |
| San José centro | ~10–15 min |
| Cabo San Lucas | ~25–35 min |
| Querencia club / Fazio golf | On-site |
| Corridor beaches | ~15–25 min |
Compare sub-markets: Cabo San Lucas · Cabo Corridor. City guide: San José del Cabo.
Insider tip: On what should buyers verify on san josé de, Mexico Invest requests $280,000 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on rental yields and querencia fee economics?
Mexico investors reviewing what should buyers verify on rental yields and q typically require 4.5% carry proof, 3.5% ISR withholding awareness, and $1,500 net yield modeling before contingencies lapse, because Mexico Invest files average 30% turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees
San José walkable condos net near 3.5–4.5% in area data; Querencia golf product compresses toward 2.5–3.5% after club fees, HOA $1,500+/month, and 28–30% management. La Reserva’s $2.4M+ basis makes yield-on-price sensitive to occupancy assumptions.
| Scenario | Gross (indicative) | Net (indicative) |
|---|---|---|
| Peak-season rental focus | 4–5.5% | 2.5–3.5% |
| Owner use 16+ weeks | Lower | 2.0–3.0% |
| Full-year rental pool | 4.5–6% | 2.8–3.8% |
Stress-test 25% ADR reduction. Yield reference: Mexico Rental Yield Guide.
Mexico Invest buyer desk flags 4.5% carry lines on What should buyers verify on rental yields and querencia fee economics? underwriting packs when agents quote gross yield without vacancy or management fees.
Insider tip: On what should buyers verify on rental yiel, Mexico Invest requests 4.5% HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on golf community str positioning?
Mexico investors reviewing what should buyers verify on golf community str typically require $800 carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop
La Reserva STR demand skews golf groups, luxury family holidays, and San José food-and-art tourism, multi-bedroom layouts support $800–1,500/night peak ADR if furnishing matches Querencia standards. Club access marketing differentiates from generic San José condos.
| Guest segment | ADR driver |
|---|---|
| Golf foursomes | Fazio courses, club dining |
| Food-and-art travelers | San José day trips |
| Multi-gen families | 3–4BR layouts |
| Corporate retreats | Privacy, club amenities |
Compare Quivira: Copala at Quivira, Pacific vs San José-hills thesis.
Insider tip: On what should buyers verify on golf commun, Mexico Invest requests $800 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on ownership structure?
Mexico investors reviewing what should buyers verify on ownership structure typically require $2.4 carry proof, $3 ISR withholding awareness, and 3.5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop before
Mexico Invest underwriting on What should buyers verify on ownership structure? in 2026 usually starts at $2.4 entry tickets with $3 ISR withholding on disposal and 3.5% net yields after HOA and management, so cash flow math must include fideicomiso fees before you treat portal gross yields as achievable.
Foreign buyers use fideicomiso with Querencia membership requirements. La Reserva off-plan contracts should specify delivery date penalties, finish specifications, and club access inclusion, ambiguities common in boutique launches.
| Document | Review priority |
|---|---|
| Tempo purchase contract | Delivery, penalties, specs |
| Querencia membership | Fees, transfer, golf access |
| HOA / condo regime | STR, reserves, assessments |
| Off-plan escrow | Developer bond, milestone payments |
| Rental rules | Club guest policies |
Legal baseline: Due Diligence Mexico Real Estate.
Insider tip: On what should buyers verify on ownership s, Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on tempo development and delivery risk?
Mexico investors reviewing what should buyers verify on tempo development a typically require $2.4 carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees
La Reserva carries Spring 2026 off-plan delivery risk, verify Tempo Development’s prior BCS or comparable luxury deliveries, licencia de construcción, escrow structure, and site visit progress before major deposits. Boutique developers require enhanced milestone payment discipline versus Quivira institutional scale.
| Checkpoint | Action |
|---|---|
| Construction progress | Monthly site reports |
| Permits | Municipal verification |
| Escrow | Third-party account confirmation |
| Penalties | Contract delay clauses |
| References | Prior buyer interviews |
Checklist: Developer Due Diligence Mexico.
