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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 sofa/sleeper convertible beds to the overflow Cinema space--now with its own full 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, and now, a new kiddie pool and dolphin fountain. 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.

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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 Cinema”: To date our maximum has been 34, nope, now the record as of 6/30/23 is 38! 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/WCs. 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 and now a new shower! —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— (now with a full bath and two new garden-view 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.

“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