VILLA XOCABO!

It's BIG!   Built for Fun and for Fun People!! 😎✅

LOCATION! • CAPACITY! • LOCATION! Limitless & unobstructed 180° Pacific Sunset views • 3 Pools + 2 Waterfalls connect!

2 SIZE / PRICE OPTIONS- WEBSITE DIRECT BOOKING SAVES UP TO 8% [1] 

A) 8 bedrooms | 16 beds...  $3475/night— 

B) 10 bedrooms | up to 19 beds...  add $150/night- (see note below per separate ADDONS invoice)

• all bedrooms separately air conditioned include full bathrooms 'en suite'

Regardless of the size you choose, 8 or 10 bedrooms, the Villa is EXCLUSIVELY YOURS for the time of the rental!  10 guests...12, 14, 16, 20...or MORE!  THE HOUSE RENTAL COST IS THE SAME.  Only the Pre-stock/cooking and pool heat charges vary by head counts.

"NO SURPRISES" INVOICE: IN ADDITION TO THE HOUSE RENTAL RATE BOOKED VIA AIRBNB OR THROUGH XOCABO'S WEBSITE, we charge $60 PP/day/night of the stay (15-person adult rate minimum) for food, unlimited beverages, open standard bars, and chef-prepared breakfasts and lunches.

1.  4-night minimum stay- REQUIRED - includes airport transfers - see details below
2. $60 PP/night FOOD/BAR PRESTOCK, 2 OPEN BARS + CHEF BREAKFAST AND LUNCH DAILY x 15-PERSON MINIMUM CHARGE is additional to the home rental and invoiced separately- REQUIRED (DETAILS FOLLOW in Pre-stock/Bar section)
3. DINNER outstanding chef cooking OCCASIONALLY available- ASK
4. PREMIUM BAR a wide selection available priced per bottle- OPTIONAL

VILLA XOCABO! is a newly remodeled 8-bedroom, 13,039 square foot vacation rental home with stunning 180˚ unobstructed ocean views, exquisite tropical gardens, TWO kitchens, TWO bars and THREE amazing waterfall-connected swimming pools artistically integrated to a ruggedly surreal natural granite cliff setting. Located on the "elite side" of Pedregal, the gated private 'colonia' perched above the famous/infamous rollicking Cabo San Lucas—just a couple minutes away! VILLA XOCABO! has earned more than 90-five-star reviews since it opened in 2018.

[1] Reservation of Villa Xocabo directly on our website saves 3rd party commission fees and offers a 5% discount when you pay in cash. In addition, the deposit of website direct booking is a flat $2,000 as compared to 50% of the rental that the 3rd party booking site requires. 

99.9% of all inquiry questions covered here AND WILL SAVE TIME!! 😊😘

Many years in the restaurant industry and hosting hundreds of wedding celebrations has guided me to present as much information and answer as many questions as possible up-front, assuring NO SURPRISES, and NO COMMUNICATION problems.  It’s all here!

It's a ton of info, but well worth the 10-15-minute read.

We’ll start with the FAQ’s and follow with all the helpful, informative and Need-to-know stuff.

CAPACITY… VILLA XOCABO! Easily accommodates MORE THAN ## GUESTS (That means a lot!).  Actually, we've hosted ("a lot" at once!), and with ‘oodles’ of room-to-spare.  But if looking for even more sleeping space, or each guest to have their own bed (up to 10 bedrooms and "a lot" of beds— (and we’re NOT referring to air mattresses) let us know—we’re happy to accommodate!

DISTANCE FROM TOWN... VILLA XOCABO! is a short 12-minute scenic walk down to the marina area—the center of the action in Cabo; restaurants, clubs, fishing departures, etc. Medano Bay (swimming, boats, parachute gliding, Scuba, and many cafes and waterfront restaurants) is just a few blocks past the marina. The Pedregal Beach, which is our view (gorgeous but NOT swimmable—currents and wild surf and frolicsome whales!) is about the same distance from our front door. Other beautiful white sand beaches are a short drive away—SURF's UP!! 🌞🐬🐠🦀🏄

HOUSEKEEPING INCLUDED DAILY!... AND A COUPLE OF GOOD-LOOKING (GUAPO) ON-SITE MAINTENANCE AMIGOS!

PRESTOCK FOOD AND BEVERAGES AND 2 OPEN BARS INCLUDED!!—forget about the Walmart and Costco runs—we’ve gotcha covered!! 

SEE complete details in the Pre-stock section.

