Villa Ballena in San Sebastian

Questions buyers actually ask

How big is the property?

Four bedrooms and three full baths are recorded, with 288 m², about 3,100 sq ft, of air-conditioned interior and 338 m² in total, on a 1,550.26 m² lot. It is a completed colonial-style property of concrete and block construction with concrete floors. Ask for a floor plan showing how those bedrooms and baths are distributed, since the description sets out a three-bedroom, two-bath main residence and the remainder is not described in the captured text.

What is the palapa roof, and why does it matter?

It is a traditional Mexican palapa roof over the main living and dining space, and it is a large part of the property's character. Palapa roofs are maintained on a cycle rather than left alone, so ask when it was last rethatched, who does the work locally, and what it costs.

What is outside?

A pool, a fountain, a palapa, a terrace, a deck, patios, sitting areas, a BBQ area, gardens, a storage area, and perimeter walls or fencing across the walled site.

Does it come furnished?

Partly. The appliance package recorded includes a gas oven, an electric range, a refrigerator, a microwave, a disposal, a clothes washer, and an electric dryer. Get a written inventory of what stays, including the garden and pool equipment.

Which utilities serve the home?

Municipal water, a septic system, and CFE electricity, with mini-split air conditioning, ceiling fans, a gas water heater, and satellite internet. Access is by maintained unpaved road. Ask how water storage is configured, since municipal supply in the corridor is not always continuous.

What is the neighbourhood like?

San Sebastian is a residential pocket of Todos Santos, and the property is a short walk to the beach, close enough to hear the surf through the day and evening. That beach is open Pacific and we do not describe it as swimmable; for swimming or surfing, Playa Los Cerritos is about a 20-minute drive. Stores and dining in Todos Santos are a few minutes away, as is Highway 19.

How is title held?

Through a fideicomiso, the Mexican bank trust used by buyers who are not Mexican nationals in the coastal restricted zone, with BBVA named as the trustee bank. Ask early whether the existing trust is being assumed or a new one issued, what term remains, and what the annual trustee fee runs. Structures, costs, and timing vary by buyer, so confirm the right path with your own attorney and tax advisor before you commit.