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Best Location, True Beachfront, Luxury 2 BR Condo, Villas Del Mar C 105

Bedrooms 2
Separate WCs1
Space 1,655 sq ft
Property type condo
Minimum Stay 2 - 9 nights


About the property

Two Bedroom Luxury Condo, Ground Floor, Closest to the Beach and the Pool

Villas Del Mar C105, otherwise known as Casa Kokai, is the single most popular two bedroom beachfront condo in all of Puerto Aventuras. It is in the perfect location. It is directly on the best part of the very best beach in PA, it is right next to the biggest pool in PA, it is in the very best condo complex, Villas Del Mar, and it is within very close walking distance to all the restaurants, the marina, the dolphins, the golf course, and everything else.

Puerto Aventuras is the crown jewel of the Riviera Maya. It is an incredibly beautiful, planned, gated beach resort community. It is the only location on the Riviera Maya with its own marina and so you will have easy access to dive boats, snorkel boats, charter fishing boats, yachts, catamarans, and other watercraft. There is also a dolphin encounter with over 20 dolphins, a sanctuary for manatees, and also sea lions and stingrays. It's almost like a mini sea world and it's all free. Of course if you want to swim with the dolphins or the manatees you pay a fee, but you can certainly watch everything for free. The dolphin area is lined with many restaurants and tourist shops as well as bakeries, drugstores, and small grocery stores. Because it is a gated and guarded community, The crime rate is extremely low, it's also quiet without any heavy traffic, or barking dogs. It is simply lovely...I call it PA Paradise.

My wife and I own two condos in PA, Villas Del Mar C105 (Casa Kokai) and Villas Del Mar C 205. Both condos have identical floor plans. Casa Kokai is on the ground floor, and VDM C205 is directly above it. The lower unit has the advantage of being directly on the beach with no need for stairs. The upper unit has the advantage of having a better breeze, better view, more privacy and it's quieter. Both condos were totally renovated within the last few years and they both have beautiful gourmet kitchen with granite counters new appliances and dining table with room for seven.

We have a separate utility room that contains a washer dryer a toilet and a sink. It offers the advantage of being able to close the door when the washer and dryer is on. Many of the other two bedroom condos don't have the utility room and so the washer dryer is in the kitchen and there's no extra toilet. Having the extra toilet when you have five or six people in the condo comes in very handy! We have 2 1/2 bathrooms and two bedrooms.

The master bedroom is truly masterful. It is quite large, in fact it's big enough to put down a king-size bed directly in front of the king-size bed and there would still be enough room to walk around. The master bedroom in VDM C105 ( as well as C 205) is bigger then any other master bedroom in the C building. The bedroom also has beautiful views in three directions. It has a king size bed and it has a chest of drawers with 16 different drawers, a dressing area, and a good size closet with a hotel safe. The master bathroom also contains a private Jacuzzi bath in addition to a shower. The second bedroom contains two full-size beds. In Mexico they call them matrimonial mattresses. The second bathroom has a shower. The second bedroom in Casa Kokai also has a sliding glass door leading to a step out terrace where you can quietly read or sunbathe or sleep in a hammock. It is the only private terrace that comes off of a second bedroom in the entire Villas Del Mar complex. The living room has two couches a flat screen high def TV, free Netflix and free wifi.

Please be sure to click on the YouTube video in order to see the beauty of the condo. If you can't get it via direct clicking through this website, simply Google VDM C105 YouTube. There are several videos including videos of the upper unit.

It's important to point out that the Villas Del Mar complex is the nicest condo complex ( by far!) in all of PA. It has a lot of green space, a very large two leveled pool, and a large private beach with powder white sand. The beach is beautifully maintained by our maintenance staff. The staff will also happily provide you with free lounge chairs and they can set them up underneath one of the palapas.

What is particularly important is that our beach directly in front of Villas Del Mar is fantastic for sunbathing, playing, swimming and snorkeling. The water is even safe for toddlers because we have a barrier that prevents the heavy waves from splashing a shower and washing out the beach. The barrier crates is warm lagoon with soft sand bottom that is perfect for playing and for swimming in shallow water. Beyond the barrier, there is superb snorkeling. As you walk down the beach heading south you'll come across other condo complexes including Quinta Maya, Quinta Sol, and Villas Del Mar 2. The beaches in front of these condos are much smaller, the sand is much coarser ( you will need sandals) and the water is not swimmable because it's way too shallow with a coarse rocky bottom. In other words it's impossible to swim off of those beaches. Please be aware that Villas Del Mar 2 is a totally separate condo complex from Villas Del Mar. It is much smaller, has a smaller pool, and a much smaller beach. The similarity pretty much ends with the name. Villas Del Mar (sometimes called Villas Del Mar 1) is more desirable and it is also much closer to all of the fun things in the marina area.

