Terms and Conditions

These Terms and Conditions govern reservations at DeNuccio's Estate, located at Esquina Calle San Felipe, Smza 8, Isla Mujeres, 77400 Quintana Roo, Mexico, operated by [LEGAL ENTITY NAME] ("the Estate," "we," "us").

By submitting a reservation you confirm that you are at least 18 years old, that you have authority to accept these terms on behalf of everyone in your party, and that you accept them. Please read them before you book.

DeNuccio's Estate is available exclusively through denucciosestate.com. We do not list on Airbnb, VRBO, Booking.com, or any other travel platform, and we do not authorize any agent or third party to take reservations on our behalf.

If you encounter a listing for this property anywhere else, it is not ours. Any payment you make to it is not a reservation with us and we cannot honor it. Please tell us at stay@denucciosestate.com if you see one.

The Estate consists of two buildings:

• Casa Pasqualina Grande — containing the Casa Pasqualina Penthouse (1 king bed) and The Grande Suite (3 king beds)
• Casa Isola Suites — containing four individual king-bed suites: Sardegna, Stromboli, Sicilian, and Capri

These may be reserved in seven configurations, from a single suite through the entire Estate. Each configuration, its bed count, and its seasonal rate are shown on the site at the time of booking.

Partial bookings: unless you have reserved the entire Estate, other guests may be staying in separate, private accommodations on the property at the same time. Shared outdoor areas, including the pool and grounds, may be shared with them. Only a full-Estate reservation guarantees exclusive use.

Accessibility: the Estate is not fully wheelchair accessible. Reaching the suites involves stairs, and bathrooms and doorways are not adapted for wheelchair use. If anyone in your party has mobility considerations, please contact us before booking at stay@denucciosestate.com — we are glad to describe the layout in detail so you can decide whether it will work for you.

Rates are quoted per night in US dollars (USD) and vary by season:

Where a stay spans more than one season, each night is charged at the rate applicable to that night.

Taxes: Mexican value-added tax (IVA) and the Quintana Roo lodging tax (ISH) are charged at a combined 22% and are shown as a separate line on your reservation summary before you confirm.

Municipal fee: a municipal fee of $5 per bedroom, per night applies and is shown as a separate line on your reservation summary.

Your reservation summary shows the full amount payable before you confirm. There are no other cleaning, service, or resort fees.

Visitax: the State of Quintana Roo requires a separate tourist fee from foreign visitors, paid directly to the state, not to us. It is not included in your reservation. Details are at the state's official portal.

If you pay in a currency other than the one your card is denominated in, your bank may apply conversion rates and foreign transaction fees we do not control and cannot reimburse.

A minimum stay of two nights applies year-round. Stays that include any night between December 21 and April 30 require a four-night minimum. Minimums are enforced at the time of booking.

A reservation is confirmed only when you have received a written confirmation from us containing a confirmation code. A completed form or an initiated payment is not a confirmed reservation.

How payment works: after you submit your reservation request, a member of the DeNuccio's Estate team will contact you with payment instructions. Your dates are not held indefinitely — a reservation that remains unpaid after [X] days may be released.

Arrival within 60 days: the reservation is payable in full.

Arrival more than 60 days away: a deposit of [X]% of the total is due to confirm the reservation, with the balance due [X] days before arrival. We will send payment instructions for the balance in advance.

If the balance is not received by the due date, we may treat the reservation as cancelled and apply the cancellation terms in Section 7.

We reserve the right to decline any reservation, and to cancel and refund in full any reservation made at a rate published in error.

Cancellation by you:

In addition:

• Credit card processing fees and surcharges are non-refundable in all cases.
• Promotional reservations are 100% non-refundable regardless of when they are cancelled.

Cancellations must be made in writing to stay@denucciosestate.com and take effect on the date we receive them. Early departure, late arrival, and no-shows are not refundable.

Date changes: we will accommodate a change of dates where we reasonably can, subject to availability and to any rate difference for the new dates. [Requests made fewer than [X] days before arrival are treated as a cancellation.]

Cancellation by us: if we must cancel your reservation for any reason other than your breach of these terms, we will refund everything you have paid in full. That refund is the limit of our liability for the cancellation, and we are not responsible for airfare, other travel arrangements, or consequential losses.

Travel insurance: we strongly recommend comprehensive travel insurance covering trip cancellation, interruption, medical care, and weather disruption. We do not offer refunds outside this policy, including for illness, visa or passport problems, flight cancellations, or changes in personal circumstances.

Isla Mujeres lies in the Atlantic hurricane belt. The official season runs June 1 through November 30 and overlaps our Off Peak and Mid-Season periods.

Neither party is liable for failure to perform caused by events outside its reasonable control, including hurricanes and tropical storms, flooding, earthquake, fire, epidemic, government order, civil unrest, port or airport closure, or failure of the island's public utilities.