TRANSPORTATION...  ON THE HOUSE! 🤠 

Your airport pick-up and return are covered by Xocabo! —included in the base rental (one standard-sized van). Groups of more than 10 may require additional vehicle(s). Cost of additional vehicles is $110 per 10 passenger Toyota Hiace van; $150 for a Sprinter van that carries up to 18 riders— pay the driver directly for any extra vehicles. Thanks to our high-frequency calls, Senor Ulises charges less than the cabbies at the airport.  He can also provide shuttle service to golfing, fishing, and other excursions. And after confirmation we'll send you direct contact info.  LUXURY CLASS OPTIONS ALSO AVAILABLE.

AN EXCITING HOUSE!

VILLA XOCABO! has undertaken an investment in renewal and remodeling to modernize and update designs and amenities to create an even more beautiful, more energy-efficient, and delightful home in sync with the tastes and conservation-minded ethics of today and tomorrow. The home updates prominently highlight local "Piedra" stone and native Parota wood in rustic finishes, new open-able windows to better enjoy the spectacular ocean views and fresh sea breezes, custom-tailored curtains, paint schemes of a festive Mexican flair, new King-sized beds and luxury linens, 5 new sofa/sleeper convertible beds to the overflow Cinema space; a conveniently located 1/2 bath; a totally redesigned restaurant-styled exhibition kitchen with all-new ultra-heavy-duty commercial cooking and refrigeration equipment a gas and wood-fired domed pizza oven, massive stone arches, carefully focused task-lighting, kitchen counter seating for as many at 12 at 40" wide squash-colored travertine stone peninsulas (2), ending in a pair of 6 ft. diameter polished onyx rounds; classic saltillo floors and colorful Mexican wall tile accents, and heavy-gauge genuine copper-clad cookware complete the culinary stage picture. The grand foyer entrance and spacious living room have all new high-end furniture, a total of more than two dozen bold and coordinated paints celebrate the passion for color of Mexican folklorico and 15 ft. high curtain sheers float enchantingly with the ocean breezes— ALL the glass has been removed— the living and dining rooms are an enormous inside/outside terrace! Above a newly constructed wet bar is an impressive 80" Toshiba UHD "smart TV" and above that is an even larger silent-running 10 ft diameter/object d'art ceiling fan to round out the spectacle. The dining area adjacent to the open kitchen and living room, the 1" thick glass table and seating for a dozen is under a spectacular 24-light hacienda-style vintage chandelier nestled perfectly into the metallic-silver dome--and after dark, seen from below looking for all the world like the most impossibly large full moon. The connecting walk-out terrace overlooks three generously-sized swimming pools and underwater illuminated waterfalls. Invisible, but comfortably felt, are high-efficiency air conditioning systems in every bedroom of the house. On the pool plaza you will find a newly built bar (#2) and outdoor kitchen featuring double stacked commercial gas ovens, a custom crafted gas and mesquite-fired Mexican grill, and a Chiminea/open hearth rotisserie. 

THE LATEST THRILL is a 2-level CASITA on the far end of the 3rd pool which provides the most sumptuous and now ELEVATED views of the deep blue sea and infinite horizon.

Last but not least, XOCABO! Has made a large investment in renewable energy, installing 108 solar panels—the largest installation of its kind in Pedregal. 

 PRESTOCKED EVERYTHING!

GUEST USE OF COOKING FACILITIES may be permitted on condition of an additional KITCHEN USE DEPOSIT to ensure kitchen equipment, cooking and serving ware, counters, walls and floors of the kitchen areas are left thoroughly clean and sanitized prior to end-of-evening.  If cleaning is incomplete Xocabo personnel will perform that job in the morning prior to breakfast being prepared and served.  Fees of $50-$150 pending extent of the cleaning will be charged against the supplementary deposit and future kitchen use by guests will require the deposit be replenished.

The best AWARDS are the spectacular reviews of Villa Viva's satisfied guests, all of who say it "exceeded expectations".  

Here are a few of the more than 70 Five-Star reviews we've earned over the past 4 years!

REVIEWS OF VILLA XOCABO (formerly named Villa Viva --returning guests--no worries--same great team and original Management!) and PRESTOCK AND COOKING SERVICES

VILLA VIVA [now XOCABO] was our luxurious, spacious home away from home for 5 nights

in February 2019 for my 50th Birthday

 celebration. It’s perfectly appointed in Pedregal overlooking the Ocean and a walk (15 mins) to nearby CABO bars and restaurants. Get a cab back up the hill if the upward hike is too much. The house itself is magical - each en suite room unique and most with breathtaking views of the pool and ocean beyond. Be sure to take up the food & beverage offerings. Our daily brunch was exceptional and Arturo our host/house owner is a trained Chef who knows his way around the kitchen. He wowed us with every single meal. Our farewell supper was a PAELLA with as Arturo put it “offerings from the aquarium of treats before us” from the ocean: calamari, lobster, oysters, scallops and more! The two bars - one poolside (where we spent much of our time) and the other in the main house were always fully stocked. Any special requests were met and happily delivered. I HIGHLY recommend this beautiful Pedregal home for some friends gathering to relax, enjoy pool time, great food & drinks and enjoy the good life and be close enough to the best of CABO. Another highlight - watching whales breach from the poolside bar as the sunset. Simply magical. Thank you Arturo and the VILLA XOCABO! team for one of the best weeks of my life in one of the most magical spots on the planet. We will return - Mucho Gracias VILLA XOCABO!