The beach directly in front of Villas Del Mar also has some of the very best snorkeling on the Riviera Maya. You do not have to go out in a snorkel boat to appreciate the reefs. You also don't have to purchase a wristband or pay for parking as you would need to do at Akumal or Xelha. Simply put on your mask fins and snorkel and paddle out until you get close to where the water is breaking. It will take you about 5 to 10 minutes to paddle out. The reef in this area is between 1 foot and 6 feet deep and so you will see the coral in all of its beauty with abundant fish life and you'll probably also see a few sea turtles and perhaps a stingray. I particularly like to do some night snorkeling. Simply go out with an underwater flashlight around twilight and snorkel for about an hour. You'll be able to see lobster, crabs, morays possibly cuttlefish. You can then come back to a hot Jacuzzi and a cold cerveza.

I bought these two condos beachfront condos in 1998 while they were being constructed. To this day, I am not aware of any other better two bedroom beachfront condos anywhere on the entire Riviera Maya.

More Details

Property Manager
James Baumgaertner
Member since: 2005
Speaks English, Spanish
Response time:
Within an hour
Response rate:
Calendar last updated:
23 September, 2018

About James Baumgaertner

My wife, Peggy, and I have been diving in Mexico since 1982. We live in Wisconsin and we love the Caribbean coast of Mexico. We bought two condos in Puerto Aventuras, Villas Del Mar C 105 and VDM C 205 in 1998. We also own a lakefront property in Bacalar on the southwest shore of Laguna Bacalar named Quinta Mai. We rent all three properties year round.

James Baumgaertner purchased this condo in 1998

Why James Baumgaertner chose Puerto Aventuras

Simply stated Puerto Aventuras is the best location on the Riviera Maya. Villas Del Mar is the best condo complex in PA. The C building is the best building in the VDM complex because it's directly on the beach. Our two condos, VDM C105 and VDM C205, are the largest two bedroom condos in the C building and they are perfectly located with beautiful views of the beach and the pool. You simply can't do any better anywhere on the Riviera Maya!

What makes this condo unique

Casa Kokai is directly on the best part of the best beach. There is jacuzzi on the large terrace, private jacuzzi bath in the master bathroom, a gourmet kitchen that was totally renovated in 2013. The master bedrooms in C 105 and C 205 are much bigger than any other master bedroom in the other two bedroom condos in the Villas Del Mar C building. The beach is the best in PA with powder white sand, great swimming, and fantastic snorkeling.

Guestbook comments from the manager

June 2006 on VDM C 105:

We have traveled to the Riviera Maya many times but have always

stayed at resorts. As good as those places have been, this vacation

surpassed our other experiences. There is a reason there are so many

good reviews of Villa Del Mar on this site!

We booked our vacation through the owner directly, Jim Baumgaertner

and stayed in his ground floor unit VDM C-105 (also called Casa

Kokai). He was great to work with and the condo was exceptional. It

had plenty of room for our family of 5 and was well appointed with

all the amenities we needed. Also, the folks that manage the property on

site were very helpful, spoke perfect English, and easily available.

I can honestly say that this was a perfect vacation! The combination

of the condo together with Puerto Aventuras itself made this a great

and unique vacation. Here are the things that I think make it so

special: stepping off a large patio right onto the sand, a large

private 4 person hot tub on the patio, just to the left of the patio

is a fantastic 2 level pool with tiled water chairs and multiple zero

entry points(we could even watch our kids play in the pool from the

condo or the beach), a beach with several good qualities- sandy

swimming areas right in front of the condo, private palapas &chairs

(no cost), calm water & some days it was as calm as a lake, a reef

close to shore for easy snorkeling(my 10 year old and I saw many sting

rays,a lobster, an octopus, a barracuda, and of course a lot of fish),

rocky areas down the beach with tidal pools to explore, and the Omni

Hotel next door will serve you drinks and has great lunches with a

restaurant right on the sand (about a 50-100 yard walk).
Jun 2006
  • 1 of 1


Accommodation and facilities for this holiday condo around the Puerto Aventuras around the Solidaridad

