Cabo San Lucas
Rolling Hills
Hillside homes with ocean views
Hillside neighborhood west of Cabo San Lucas with ocean and city views — popular with expats and remote workers who want square footage and a view without paying gated-community prices.
Entry price
$400k
Lot size
Larger
View tier
Ocean / Pacific
Style
Single-family
About Rolling Hills
What makes Rolling Hills different
Rolling Hills sits in the hills above the western side of Cabo San Lucas, near the Pacific. It's a residential subdivision (not a gated community) with single-family homes on larger lots — most have ocean views, some have direct view of the Pacific or the Arch.
Pricing runs $400k-$2.5M depending on view, lot size, and finish quality. The community attracts a mix of full-time residents, snowbirds, and rental investors. Newer builds with infinity pools and pool decks have been popping up since 2022, raising the ceiling on what the area can support.
Buy in Rolling Hills when you want square footage + view + value, and you're comfortable with a regular residential street rather than a manicured private community.
Best for
Who buys in Rolling Hills
- Remote workers
- Snowbirds
- Expat retirees
- Rental investors with bigger budgets for renos
Community amenities
What's on the property
- Ocean + Pacific views
- Larger lot sizes than El Tezal
- Quiet hillside streets
- 10 min to marina
- Mix of older + newer builds
Why people love it
What owners actually say about Rolling Hills
- 1More square footage for the money than anywhere else with a view
- 2Pacific sunsets out your back window
- 3Quiet — no hotels, no day-pass crowds
- 4Plenty of recent reno projects that have lifted the whole street
- 510 minutes to marina + downtown without being IN it
Gallery
Inside Rolling Hills
On the market
Homes & lots in Rolling Hills
A snapshot of what we're showing this week — built homes, condos, and unbuilt land. Inquire for current MLS + off-market listings.
FAQ
Rolling Hills, answered
Is Rolling Hills walkable?
Within the neighborhood, yes — quiet streets, fine to walk. To restaurants and the marina, no — you'll need a car or a quick Uber. Most owners have at least one vehicle.
How are the views?
Wide-ranging. The top of the hill has full Pacific + Arch views. Lower lots have city or partial ocean views. View premium is significant — confirm with the listing before you buy on what you can actually see at sunset.
Is Rolling Hills a planned community?
It's a subdivision, not a gated community. There's no HOA on most streets, no shared pool, no front-gate guard. You own your lot outright + standard utilities. Cheaper to carry, less concierge.
Are there renovation opportunities?
Yes — a lot of homes here are 1990s-2000s builds ready for an update. Several streets have seen full-gut renovations that resold for 30-40% above purchase price + reno cost. Good for buy-rehab-rent or buy-rehab-flip strategies.
Inquire
Find your home in Rolling Hills
Tell us your budget and how you'll use the home. We'll come back within 24 hours with properties that actually fit — plus a few off-market options.
Step 1 of 3
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