Liam, San Francisco, CA
Joined in 2013 BTW—Liam is a food critic in San Francisco and has a weekly radio program—“The Foodie Chap” on KCBS

from CHUCK--DATES OF STAY: January 28 - February 3, 2022 posted 2/5/2022: 

We picked XOCABO for a bi-annual trip we do with some friends of ours. Seven couples in all. We were sick of the all inclusive resorts and found this place instead. Researching the site and reading reviews gave us high hopes and expectations. Those expectations were blown away. YOU HAVE TO GO HERE! The villa and staff are better than advertised. There are plenty of rooms and beds for all. We had a picking order for bedrooms before we arrived to make it a little fun. All of the rooms were clean and were kept clean every day. When we arrived, we were greeted by Ciria and the crew with some drinks and some of their home cooking. I cant say enough about the food. Better than anything you could get in town or do on your own. Breakfast every day by the kitchen area and lunch brought down by the pool. We did two dinners. Fajitas and the Surf & Turf. Worth every penny! We did go out to eat at night a few times just for the experience, but honestly, you would get better food, service and value by staying right there. The views from the villa are awesome. It was whale season and we were able to watch right from the pool area. The pools and hot tub were all working well and water temps were what they should be. The stocked bars have what is advertised and if you want something off the premium menu it is already there. All you do is ask. Walking around the area is 100% safe. Going to town or the beach is an easy walk. Getting back....not so much. All uphill. Might be worth getting a ride. Now for the best part of all.....Ciria and the crew. I don't know how to explain the level of service. Example: One of the ladies in our group asked for hot coco one morning. (not sure why in 80F temps) They didn't have any. No big deal. The next morning she was greeted with a full steaming pot of hot coco. Another one: My wife asked if we could use the washing machine. They said no and did our laundry. Not kidding. All folded up nicely on the bed. I could go on and on but you have to experience it. Lot's of warm smiles and always accommodating. We hope to be able to come back sometime soon.

From Sally G Tue 2021-12-07 10:57 AM

Dear Ciria and The Team,

We are back home and have settled in once again to a routine. But I'd just like to express our gratitude to you all for a wonderful week at XOCABO. It could not have been a better place or time for our family.
You all provided such a supportive and helpful atmosphere for our family's needs. Thank you for finding a port-a-crib for the baby, and the little walker (what a blessing that was!).
Thank you for the amazing meals - they were far and above anything we'd ever dreamed. From the first night with the incredible Surf and Turf to Thanksgiving dinner, the Sea Bass, and the Pollo Asado... everything was delicious and exquisitely presented!! Thank you for buying half & half cream for our morning coffee!! And have to say the French toast for breakfast, and the lasagna for lunch was the best I've had.

Thank you for your smiles and making us feel welcome. We appreciated you all and will long remember our week with you at XOCABO.
much gratitude,

Sally G
PS From the G family to the XOCABO family: Ciria, Lucas, Esther, Miguel, Nancy, and Marco....

And this...

From: Sean L
Sent: Monday, November 22, 2021 10:28 AM

I spent my 50th birthday at XO Cabo with 11 close friends, and I will start by saying from the moment we arrived and entered the home, the views were breathtaking. Couple that with incredible attentive service from J, Ciria, and staff. My recommendation for anyone on the fence, jump over that fence into the lap of luxury. You will not regret it. I must also advise to go for a few Chef prepared meals, as they were outstanding. Honestly, I could not make one complaint, because it seriously was a fantastic stay. All I can say is thank you for making my birthday special for me and my group. I hope we can do it again. Thank you all.
Sean

BEST BDAY TRIP EVER

5.0 date25 Oct 2021

Without a question this was the best trip I have ever planned or been on all because of Ciria, Arturo, and the rest of the Xocabo staff! There were 24 of us that stayed in the Vila and we all slept, ate, and drank like we were kings and queens. The only way I can describe this experience is Unbelievably Amazing! From communication, to transportation, to the welcome greeting, food, drinks, etc everything was so professional and luxe! The views were indescribable and the food each day was so filling. My party to give a one world review for their stay and the Reponses were "amazing, accommodating, breath-taking, Attentive, Gracious". I 1000% recommend staying at Xocabo if you have a larger party size. THANK you XoCabo for everything!!