Property Type:
  • condo
  • floor 1
Building Type:
  • building
  • Self-catering
  • Housekeeper Included
Floor Area:
  • 1655 sq ft
House Rules:
  • Max. occupancy: 6
  • children welcome
  • pets not allowed
  • non smoking only
Location Type:
  • Beachfront ...
  • Adventure
  • Family
  • Romantic
  • Spa
  • Sports & Activities
  • Air Conditioning
  • Clothes Dryer
  • Lift ...
  • Hair Dryer
  • Internet ...
  • Iron & Board
  • Linens Provided
  • Living Room
  • Parking
  • Parking Off Street
  • Telephone ...
  • Towels Provided
  • Washing Machine
  • Wireless Internet
  • Free Wifi
  • Coffee Maker
  • Cooking Utensils
  • Dishes & Utensils
  • Dishwasher
  • Ice Maker
  • Kitchen ...
  • Microwave
  • Oven
  • Pantry Items
  • Refrigerator
  • Hob
  • Toaster
  • Dining
  • Dining Area
  • seating for 7 people
  • 2 Bathrooms
  • 1 Separate WC
  • Bathroom 1 - Toilet , Bath with Shower , Bath (no shower) , Jacuzzi
    Bathroom 2 - Toilet , Shower Enclosure
    Bathroom 3 - Toilet , washer /dryer, sink, mirror
  • 2 Bedrooms, Sleeps 6
  • Bedroom 1 - 1 Extra Lg. Double Bed , Large master bedroom with windows on three sides, great view
    Bedroom 2 - 2 Double Bed , There is a private terrace off the second bedroom
  • Books
  • CD Player
  • DVD Player
  • Satellite / Cable ...
  • Stereo
  • Television
  • Toys ...
  • Balcony
  • Terrace
  • Golf
  • Kayak / Canoe ...
  • Lanai / Gazebo
  • Garden
  • Barbecue
  • Ski & Snowboard ...
  • Tennis
  • Water Sports Gear ...
  • Long-term Renters Welcome
  • wheelchair accessible
Pool / Spa:
  • Communal Pool ...
  • Hot Tub
  • Jacuzzi
Onsite Services:
  • Car Available
  • Concierge
  • Massage
  • Health/Beauty Spa
  • marina
  • museums
  • restaurants
  • ruins
  • theme parks
  • water parks
  • zoo
Leisure Activities:
  • beachcombing
  • bird watching
  • Boating
  • eco tourism
  • horse riding
  • paddle boating
  • Shelling
  • Shopping
  • sight seeing
  • walking
  • Wildlife Viewing
Local Services & Businesses:
  • ATM/bank
  • Babysitter
  • fitness centre
  • groceries
  • hospital
  • laundrette - serviced
  • massage therapist
  • medical services
Sports & Adventure Activities:
  • cycling
  • deepsea fishing
  • fishing
  • golf
  • golf pass optional
  • hiking
  • jet skiing
  • Kayaking
  • mountain biking
  • paragliding
  • Parasailing
  • sailing
  • diving
  • snorkelling
  • Snorkeling/Diving
  • Snowmobiling
  • caving
  • surf fishing
  • swimming
  • tennis
  • wind-surfing
I have a Chrysler minivan that may be available for renter's use. Inquire for details. Much less expensive than standard rentals.


Exceptional! 5/5 -
(19 traveller reviews)

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Best Location, True Beachfront, Luxury 2 BR Condo, Villas Del Mar C 105
average rating of 5.0 based on 20 reviews
United States

Fantastic time at VDM C-105!

  • 5 of 5

We just returned from 13 glorious days at VDM1 unit C-105. It’s exactly as advertised. The beach is awesome with powder sand, very swimmable warm ocean, excellent snorkeling (although you must be patient to make sure you go far enough out to get to the reef), great large pool (colder than the ocean!), and no wait for any chairs on either the beach or pool. We were triangulating between patio, beach, and pool depending on our mood of the moment. When we got really bored, we walked like one minute to the beach bar at Omni or the restaurants / bars in the marina. Very cosmopolitan crowd, we made lots of new friends from all over the world. Although there were some families with kids, it was never loud or bothersome. The condo is large, comfortable, quiet, and safe.

The restaurants we ate at were for the most part very good and prices were far more reasonable than an equivalent meal in Hawaii. Live music and karaoke every night at the marina, and some of the bands we listened to were really good. We had ceviche at every one, looking for the our favorite one, and each one was good. Drink specials with strong margaritas at each place.