Reservations are not refundable due to weather, including named storms. If a hurricane affects your travel dates, we will work with you to reschedule your stay for a later date, subject to availability. We strongly encourage all guests to purchase travel insurance.

Interruptions to electricity, water, internet, or air conditioning caused by island-wide utility failures are not grounds for a refund, though we will restore service as quickly as we reasonably can.

• Check-in: after 3:00 PM
• Check-out: before 11:00 AM

Early check-in and late check-out may be available on request and are not guaranteed.

Please give us your estimated arrival time at least [48] hours in advance. The Estate is on the south end of the island and arrival is coordinated with staff; guests who arrive without notice may wait.

Occupancy is limited to the number of guests stated on your confirmation. Maximum occupancy for each configuration is shown at booking. Exceeding it without our written agreement is a breach of these terms and may result in additional charges or termination of your stay without refund.

The guest who makes the reservation is responsible for the conduct of everyone in the party, including children.

Visitors: day visitors not named on your reservation require our advance permission. [State any limit or fee.]

Events: the Entire Estate is well suited to milestone celebrations and small weddings. Events are by prior arrangement only. Please contact us before booking to discuss group size, timing, and any event fee. Reserving the Estate does not by itself entitle you to hold an event, and events require our written agreement.

• Quiet hours are 10:00 PM to 8:00 AM, out of respect for neighboring guests and the surrounding community.
• Smoking is not permitted inside any of the suites or buildings.
• Pets are not permitted on the estate.
• Pools: the courtyard pool and the rooftop plunge pool are unsupervised and there is no lifeguard on duty. Please swim responsibly. Children must be supervised by an adult at all times. Diving and glass containers in the pool areas are prohibited.
• Hot surfaces: the stamped-concrete courtyard patio and pool deck become very hot in direct midday sun. Please wear sandals or pool shoes when walking between the suites, the pool, and the garden during the day, and use the shaded seating and umbrellas provided.
• Rooftop terraces: use at your own risk. Do not sit or climb on railings or parapets.
• Illegal drugs and firearms are prohibited on the property.
• Housekeeping: daily housekeeping is included in your stay. Staff may also need to enter for maintenance and pool service, and we will give reasonable notice except in an emergency.

Serious or repeated breach of these rules entitles us to end your stay immediately without refund.

You are responsible for the Estate and its contents during your stay, and for any loss or damage caused by you or your party beyond normal wear.

[CHOOSE ONE AND DELETE THE OTHER:]

[Security deposit: a refundable deposit of [AMOUNT] is [held / pre-authorized] before arrival and returned within [X] days of departure, less the cost of any damage.]

[Card on file: we retain payment credentials and may charge for damage identified after departure, having first sent you an itemized account of it.]

Please report anything broken or missing promptly. We would much rather fix a problem during your stay than discuss it afterward.

DeNuccio's Ristorante shares the grounds but is a separately operated business. Its hours, menu, pricing, and availability are set by the restaurant and may change without notice. Restaurant charges are not part of your accommodation reservation, and nothing in these terms makes us responsible for the restaurant's food, service, or operations. Access to the Estate does not guarantee a table.

The Estate is a coastal property on an island. Its features include a swimming pool, rooftop terraces, stairs, tile surfaces that become slippery when wet, and proximity to open ocean, rocky shoreline, and strong currents. Travel on the island commonly involves golf carts, scooters, and boats.

You accept these risks for yourself and your party and agree to exercise reasonable care. To the fullest extent permitted by Mexican law, we are not liable for personal injury, illness, or loss of or damage to personal property occurring during your stay, except where caused by our own negligence or willful misconduct.

Where our liability cannot be excluded, it is limited to the total amount you paid for your reservation. We are not liable in any case for indirect or consequential losses, including lost travel costs or lost enjoyment.

Nothing in this section limits any liability that Mexican law does not permit us to limit.

We may photograph the property for marketing. We will not photograph guests without permission and will not use any image identifying you without your written consent. Reviews and testimonials you provide may be published with your first name and city unless you tell us otherwise.

Personal data collected through this site is handled as described in our Privacy Policy, which forms part of these terms.

These terms are governed by the laws of Mexico. Any dispute is subject to the jurisdiction of the competent courts of the State of Quintana Roo, and you and we waive any other jurisdiction that might apply by reason of domicile.

Nothing here affects any right you may have to bring a complaint before the Mexican consumer protection authority (PROFECO), or any non-waivable consumer right available to you under Mexican law.

We may revise these terms. The version that applies to your stay is the one in effect when you made your reservation, and we will keep a copy available on request.

[LEGAL ENTITY NAME]
Esquina Calle San Felipe, Smza 8, Isla Mujeres, 77400 Quintana Roo, Mexico
stay@denucciosestate.com · [PHONE / WHATSAPP]