Your reply to the review

Hola John!!! Wow, what a wonderful feeling to receive this very kind review. I will share it with everyone on the team!!! You have made our day! Thank you so much!! Please stay in touch. 😀😍👩‍🍳👨‍🍳🤸‍♀️🥢🎶❤🎈

100.0%  5-star ratings  5.00  Overall rating 

 Julia L  May 28-June 2, 2021  16 guests · 5 nights · MOST BEAUTIFUL + COOLEST IN CABO & MOST DELISH!

Julia wrote: "THIS WAS THE BEST TRIP OF MY ENTIRE LIFE!!!! I WILL BE GOING BACK."

June 4-7, 2021

Here’s what Shaul wrote “Came here for a bachelor party. Right when we got there I thought I'd have to call an ambulance because everyone in the group looked like they were about to faint because of how beautiful and majestic this place was. Everyone's jaw dropped to the floor when they got there. everyones phone came out for pictures, people started video chatting their friends and family to show them. Not to show off but because its something so incredibly unique and beautiful that you'd want to share it with someone. This house along with the service is a one-of-a-kind experience you will have an almost impossible time trying to find anywhere in the world. We feel truly lucky to have been able to stay here as guests. I hope you all can be lucky enough to stay here as well. The pictures do it no justice... it's impossible to capture the whole scene in a few pictures. The pictures don't show how hard each and every one of them work without any sleep. Ciria, the chef and cooks, the house keepers, the transportation drivers, and the whole management team were always helpful and available to us. They all made our stay here one of our most memorable experiences ever. This place and experience is absolutely insane! The house's in Beverly Hills and Bel Air don't even come close to this place. It made no sense how there's something like this... unlimited food, drinks, chefs, house keepers, transportation etc .. When have you ever seen an all inclusive mansion overlooking the ocean in the safest neighborhood with guards, each person having their own room and beds. some people even had 2 showers in their room. I barely barely painted a picture of this place. You HAVE TO experience this, and so do your friends and family. There's is way too much to talk about. Trust me just book it! Thank me later and you'll be thanking Ciria without me even having to tell you too. I felt guilty staying here, because I don't even know how I got so blessed to be able to stay in a place like this. Thank you so much for making my brothers bachelor party more than amazing.” Shaul’s private feedback for you: “thank you for all your help and patience throughout all of this you guys are amazing I'm very lucky to have been able to stay here as a guest. thank you”

April 8-13, 2021:

Here’s what Matt wrote DATES OF STAY April 8-13, 2021 “Stunning villa in the very private / gated pedregal community in Cabo. We were nervous when booking as the listing read too good to be true, however any concerns were quickly alleviated through the detailed pre-arrival communication and fantastic welcome. The house is beautiful, with fantastic views of the city and ocean. The house is very "open air" which is great given the nice cabo weather. Pools and hot tubs are very nice. The pre-stock worked out very well saving the hassle of trying to figure out supplies for the house. Upon arrival they had margaritas and fresh food & music which was great after a long day of travel. The housemade breakfasts and lunch were a highlight. Every day was different but fantastic. Fresh squeezed OJ & and fresh thick cut bacon were highlights. Arturo was available as a driver pretty much 24/7 which was very convenient. Staff was also able to make recommendations for restaurants and activities. The recommended restaurant Casa Martin was very very good. One downfall (but also a bit of a positive) is how strict security to the Pedregal area is. One female friend of ours not staying at the house was not allowed into the Pedregal area because she did not have her ID (her hotel was holding it). So be advised if you have or make friends and want to take them back to the house they will need ID on them. Only other downfall was that internet was pretty slow at most times and in most places in the house. Probably due to the house being all concrete, but some extra wifi extenders would be good. I was able to succesfully do a zoom call from the dining area but don't think that would have worked from the bedrooms. Overall it was a great stay and I would highly recommend this property.” Matt’s private feedback for you: “Thank you very much for the hospitality we all had a great time and really enjoyed the house. Especially breakfasts! haha”

We stayed with a group of 12 for 1 week from Jan 19 to the 26th for my and another friend's birthday. The location and house itself was magnificent. Arturo's staff were incredibly helpful and attentive. His lead man was great to be around and there for whatever you needed. We had multiple breakfasts made for our group which were a 10 every time and 2 meals made for us. Each of them that were high end restaurant quality and one you probably couldn't get in a restaurant. the value for what we paid was all there and more. All of the guests loved the house, the staff, everything. This was a trip to remember for sure. Just a tip but don't cheap out, pay for the premium bar, the breakfasts and consider having Arturo and team make your dinners a few nights as I truly doubt you'll find a better meal in the area. I wouldn't stay anywhere else with a group in Cabo than here.
Tony of Keego Harbor, MI
Joined in 2018