We played golf several times at the local course, which is a fun 9 hole course and very casual. And a 3 minute walk from the condo to the clubhouse, and they stored our clubs there so we didn’t have to lug them back and forth.

We loved exploring the Riveria Maya - did some cenote diving and loved it - and also the local PA pueblo. And the local grocery store is great to find anything you want. A couple of nights we BBQ’d steaks on the patio with home made margaritas and it was splendid.

The weather co-operated well for us and never dipped below low 70’s at any time. During the day, the ocean breeze kept things comfortable in the condo and we never turned on the A/C.

All in all, an excellent vacation and exactly what the doctor ordered. Highly recommended.

  • Review Submitted: 13-Mar-2017
  • Date of Stay: February 2017
  • Source: VRBO, from HomeAway
Owner's Response: Thanks for sharing. So happy to hear that you had a great time. It really is PA Patadise! We look forward to hosting you again. Jim and Peggy Baumgaertner
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Trip cancelled due to Tropical Storm/Hurricane Nate

  • 5 of 5

Love this property. Have been there on two previous trips. We had to cancel our trip the morning we were suppose to leave due to Tropical Storm, turned Hurricane Nate. Currently filing insurance claim with travel insurance company HomeAway offered.

  • Review Submitted: 18-Oct-2017
  • Date of Stay: October 2017
  • Source: HomeAway
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Great Spot

  • 5 of 5

Wonderful condo, great location... thanks!

  • Review Submitted: 24-Apr-2017
  • Date of Stay: April 2017
  • Source: VRBO, from HomeAway
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  • 5 of 5

We just returned from an amazing trip. From the beginning the communication between myself and Jim B was seamless. All the questions or concerns were promptly answered. We used the transportation recommendation and they were there with a sign when we walked out the door. They took us to a great grocery store and we got some necessities (cold beer, tequila :). We got to PA and it was a very secure place. We got to the condo and we were very impressed. The unit was beautiful! Every window had a view of the Caribbean! It was great to walk out the patio door and be steps from the amazing pool and the beautiful blue waters of the Caribbean. The beach was soft white sand and steps away from the Omni. Perfect location. Easy 5 minute walk to downtown for music, dining and shops. Also the Dolphin Discovery is right in the middle. You have a view of the dolphins in the water from nearly every restaurant! Great location being between Tulum and Playa del Carmen. Easy 30 minute taxi drive ($20). Highly recommend PA and staying at Villas del Mar!

  • Review Submitted: 28-Feb-2017
  • Date of Stay: February 2017
  • Source: VRBO, from HomeAway
Owner's Response: Thank you for taking the time to write a review. We are happy to learn that you and your family had such a wonderful vacation at our VDM C 105 property. We look forward to hosting you again! Jim Baumgaertner
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Wonderful Friend Vacation

  • 5 of 5

From beginning to end Dr. Baumgartner was a pleasure to deal with. Prompt with replies. The majority of our party wanted to go with an all in at a resort. Dr. B gave us some recommendations on who to go with from transportation from airport to condo, to grocery shopping as well as things to do. I strongly recommend for family, friends or romance, to go with this private condo rental, within the gated community of Puerto Aventuras, as well as gated complex of Villa Del Mar.

  • Review Submitted: 05-Dec-2016
  • Date of Stay: November 2016
  • Source: VRBO, from HomeAway
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Saskatoon, SK Canada


  • 5 of 5

Amazing location and condo! We stayed here two weeks in July - first time ever being in Mexico. I searched the website for months trying to find the best place for our family of four for our vacation (two kids 13,7). What Dr. James Baumgaertner has shown for pictures and his walk around video is exact! We could not ask for a better vacation spot. The workers are so friendly and accommodating. After we booked with James he gave us a ton of information about the area which we relied on quite a bit. His manager that is on site was very helpful as well - if we ever needed anything he was there for us.

There are so many places to stay at Villa Del Mar for condo rentals - but I can say I believe we picked the very best one. When going for a walk down to the other area where there are different villa del mar condo rentals - the beach is definitely not as nice as where we stayed.

It is the perfect spot to be by the ocean. Ocean was amazing! The two pools are very clean and not too many people when we were there. The snorkeling was so fun to be able to do it right outside the condo. The beach right outside our condo is a great size, not too busy, love the little area for younger kids to play in the ocean without having the waves get them.

