The Los Cabos municipal government has launched a full overhaul of its coastal concession registry, covering all 192 kilometers (about 119 miles) of shoreline from Cabo San Lucas to the municipality’s eastern boundary. The effort will update the database of permits for the Federal Maritime Land Zone, known as Zofemat, precisely re-demarcate each permitted coastal area, and recalibrate fees to match actual land use on the ground.
Officials say the initiative will make Los Cabos the first municipality in Mexico to implement an integrated coastal management strategy of this scope. The overhaul targets three core problems: outdated concession records, mismatched fee structures, and irregular occupation of public beach land.
What the Concession Overhaul Means in Practice
Under Mexican law, all land within 20 meters of the high-tide line belongs to the federal government. Businesses operating on that strip, from palapa restaurants and beach clubs to hotel pool decks and water sports outfitters, must hold a Zofemat concession and pay annual fees based on the area they occupy. Over time, many concessions in Los Cabos have drifted out of alignment with physical reality. Some operators use more space than their permits allow. Others pay fees calculated on boundaries drawn years ago that no longer match the shoreline.
The municipality plans to survey every active concession, update the geographic coordinates, and then adjust fee amounts accordingly. That means some concessionaires will face higher charges if they occupy more land than their current permits reflect. Others could see reductions if surveys show they use less space than previously recorded.
Context for Beach Business Operators
Irregular beachfront occupation has been a recurring issue across Baja California Sur. In Los Cabos, the tourist corridor between San José del Cabo and Cabo San Lucas contains some of the most commercially valuable coastal land in Mexico. Hotels, restaurants, and tour operators along Playa Médano, Playa El Chileno, and other popular beaches all depend on valid Zofemat permits to operate legally.
The municipality frames the initiative as a way to boost tax collection while also protecting public access to beaches. Under Mexican federal law, no private entity can block public access to any beach in the country, but enforcement has been inconsistent.
The overhaul comes as Los Cabos continues a broader push to formalize and regulate its booming coastal infrastructure. The municipality recently earned 23 Blue Flag beach certifications, with 12 more beaches in the pipeline for 2026.
No timeline has been announced for when the updated fee schedule will take effect. The announcement was published by the Los Cabos municipal government on its official website.