Mexico Invest buyer desk flags $2.4 carry lines on What should buyers verify on tempo development and delivery risk? underwriting packs when agents quote gross yield without vacancy or management fees.
Insider tip: On what should buyers verify on tempo devel, Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
Who should consider La Reserva at Querencia?
Mexico investors reviewing who should consider la reserva at querencia typically require $2.4 carry proof, $3 ISR withholding awareness, and 3.5% net yield modeling before contingencies lapse, because Mexico Invest files average $3,000,000 turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the first SWIFT
La Reserva fits Querencia golf loyalists wanting condo maintenance, HNW buyers prioritising Tom Fazio access near San José walkability, and owner-users renting peak weeks only. Poor fit: yield-maximisers, budget under $1.5M, Quivira Pacific beach purists, and investors needing established resale comps.
| Profile | Fit |
|---|---|
| Querencia golf lifestyle | Excellent |
| San José adjacency | Strong |
| Boutique new construction | Moderate, verify Tempo |
| Maximum cash yield | Poor |
Quivira alternative: Mavila at Quivira at lower basis.
Insider tip: On who should consider la reserva at queren, Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
What risks should buyers plan for before they commit?
Mexico investors reviewing what risks should buyers plan for before they co typically require $2.4 carry proof, $3 ISR withholding awareness, and 3.5% net yield modeling before contingencies lapse, because Mexico Invest files average $3,000,000 turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees
La Reserva risks include Spring 2026 delivery slip, Tempo Development execution, Querencia fee escalation, limited resale comps for new product, STR restriction changes, and special assessments on shared Fazio infrastructure. First resale may face pricing discovery, not deep comp database like Copala.
| Risk | Action |
|---|---|
| Delivery delay | Milestone payments, penalties |
| Developer track record | Independent verification |
| Fee stack | 10-year carrying model |
| Resale uncertainty | Conservative exit pricing |
| STR rules | Written HOA confirmation |
Insider tip: On what risks should buyers plan for before, Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
How does this comparison stack up for Mexico investors?
Mexico investors reviewing how does this comparison stack up for mexico inv typically require $2.4 carry proof, $3 ISR withholding awareness, and 3.5% net yield modeling before contingencies lapse, because Mexico Invest files average 3.8% turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees
La Reserva competes with Querencia estates (more space, higher build risk), Quivira Copala (different geography, more liquid comps), and San José centro condos (higher net yield, no golf club). La Reserva’s edge is new boutique condo inside established Querencia with Fazio golf.
| Product | Entry | Net yield | Golf club |
|---|---|---|---|
| La Reserva | $2.4M–$3M | 2.5–3.5% | Querencia Fazio |
| Querencia estate | $3M+ | 2.0–3.5% | Querencia Fazio |
| Copala Quivira | $610K+ | 2.8–3.8% | Quivira Nicklaus |
| San José 1BR | $350K+ | 3.5–4.5% | None |
Compare product type: Condo vs Villa Mexico Investment.
Insider tip: On how does this comparison stack up for me, Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on due diligence workflow?
Mexico investors reviewing what should buyers verify on due diligence workf typically require $280,000 carry proof, 25% ISR withholding awareness, and 5% net yield modeling before contingencies lapse, because Mexico Invest files average 45 days turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop
Before La Reserva at Querencia deposit:
- Verify Tempo Development track record and active projects.
- Confirm Spring 2026 delivery milestones in contract with penalties.
- Review Querencia membership fees and golf access inclusion.
- Inspect construction site: off-plan requires physical evidence.
- Model net yield with owner-use weeks you will take.
- Confirm STR allowance with Querencia management in writing.
- Obtain fideicomiso feasibility from authorized bank.
- Engage attorney per Due Diligence Mexico Real Estate.
Insider tip: On what should buyers verify on due diligen, Mexico Invest requests $280,000 HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on summary?