The condo itself is absolutely beautiful and very spacious. The balcony has an amazing view. Very clean. Has tons of drawers.

Short walk to pretty much anything you need. Loved that we could eat a meal in the condo or walk anywhere within a few minutes to eat out if we preferred.

It was also very handy to rent the mini van that James has available. Since this was our first time to Mexico we definitely went out almost every day and explored different places. First day we were nervous to leave but after day one, we were old pros. I felt very safe.

I would recommend this property to anyone that wants an amazing family vacation, wants to be as close to the ocean as you can get, doesn't want to have the all inclusive feeling with hundreds of people around you, wants a relaxing, comfortable beautiful place to stay. Thank you to James for being so helpful and accommodating and to his wife (which I had such a wonderful chat with on the phone before I booked).

This was an absolutely beautiful vacation spot to be at. We look forward to the next time we come to Mexico. We will definitely come back to this property. P.S. My son misses "Fire" the Iguana that seems to live at the rock by the pool;)

  • Review Submitted: 05-Oct-2015
  • Date of Stay: July 2015
  • Source: VRBO, from HomeAway
Owner's Response: Peggy and I ( and also our property manager Jaime) thank you for taking the time to write the review. We are happy to know that you had such a great time at our condo. That is what it is all about. We look forward to hosting you again in the future. I will be sure to say high to your son's favorite iguana.
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Nearest Airport
40 Miles
Nearest Barpub
100 Metres
several, including one on the beaqch
Nearest Ferry
10 Miles
Playa Del Carmen to Cozumel
Nearest Golf
200 Metres
Puerto Aventuras Golf Course
Nearest Motorway
1 Miles
Highway 307
Nearest Restaurant
200 Metres
Many in the marina. central business area
Nearest Beach
10 Metres
In front of condo
Nearest Point of Interest
Villa Del Mar C Building
Nearest Point of Interest
Omni Hotel Beach Bar
Nearest Point of Interest
PA Dolphin Doscovery
Nearest Point of Interest
Villa Del Mar E Bldg
Nearest Point of Interest
Villa Del Mar Private Beach
Nearest Point of Interest
Coral Reef
Nearest Point of Interest
Gringo Dave's Restaurant
Nearest Point of Interest
Cafe Ole Restaurant
Nearest Point of Interest
Fat Cat / Mad About Boats
Nearest Point of Interest
Villa Del Mar II
Nearest Point of Interest
Best Open Water Swimming
Nearest Point of Interest
Best Sheltered Swimming
Nearest Point of Interest
Villa Del Mar Pool
Car: not necessary


Prices & Availability

Prices for this holiday condo around the Puerto Aventuras,

Rental Basis:
per property
Manager accepts payment in:
Convert Currency
Rental Period Minimum Price Additional Nights Weekend Night Weekly Monthly Event Price
1 Sep 2018 - 26 Oct 2018
3 night minimum stay
for 3 nights
Nov/Mid Dec
27 Oct 2018 - 17 Dec 2018
3 night minimum stay
for 3 nights
Holiday Season
18 Dec 2018 - 6 Jan 2019
9 night minimum stay
for 9 nights
7 Jan 2019 - 29 Apr 2019
3 night minimum stay
for 3 nights
Late Spring/Summer
30 Apr 2019 - 31 Aug 2019
3 night minimum stay
for 3 nights
1 Sep 2019 - 29 Oct 2019
3 night minimum stay
for 3 nights
Nov/Mid Dec
30 Oct 2019 - 19 Dec 2019
3 night minimum stay
for 3 nights
Holiday Season
20 Dec 2019 - 5 Jan 2020
8 night minimum stay
for 8 nights
6 Jan 2020 - 26 Apr 2020
3 night minimum stay
for 3 nights
Late Spring/Summer
27 Apr 2020 - 30 Aug 2020
3 night minimum stay
for 3 nights
31 Aug 2020 - 29 Oct 2020
3 night minimum stay
for 3 nights
Nov/Mid Dec
31 Oct 2020 - 17 Dec 2020
3 night minimum stay
for 3 nights
My Standard Rate
2 night minimum stay
for 2 nights

Additional pricing information

Cleaning £44.98

Rates are subject to change until reservation is confirmed. Renters are responsible for damage to the property. Review rental agreement for details on payment and cancellation policies. Trip cancellation insurance is recommended.

Manager's Cancellation Policy

100% refund for cancellations more than 90 days before check-in date.
Ask Manager a Question

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