Book it, this house will not disappoint! From the amenities, to the views and the amazing staff this trip will forever be one of our favorites! We booked this house with a large group of girls and the home felt incredibly safe and we were treated like royalty our entire stay! We highly recommend booking the “extras” with food and drink. The bartender was amazing and gave us great recommendations of what to do in the town while fixing up delightful drinks in the outdoor bar! One recommendation, if you do book the food, just let the staff know what snacks are available and make requests because they will take care of anything you need! The staff are frequently in and out and accommodating any needs we had and we got to know all of them on a first name basis! Ignore any poor reviews, because this place was amazing! Ps. Extended time in the hot tub may dye blonde hair green, but baking soda does work!
Teryn of Gridley, CA

Our Wonderful Stay

Kelly P <

Wed 11/18/2020 3:51 PM

To: villa......

A big thank you!

I would refer this Villa out to anyone looking to have an amazing Cabo vacation.

I cannot say enough about how gorgeous Villa Viva was and the staff was amazing.

The rooms were incredible and were straightened up every day for our group.

From beginning to end we were welcomed with open arms and we were treated like royalty.

Miguel, Nancy, Esther, and Ciria, thank you so much for the hospitality. You all were amazing and the food you prepared was delicious.

We will definitely plan a trip to come back and see you all.

Thanks again!!

Kelly
Sent from my iPhone

OPEN BARS (2) included with the Pre-Stock!

STANDARD BAR PRODUCTS

• VODKAS: Smirnoff, Absolut Citron, Absolut Lime, Kirkland American 
• GIN: Kirkland London Dry, Larios
• RUM: Bacardi light and dark, Captain Morgan, Kirkland Spiced Kraken
• TEQUILA: Viudas de Romero, Don Ramon, Mayorazgo Reposado & Silver, or similar
• MEZCAL: Fandango, or similar
• BOURBON: Early Times, Jim Beam
• SCOTCH WHISKEY: Wm. Lawson
• LIQUEURS/APPERITIFS: Pernod, Controy orange, Bailey's, Liqueur 43, Chambord, Kahlua, Campari, Cachaça, Midori, Jägermeister, and more...also all standard mixers  
• BEERS: Corona, Corona Light, Tecate regular and Light, Pacifico, Pacifico Light, Indio Lager, or similar

WINES are NOT Included but are available.

We offer a premium bottle list as well—SEE PREMIUM BAR OPTIONS 

[1] Exact brands subject to change.

PREMIUM BAR AVAILABLE

Villa Xocabo's signature Pre-stock services ensure vacation time is spent in Cabo, NOT Walmart. 

INVENTORY OF EDIBLES--note the inventory remains the same however pre-stock rate has increased to $55 pp/day due to the 14.1% food inflation and another 20% loss of value of the $USD vs. MXN peso since our menu was designed... (so, please disregard the 'old pricing' of the menu below 😞--we'll update the design shortly) 

HOUSE-MADE SPECIALTIES prepared as light afternoon snacks including some of these…

Salsa Rojo | Verde |Pico de Gallo | Nacho Cheese | Pozole | Chicken Wings | Various sandwich bites | Guacamole | Burritos | and more!

BACK TO TOP

CONTACTS of VILLA XOCABO!   Hooking you up!

• UBER NOW WORKS IN CABO! Find it on your app.
• Ulises direct # +52-XXXXXX (per the rules, we'll supply contact info after you book) Ulises is a great guy and guide, your inside man in Cabo!
• Ciria— (urgent attention/property emergencies) we'll supply contact info after you book! 
• Wi-Fi Network PW: easyeasy2020

BEDROOMS

LAYOUT, LEVELS & SLEEPING CAPACITY—MAXIMUM 30+ Villa XoCabo is large. It features many level changes and thus many steps. The # of steps are indicated in the following bedrooms list. Altogether there are NINE (9) bedrooms + “The Clubhouse”: To date our maximum has been 34, nope, now the record as of 6/30/23 is 37! guests at one time, (VxOc received a 5-Star review from the client). All bedrooms have bathrooms "en suite" –I indicate approximate sizes of the sleeping rooms only—NOT including the adjoining bathrooms/showers/WC's. Each bedroom is separately air conditioned. ALL BEDROOMS BOAST OCEAN VIEWS!

— on same level as living room, has one King-sized bed and one full-sized bed in connecting rooms. The bathroom has a double shower—size-NOT incl. shower or WC is approx. 15 x 24 ft. 

is on main level—entry is adjacent to the dining room—it is three steps up. It has a King-sized bed; honeymoon double bathtub is in the bed area, as is the vanity—the WC is partitioned/screened from the open area; size of bedroom—NOT incl. WC is approx. 10 x 20 ft.