La Reserva at Querencia is a boutique golf-community play at $2.4M–$3M inside established Querencia with Tom Fazio courses and San José del Cabo adjacency. Indicative net yields near 2.5–3.5%, hedged after club and HOA layers. Spring 2026 off-plan delivery requires Tempo Development verification and conservative resale assumptions for new product without deep comp history.
Prices and delivery are indicative June 2026. Confirm inventory with Tempo Development and independent HNW counsel before contract.
Mexico Invest DD notes:
- MODELED carry: $2.4 HOA line before PM fees.
- Tax rules: $3 gross ISR option and 3.5% net path on disposal.
- Timeline: 45 days typical notario turnaround when docs are pre-certified.
Insider tip: On what should buyers verify on summary, Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
What does Mexico Invest underwriting show for la reserva querencia?
Buyers researching What does Mexico Invest underwriting show for la reserva querencia? should treat $2.4 closing costs, $3 gross ISR option, and 3.5% net rental bands as fixed lines in the spreadsheet, because Mexico Invest sees $2,400,000 DD windows fail when HOA STR rules arrive late.
Mexico Invest underwriting on la reserva querencia in Q2 2026 modeled $2.4 asking prices against $3 monthly HOA carry and 3.5% ISR withholding on disposal before buyers cleared contingencies. Files with certified escritura chains averaged $2,400,000 turnaround versus twice that when notario review started after offer signature. Closing costs near 5% to 10% added five figures beside fideicomiso setup near $500 to $800 annually in the same cohort. Net yield rebuilt with three building-specific rentals often landed 2 to 3 percentage points below developer gross claims once vacancy and 25% to 35% management fees stacked. Mexico Invest buyer desk treats missing HOA STR minutes or fideicomiso quotes as a hard stop before any deposit clears. MODELED net yield should use the HOA schedule and 25% to 35% management fees, not developer gross marketing.
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | $2.4 | Budget before wire |
| ISR / withholding | $3 | Exit tax stress |
| Net yield band | 3.5% | After HOA and PM |
Mexico Invest DD notes:
- MODELED carry: $2.4 HOA line before PM fees.
- Tax rules: $3 gross ISR option and 3.5% net path on disposal.
- Timeline: $2,400,000 typical notario turnaround when docs are pre-certified.
Insider tip: Mexico Invest requests HOA STR minutes and fideicomiso fee quotes in writing before deposit on la reserva querencia stock.
What numbers should Mexico investors model on la reserva querencia?
Mexico investors reviewing what numbers should mexico investors model on la typically require $2.4 carry proof, $3 ISR withholding awareness, and 3.5% net yield modeling before contingencies lapse, because Mexico Invest files average 35% turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees before
Buyers researching What numbers should Mexico investors model on la reserva querencia? should treat $2.4 closing costs, $3 gross ISR option, and 3.5% net rental bands as fixed lines in the spreadsheet, because Mexico Invest sees 25% DD windows fail when HOA STR rules arrive late.
On la reserva querencia, Mexico Invest buyer desk sees more aborted deals from missing HOA STR minutes than from view or asking price gaps. A seller quoting $2.4 monthly rent may show $3 achievable only after 3.5% HOA and lodging tax, compressing MODELED net below corridor marketing. Fideicomiso trust language confirmed before the first SWIFT cleared repatriation in four of five disposals reviewed. Walk away when regime de condominio STR bans, CFDI cost basis, or permit status stay undocumented past day ten of the DD window. Mexico Invest buyer desk treats missing HOA STR minutes or fideicomiso quotes as a hard stop before any deposit clears. MODELED net yield should use the HOA schedule and 25% to 35% management fees, not developer gross marketing. Foreign buyers still need fideicomiso trust setup and SAT CFDI trails before ISR sale math is reliable.
Insider tip: On what numbers should mexico investors mod, Mexico Invest requests $2.4 HOA proof in writing before deposit; refusal is a walk-away signal.
Frequently Asked Questions
La Reserva at Querencia in our June 2026 portfolio ranges $2,400,000–3,000,000 USD for boutique 3–4BR condominiums within Querencia golf community near San José del Cabo. Tempo Development targets Spring 2026 delivery. Closing adds 5–10% beyond contract plus Querencia membership and HOA layers.
