Frequently Asked Questions

What are your policies?
How do we book with you?
Will I receive a confirmation letter?
Is a passport required?
What about money?
How do we get to you?
Beach road to Sin Duda Villas?
What months are the best weather?
Are children welcome?
Can we cook/dine in Sin Duda Villas' kitchens?
Are there Xcalak restaurants?
Do I need 4WD?
Can I go scuba diving?
Fly fishing, bonefishing or casting for tarpon?
Is my information to you private?


WHAT ARE YOUR POLICIES?
Sin Duda Villas is small and remote, thus we must adhere to specific policies which work for us. If you have questions, please ask about our policies prior to making reservations. We rely completely on our paid advertising and word of mouth for our reservations, and nearly all reservations are made online. Due to our particular policies, we highly recommend purchase of cancellation insurance.

Confirmation: Reservations are confirmed upon payment of a 50% nonrefundable down payment within 10 days of contacting us. During these 10 days, we cannot "hold" rooms, because there may be more than one party interested in the same space. This 50% payment is not refundable for any reason (change in airline schedule, cancellation of flight, personal or family emergencies). The balance or final payment is due 30 days prior to your arrival. Again, we strongly suggest you purchase travel insurance.

Please understand you have reserved a small part of Sin Duda Villas to be 'yours' and we have honoured your reservation in good faith. Should you cancel, even for one night, without sufficient notification, we are unable to "fill" that space reserved for you.

Cancellation: You will have paid your 50% nonrefundable fee. Depending on the situation with your final payment:

  • If you provide notification of cancellation 60 days prior to arrival, you will receive a refund of half your final balance or ¼ payment.
  • If you provide notification of cancellation in less than 60 days– we will issue credit (a rain cheque) for the amount paid which will be valid for one year from the date of your cancellation. Again, we encourage you to purchase cancellation insurance.

HOW DO WE BOOK WITH YOU?

Deposits and Payments: We reserve the rooms according to first response and receipt of confirmation payment within 10 days of contacting us. This is our most honourable method for handling reservations which come in all at once. Payment in full is due 30 days prior to arrival. Reservation changes (except extensions) carry a $20 USD fee per occurrence. See Payment Choices on the Rates / Reserve / Contact page.
VISA, MasterCard, American Express, Discover Card, or Bank Card: Check the information on the Rates / Reserve / Contact page of the website to use VISA, MasterCard, American Express, Discover Card, or Bank Card through PayPal to pay us.

Consider setting up a PayPal account prior to travel to Xcalak. It will be helpful for payments for diving and day trips, as those businesses use PayPal.

WILL I RECEIVE A CONFIRMATION LETTER?
For each portion of your payment, whether the original 50% nonrefundable or the final payment, you will receive a confirmation letter. We encourage you to read through our Policies prior to making a reservation with us.

We are not for everyone: Do be aware, Sin Duda Villas is not for everyone. We can recommend other hotels closer to Tulum or Cancun.

Minimum Stay: There is a three-night minimum, in deference to keeping Mother Nature happy with conservation of our water. We change linens every fourth morning.

IS A PASSPORT REQUIRED?
Yes, a valid passport is required.

WHAT ABOUT MONEY?
Exchange your currency for Mexican pesos either prior to departure in your home country, at your departure airport or at ATM Bank Machines enroute to Sin Duda Villas. Chedraui (grocery store) has ATM machines. In Tulum and Felipe Carrillo Puerto the HSBC Bank also has ATM machines.

We suggest raising your daily limit for ATM machine transactions during your trip to Mexico through your local bank prior to travel. There are no ATMs in Xcalak.

Credit Cards: VISA or MasterCard are accepted at major grocery stores in Cancun, Playa del Carmen and Tulum. Pemex gas, the only gas service in Mexico, does not usually accept credit cards, although some are starting to, so, it is best to have pesos.

HOW MUCH MONEY SHOULD I BRING?
Depending on your level of activity here, you probably want to budget about $100 USD or less per day.

  • Grocery Trucks: Approx $15 to $20 USD/day, if you buy meat (chicken/pork), cheese, eggs, veggies and fruits for 2 people
  • Lobster: 450 pesos/kilo
  • Belize Day-Trip: $385 for 1 - 4 passengers, $90 per person for 5 - 8 passengers. Add Belizean tax
  • Dining out: Depending on the restaurant: $6 to $40 USD per person
  • Diving: $110 USD for 2-tanks plus equipment rental fees
  • Bird Island Snorkel Trip: $75 USD per person
  • Gas: 14 pesos/litre
  • Xcalak Reef National Marine Park - Parque Nacional Arrecifes de Xcalak (swimming, snorkeling, fishing, diving): 64 pesos per bracelet per day

HOW DO WE GET TO YOU?
See map and instructions on the Getting Here page.

Car: Arrange your vehicle rental before you come.

Insurance: If you use a credit card, ask your card company about their benefits policy of coverage in Mexico.

Traveling by Air: Most of our guests arrive at Cancun International Airport, which is a popular tourist destination. More international flights are starting to arrive at the colonial city of Merida. The distance to Sin Duda Villas from either airport is basically the same.

Traveling by Bus: There are several buses that serve this area with varying schedules. Bus lines are: ADO (1st Class), Mayab (1st Class) and Caribe (2nd class).

Note: There is no taxi service or combi service in the village of Xcalak.

BEACH ROAD TO SIN DUDA VILLAS?
Our beach road runs parallel to the sea, heading North from Xcalak. It is sand and therefore has some potholes. Drive carefully and slowly as you would on any sand road. Watch for children, pets, wild critters and locals on motorcycles.

WHAT MONTHS ARE THE BEST WEATHER?
February through August brings exceptional weather. Year-round, we have temperatures about 29C to 32C, (85F -90F), with salty breezes almost every day, with occasional "Northerly" winds from inland during November-January. September and October are hot and include the possibility of hurricanes.

ARE CHILDREN WELCOME?
Our guests come here to enjoy a remote, tranquil experience. We have learned that children 4 years and older fare best here. As parents, it could be stressful for you to deal with an unhappy baby/toddler, away from their regular routine, without disturbing other guests. However, we welcome your well-mannered, well-traveled youngsters.

CAN WE COOK/DINE IN SIN DUDA VILLAS' KITCHENS?
Yes. Before you arrive, shop for groceries along the way. Grocery trucks trundle up the beach road 5 days a week laden with fresh meats, veggies, eggs, fruits, breads, Mexican wit and charm!

Breakfast: For everyone, you will find in your kitchen homemade granola with coconut from our own trees, Mexican yogurt, milk, sugar and fresh-ground Chiapas Highlands coffee.

ARE THERE XCALAK RESTAURANTS?
In the Village of Xcalak: Toby's Porch, The Diving Chicken, Silvia's Loncheria and The Coral Bar and Grill at XTC Dive Center.

Resort dining: Costa de Cocos and Hotel Tierra Maya welcome you to their bars and restaurants.

DO I NEED 4WD?
Not necessary, only fun. All our roads (except the last 8 km) are paved.

CAN I GO SCUBA DIVING?
Though we do not specialize in diving, we DO specialize in getting you connected to incredible world-class diving.

FLY FISHING, BONEFISHING OR CASTING FOR TARPON?
As the tide changes, you'll see the bonefish and permit tailing outside your door! Only a few fisher-people have been here before you! The Flats of Chetumal Bay are a wonderland. We are happy to put you in touch with local knowledgeable fishing guides.

IS MY INFORMATION TO YOU PRIVATE?
Yes. Please read our Privacy Policy.

Make your Reservations Now at Sin Duda Villas.