Our Vision:

Our Vision at Villas Kau Kan is to provide a small and very personal community with a quiet, low key ambience for owners and their guests. Our unique “Bayview” pool deck with private wet bar and lounge with stunning ocean views of Zihuatanejo will set the scene for a peaceful and friendly professionally managed environment.     


We will be accepting Broker referrals.

The listing Broker will be in contact with specific details.  


Construction: (estimated dates of completion as of November 2015)

Phase 1: December 2016

Phase 2: December 2017

Phase 3: More information in 2016!


Can foreigners own property in Mexico?

Yes, foreign ownership of property is in the secure form of a Trust called a Fideicomiso.

The Trust is similar to a Trust in the US or Canada.

The Trust has a term of 50 years and is renewable and inheritable with full ownership rights.

The Mexican Bank acts as Trustee for the Trust and the purchaser is the Beneficiary.

The Trust is not an asset of the Bank the Bank simply holds the Trust.


Trust Costs: 

To set up a Mexican Trust (Fideicomiso) costs around $2500US.

The annual administration fee is around $500US.


Closing Costs: (estimated)

Closing costs in Mexico are between 5-6% of the purchase price (inclusive of Trust costs).


Property Taxes:

Owners are responsible for their own individual Property Taxes. Property taxes are much lower in Zihuatanejo compared to the US and Canada and are estimated to be around $600 US per year.


HOA – What is Included?

Administration manager and on-site office including salaried staff.   

The administrator will look after all accounts and administration for the Association with the assistance of the Home Owners committee.

General taxes on common areas and installations.

Common area expenses and equipment maintenance.

Building’s exterior maintenance including painting and roofing.

Buildings and liability insurance for common areas.

Notary and Legal expenses for moderating, advising and recording Association meetings and changes and amendments to Association rules and regulations.

Payroll taxes, social security and health care benefits for staff.

A percentage of the Association fees are placed in the reserve fund for future capital expenses.

Garbage services.


     Common Areas Furniture

     Furniture and appliances on common areas are not included in the price of the condo.


Other Administrator Duties:

Managing maintenance, staff, working with accountants, lawyers, notaries, contractors and offering homeowner assistance.

Services include maintenance of all common area gardening and grounds, common area pool maintenance and private plunge pool and villa terrace plant maintenance.


Monthly Dues: (Estimated as of November 2015) 

2 Bedroom: $400 US per month

Penthouse: $600 US per month

*The Penthouse will be a larger sq ft. area and incur additional Palapa roof maintenance costs.



Common areas are covered by the Condominium Association.

Villa owners may purchase additional insurance for contents and personal items.



Each Villa will have one parking space in accordance with the location of the Villa.

Parking spaces are common area and are designated by the Association. 



There will be additional storage for each Villa.



Villa owners will be responsible for payment of their individual services for Electric (CFE) and Water Meters (CAPAZ), Phone / Internet (Tel Mex) and Satellite or Cable TV (SKY).



Only Villa owners will be allowed pets.

No pets for outside guests (visitors and renters).


Haulage and Installation: 

Kaukan charges an installation and/or haulage fee for any product, appliance or furniture that requires us to do the installation and delivery inside condo.


Property Management:

An individual customized property management program will be set up for each owner for a monthly fee.

*Please note individual property management is different from the legal entity of the Condominium Association and its duties by the administrator.


Vacation Rentals:

A tailored vacation rental program will be available for a rental commission with a view to offsetting monthly dues and individual maintenance costs.


Concierge Services:

General concierge services will be available for homeowners and guests to maximize their enjoyment in and around the Zihuatanejo area including information on restaurants, activities and local experiences.



Please note as we are in the pre-construction phase of Villas Kau Kan the above information is for general information purposes and any prices, costs, expense amounts are estimates at this time.

The above information may be subject to change, however we will keep prospective buyers informed as we progress and update any relevant information above as necessary.


Download Buy-Sell Contract PDF



Villas Kau Kan

Bayview Villas in Zihuatanejo