Bedroom 3 (garden and partial ocean-view) is on main level— has a King-sized bed under another large silver cupola, and three steps down to a spacious dressing/restroom with tufted velvet sofa, + an over-sized indoor/outdoor double shower of G.O.T. or "Middle Earth" character. —NOT incl. the fantasy double shower, vanity & WC is approx. 15 x 16 ft.

 lower level--27 steps down--THREE (3) double-sized beds—uniquely terraced on 3 levels; has a large shower and WC. 15 x 15 ft.

lower level—27 steps down; one King-sized bed, one single-size day bed + two bunks located in the passage from bedroom to dressing room/lav.; over-sized shower; size of bedroom—NOT incl. large shower, double basins lav + separate vanity, walk-in closet + W/C is approx. 13 x 13 ft.

 On Jacuzzi level—another 5 steps below lower-level rooms; a Queen-sized bed is center of room; a double "Matrimonial" is lofted 75" above, accessed by an exciting floating stairway. Numero seis (6) offers a must-be-seen-to-believe triple shower "carousel"; bedroom—NOT incl. shower or W/C is approx. 13 x 15 ft.

 Also, on Jacuzzi level; one Double-sized bed + one Single-sized daybed, over-sized shower; size of bedroom—NOT incl. shower or WC is approx. 12 x 12 ft.

The “CINEMA” is sleep-able area #8— (no windows) is also on the main level—and it features five (5) matching fold-out sofa/sleeper beds. The Cine is terraced with two steps between each of the three terrace levels; overall size is 30 x 30 ft. and is adjacent to a 1/2 bath—W/C

“AFUERA!” sleep under the stars on two comfy twin-sized lay-flat chaise loungers located poolside! “dreamy”!

AND NOW the NEW 2-bedroom CASITA.  Located at the far end of the swimming pools with the best ocean views on the entire property!  Level One is enclosed with a Queen-sized bed and full bathroom en suite; Level Two (for nature-lovers), also with Queen-sized bed and full bath is open air and has the most stunning view of any bedroom in Xocabo.  

So, all-in-all, Villa XoCabo provides an amazing array of separate sleeping rooms (refer to the price-tiers per available bedroom configurations) —all without feeling cramped for space in the slightest—it’s that BIG!

CHEF-PREPARED DINNERS (OCCASIONALLY AVAILABLE--PENDING- ASK) — At VXoC we know the value of personalized special occasions, but make it seem as natural as being invited to dinner at a friend’s home, a friend that KNOWS FOOD! We offer a wealth of hospitality finesse that few, if any other luxury vacation rental properties can equal. Read a few of the reviews—you'll find no better meals in Cabo than are prepared right here in VXoC's fabulous chef-designed kitchen, and served poolside at our spectacular new sunset-view patio buffet! 

IMPORTANTLY Keep in mind, if you are a group of more than 15, reservations at a local restaurant can sometimes be complicated, and coordinating transportation and a smooth dinner date with a large group can be a challenge. Here you get 100% focus, a guaranteed awesome experience and a view rivaled only by Sunset Mona Lisa!  A 5-Star experience at a 3.5-star price.

 Happy revelers welcome 2021 in costume on New Year's Eve!!

Center piece Lobster, almost as big as Ciria!!

HOUSEKEEPING service is also included in the house rental for up to 11 guests—to generally tidy-up, make beds, maintain a spotless kitchen, keep the home fresh and lovely, and ensure the property rules are respected. If more than twelve guests, we will add another housekeeper; that cost is $75 per day, (and don’t forget to tip the maids 👨🍳🤸♀️💪!)

ADDED GUESTS –One of the most attractive features of Villa XoCabo is LARGE CAPACITY.  The house, the 3 pools, and the grounds of this spectacular mansion are yours and yours alone.

CHEF PREPARED DINNER MENUS parameters-CURRENTLY ON HOLD/PENDING—15 guest minimum order per item selected. Entrée, 1 appetizer + 1 side. 24 hours advance notice of chef dinner orders is greatly appreciated! Generally limited to one dinner every 3rd night.  (Negotiable).

Keep in mind, if you are a large group reservation at a local restaurant can sometimes be complicated and coordinating transportation for a smooth dinner date can be a challenge. At Xocabo you get 100% focus, a guaranteed awesome experience and a view second-to-none! A 5-Star experience at a 3.5-star price.

BACK TO TOP

VILLA XOCABO! TERMS AND CONDITIONS ; SATISFACTION GUARANTEE;
DAMAGE DEPOSIT AND GOOD CONDUCT EXPECTATIONS
It is important that the financially responsible party, the person who has rented the home, convey to his/her fellow guests this information so as to avoid unnecessary misunderstandings and/or costs during the course of the visit.
Villa XoC may almost seem to some excited guests to be like a hotel, but, of course, it is NOT a hotel or resort, and the owners of Villa XoCabo have the right to expect excellent conduct and respectful use of the HOME by those visitors and the guests of the person(s) who are renting the privilege of guesting in the home.