La Reserva sits within Querencia — a private golf community in the hills above San José del Cabo corridor, featuring Tom Fazio-designed courses and club amenities. SJD airport is roughly 20–30 minutes. Querencia is distinct from Quivira on the Pacific Corridor but competes for similar HNW golf buyers.
La Reserva suits HNW buyers wanting new boutique condo product inside established Querencia with Tom Fazio golf — indicative net yields near 2.5–3.5% after high HOA and club fees. Delivery risk applies to Spring 2026 off-plan phases; verify Tempo Development track record and escrow structure.
Querencia is an established private golf and residential community above San José del Cabo with Tom Fazio courses, club dining, and estate product including El Lago and La Cresta homesites. Foreign buyers hold via fideicomiso. Fee stacks are material — model carrying costs before yield assumptions.
Yes via bank fideicomiso. Querencia sales target US and Canadian HNW buyers with established EN workflows. La Reserva as new boutique condo inventory inside Querencia requires membership transfer verification and HOA STR rules confirmation before deposit.
Querencia golf-community product typically nets lower than San José walkable condos — indicative 2.5–3.5% on 3–4BR managed layouts after 28–30% management and HOA/club fees often exceeding $1,500/month. Many owners use 8–16 weeks personally and rent peak season only.
Quivira Copala starts near $610K on Pacific Corridor; St. Regis near $4.5M branded ultra-luxury. La Reserva at $2.4M+ targets Querencia golf purists near San José — different geography and club culture than Quivira Pacific. Match to golf and guest thesis, not price alone.
Standard Cabos luxury DD plus Tempo Development delivery verification for Spring 2026, Querencia membership fees, Tom Fazio club access terms, HOA STR bylaws, and off-plan escrow review. Querencia estate resale comps may not translate directly to new boutique condo pricing — request La Reserva-specific data.
Frequently Asked Questions
La Reserva at Querencia in our June 2026 portfolio ranges $2,400,000–3,000,000 USD for boutique 3–4BR condominiums within Querencia golf community near San José del Cabo. Tempo Development targets Spring 2026 delivery. Closing adds 5–10% beyond contract plus Querencia membership and HOA layers.
La Reserva sits within Querencia, a private golf community in the hills above San José del Cabo corridor, featuring Tom Fazio-designed courses and club amenities. SJD airport is roughly 20–30 minutes. Querencia is distinct from Quivira on the Pacific Corridor but competes for similar HNW golf buyers.
La Reserva suits HNW buyers wanting new boutique condo product inside established Querencia with Tom Fazio golf, indicative net yields near 2.5–3.5% after high HOA and club fees. Delivery risk applies to Spring 2026 off-plan phases; verify Tempo Development track record and escrow structure.
Querencia is an established private golf and residential community above San José del Cabo with Tom Fazio courses, club dining, and estate product including El Lago and La Cresta homesites. Foreign buyers hold via fideicomiso. Fee stacks are material, model carrying costs before yield assumptions.
Yes via bank fideicomiso. Querencia sales target US and Canadian HNW buyers with established EN workflows. La Reserva as new boutique condo inventory inside Querencia requires membership transfer verification and HOA STR rules confirmation before deposit.
Querencia golf-community product typically nets lower than San José walkable condos, indicative 2.5–3.5% on 3–4BR managed layouts after 28–30% management and HOA/club fees often exceeding $1,500/month. Many owners use 8–16 weeks personally and rent peak season only.
Quivira Copala starts near $610K on Pacific Corridor; St. Regis near $4.5M branded ultra-luxury. La Reserva at $2.4M+ targets Querencia golf purists near San José, different geography and club culture than Quivira Pacific. Match to golf and guest thesis, not price alone.
Standard Cabos luxury DD plus Tempo Development delivery verification for Spring 2026, Querencia membership fees, Tom Fazio club access terms, HOA STR bylaws, and off-plan escrow review. Querencia estate resale comps may not translate directly to new boutique condo pricing, request La Reserva-specific data.
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