Villa XoCabo! makes reasonable efforts to maintain the property in top condition and employs a staff of two or more housekeepers, one groundskeeper, and an English speaking Chef. But Villa XoC is NOT a business such as a hotel or resort with an extensive team of hospitality and facilities maintenance personnel. Minor wear and tear and occasional instances of damage committed by prior guests may be encountered. The guest rents the home with this condition understood. That disclaimer stated, Villa XoC's team is nonetheless extremely proud of its excellent reputation, strong standards of upkeep and especially its personalized hospitality style.

GUEST SATISFACTION GUARANTEE

To absolutely ensure guest satisfaction the guest may inspect the home for up to 6 hours after arrival to determine if the facilities meet their needs and standards. If the facilities are not acceptable the guest may cancel the reservation by so notifying XOCABO administration via text message to [052] 624-215-0089 and on condition that all guests vacate Villa Xocabo by 11 AM the following morning and no damages were committed. The guest will then receive a refund on the rent for the balance of the stay past one night. We want only satisfied guests, and we respect the fact that you want and deserve an excellent vacation! This provision has never been exercised, but it’s there just in case….

CONDUCT EXPECTATIONS / CITATIONS

As advised within the property listing the community of Pedregal, Cabo San Lucas, is highly secure AND frequently patrolled by its "Vigilancia", the friendly but no-nonsense 24/7 local security guards--numbering 35. Pedregal enjoys a well-regulated quality-of-life standard as determined by the Colonos del Pedregal Home Owners Association (HOA). You will receive the RULES of Pedregal at the entrance casita which includes this information in detail as well as the schedule of fines that will be levied for infractions of the rules. Pedregal/Cabo San Lucas is a well-known recreation destination and the HOA recognizes and supports that guests come here for a wonderful escape from the routine. That said, it is still a residential neighborhood. The community expects and tolerates reasonable recreational fun but draws the line short of house parties, whooping, hollering, chanting, etc. You might hear some of that during your stay, but the chance is strong that a sobering fine starting at $1,000 will be assessed per penalties identified on the "Welcome to Pedregal" handout you are given at the entrance. “Take the crazy stuff to town"--that´s what Cabo is famous for and built to handle. Music Volume must be limited to reasonable, especially after 9 PM. BUT BE ASSURED, WHISPER QUIET IS NOT WHAT IS EXPECTED. The home has portable Bluetooth audio speakers that are available for your listening pleasure. It is recommended that you direct the speakers toward the house, and away from the neighbor homes.

GUEST ACCESS Guests may use the entire main house, its 8 bedrooms, 8 baths + “CLUBHOUSE”, and all outdoor areas of the property.  When the CASITA is used a charge of $150 per night of the stay will be charged.
The garage/office spaces are NOT available, but on-street parking is permitted.

KITCHEN ACCESS may be permitted if requested but may require assistance from the chef, ($100 fee)—be sure to notify us if you plan to prepare full meals in the kitchen.

There's an “Age-Mix” rule—at least 50% of the guests must be 30 years of age or older—so as to protect the property from frat-house style conduct. HOWEVER, an Age-Mix Waiver is available with a supplementary refundable deposit of $2,000 USD posted by the guests to ensure compliance with the damage and good conduct expectations explained further on in the listing. The supplementary deposit must also be posted in CASH.

DEPOSIT GUARANTEE –
Groups of 20 guests or more, and/or when the Villa allows an exception to the AGE-MIX rule stated in the property rental description, we require a SUPPLEMENTAL DEPOSIT OF $2,000, paid in cash + credit card information (a photocopy will be securely held on-file to ensure full final payment of any extra dinners, premium liquor selections, or damage to the property, if that should occur. Every guest staying at VV is required to “sign-in” and show government issued ID at the door, so please have that ready and let your fellow travelers know of this requirement.

Since we developed the "good conduct guarantee deposit" we've returned every deposit in-full, eliminated problems with rowdy groups, and our bookings have increased.

That said.... the billing of damage/infractions charges described below, if necessary, will be according to Good-Faith on the part of Villa XOCABO! Photographic evidence will be acquired and transmitted to the client pertaining to assessments, if any. The charges assessed for Damage and Infractions are NOT SUBJECT TO NEGOTIATION with the client.

Schedule of costs (approximate) for damages and/or infractions of community rules include, but are not necessarily limited to the following:

CLEANING
Use of tobacco or any smoking materials interior to the home is not allowed. Violation of this ban....$75/day of stay
Excessive cleaning resulting from littering, including cigarette butts on outdoor floors and in trees & plants--(yes, the home furnishes numerous ash trays and sand pots expressly for deposit of smoking materials), as well as broken glass, food/beverage spills, stained/soiled upholstery, stained bedding (food, beverages, blood), soiled rugs/carpet, bio-hazard litter (yup, spent condoms—sorry, yuck)--varies pending extent of the clean-up—minimum $50
Kitchen use by guests requires that the kitchen be well cleaned after each meal that is prepared. Soiled dishes, cookware, and cooking equipment invites sanitation issues. Otherwise, KITCHEN CLEAN-UP BY VILLA XOCABO! EMPLOYEES…$75 / DAY additional.

DAMAGE
Visitors under the influence tend to collide with closed insect screens with some regularity causing damage...$50-$75 per screen. Or with glass panel doors, and that can be costlier. Watch those things.
Smoking burns to upholstery or carpeting invoke both the indoors smoking charge of $75 + the cost of the upholstery and/or carpet repair or replacement...this can be quite costly.
Broken beverage ware and/or dishes/special objects...$2/glass or cup; $4-$10/plate/bowl/serving platter; unique items--artisan objects— vary by item.

NOISE CITATIONS fines for noise violations are the responsibility of the guest. HOA Security will provide one warning. A second warning carries a $1,000 USD fine. If a fine is issued it will be docked against the guest’s deposit and an additional deposit may be required at Villa XO’s sole discretion. Fines increase for 3 or more complaints.

DRONE OPERATIONS from Villa Xocabo or anywhere in the Pedregal community are considered a nuisance and trespass on neighbor property and privacy rights and thus NOT PERMITTED except with authorization by Pedregal H.O.A. administration and security. 

SERVICES, OUTSIDE GOODS AND SERVICES, AND RESPONSIBILITY LIMITATIONS Villa Xocabo provides lodging, food, & beverage services. Villa Xocabo does not promise to provide ‘Extra Services’. The staff of Xocabo are usually happy to help GUESTS whenever possible and reasonable so long as those requests do not conflict with normal work responsibilities, are legal, and courteously solicited. It is important that the GUESTS clearly understand that assistance with extra services by Xocabo personnel is a favor rather than an included service. 

GATED COMMUNITY ACCESS: GUESTS of Xocabo assume full, 100% responsibility for delivery of any outside goods or services to the gated community that the Guest may invite to Xocabo.  Those may include ADDON GUESTS not counted in the original check-in number, Musicians, DJ's, Massage Therapists, Decorators, etc.  With advance notice permission is typically granted for ADDON GUESTS and legitimate service providers.  Staff of Xocabo are usually happy to help, but we do not guarantee access.  GUESTS may solicit permission from Pedregal Security on their own:  Seguridad@pedregalhoa.mx   A word to the wise: Security personnel of the H.O.A. may be familiar with individuals known to traffic in illegal goods and services. Xocabo will not attempt to facilitate access of anyone denied access by Pedregal security.  To expect UberEATS-style delivery of anything not on a menu invites complications.  

PHOTOGRAPHY Villa Xocabo does NOT have surveillance cameras.  However, infractions of the house rules are subject to being photographed.  Photo images of guests will not be used without the individual's permission except to document and prove infractions of house rules.   

REFUND OF SECURITY DEPOSIT
If no apparent damage or infractions occurred during the course of the guest stay, and all ADDONS charges (dinners, premium bar bottles) are paid prior to checkout, the deposit will be fully refunded in CASH upon guest departure. However, if damage/rule infractions are apparent, any refund or partial refund of the deposit may take up to 10 days to process and be remitted by bank wire transfer. VILLA XOCABO! personnel will advise the guest who posted the deposit of the status of the process within 1 week of guest departure.  If the guest refuses to remit full payment prior to checkout for ADDONS charges, e.g., DINNERS and PREMIUM BAR products, Villa Xocabo will add a late payment penalty of 15% to the unpaid charges which will be deducted from the Security Deposit.
CHECK IN / CHECK OUT
VILLA XOCABO! is "flexible" regarding check-in/out times. However, guest overstays past 1 PM on day of departure will be charged $100 USD per hour rounded up to full hours, and only if the home is not booked by incoming guests that same day. Standard check-out is 11 AM. CHECK-IN standard is 2 PM. Contact us if you plan to arrive earlier.
GRATUITY TO HOUSE EMPLOYEES (VERY IMPORTANT 😊)
VILLA XOCABO! operates in accordance with hospitality industry standards throughout the United States and in much of Mexico as well. You will observe the house staff works discreetly and diligently to ensure your stay is pleasurable, clean; in keeping with the high standards of the best