The expensive mistake in a Casa de Campo® villa booking is rarely the villa. It is the calendar. Holiday weeks sell out by early autumn, and the money moves long before anyone packs a bag — the resort requires full payment on its own holiday villa bookings by 1 October, and privately managed villas take half the total the day you confirm.
So here is the whole sequence, with the actual numbers. What you pay, when you pay it, what happens if plans change, and which fees land on top of the nightly rate you saw advertised.
What Actually Happens When You Enquire
A Casa de Campo® villa booking runs through five steps, and only the last one costs money.
First, you send dates, group size and a budget. Second, your villa specialist returns a shortlist — usually within a few hours — matched to the group rather than to a filter. Third, the rate and the availability go to the villa owner for final confirmation, because published nightly rates are starting rates and shift with dates, occupancy and events. Fourth, you receive the rental agreement and pay the deposit. Only then are the dates yours.
After that, the concierge team takes over: transfers, pre-stocking, cots and cart hire all get arranged before you land. Nothing about the shortlist stage carries a commitment.
The Payment Schedule: 50% Now, the Balance at 90 Days
Across our portfolio the pattern is consistent. A payment of 50% of the grand total falls due when you book. The remaining balance is due no later than 90 days before arrival. All payments are made by bank transfer.
Booking inside that 90-day window? Then the two payments combine and the full amount is due at once. That catches people who plan late — a January enquiry for an April stay is a single payment, not two.
One clause is worth knowing. If a balance goes unpaid, the owner may cancel the reservation if the money is still missing three business days after Caribbean Paradise Homes notifies you of the outstanding amount. International transfers can take three or four working days to clear, so start the payment the week before the deadline rather than on it.
What Sits On Top of the Nightly Rate
The advertised rate is rent only. Four things get added, and all four are predictable.
- 18% service fee — applied to the rental, and never included in the published nightly rate.
- Resort registration fee — US$30 per adult per night (13 and over), US$15 per child (4–12), free under 4. The resort sets this and collects it directly at the Villa Owners Club office by the main gate, open daily 8:30am to 10pm. Late or early arrivals need 24 hours’ notice.
- Security deposit — typically the value of one night’s rent, refundable after checkout against damage.
- Everything personal — food and drink, airport transfers, car and golf-cart hire, baby equipment.
Work it through on a real villa. A five-bedroom at $1,750 a night for five nights is $8,750 in rent, plus $1,575 in service fee, plus $1,200 in registration fees for eight adults. That is $11,525 before a single grocery order. Our cost of Casa de Campo® villas guide breaks down the food and staff side, and the access fee guide covers exactly what registration buys you.
Cancellation: The 90-Day Line — and the Christmas Exception
Every villa we represent carries the same cancellation and refund policy, set out in full under Rental Policies on each villa listing. In short:
Cancel more than 90 days before arrival and everything you have paid is refunded, less any bank charges. Cancel 90 days or less before arrival and the villa owner is not obligated to refund any amount already paid. Reservations that include Christmas and/or New Year sit outside that line entirely: they are non-refundable whenever you cancel, which is the trade for holding a villa in the most contested two weeks of the year.
Three further rules matter. If you arrive and then leave early for personal reasons, unused nights are not refunded. If the villa is rendered unusable by force majeure — fire, hurricane, earthquake, strike, riot or anything else beyond the owner’s control — all amounts received for the reservation are refunded, less any bank charges. And if an owner cancels a confirmed stay for personal reasons (with at least 60 days’ written notice) or sells the villa and does not honour the booking, you receive a full refund, and we will try to move you to a comparable villa for the same dates and value; accepting it is your choice.
So travel insurance belongs in the budget rather than the maybe pile. Hurricane season runs 1 June to 30 November, with the genuine peak in August, September and October. Our hurricane season guide explains how the resort actually operates during a watch.
Minimum Stays Decide Your Dates More Than Rates Do
Most villas hold a three-night minimum year-round. Easter Week and Thanksgiving move to five nights. Christmas and New Year run from seven to ten nights, and ten is common on the larger homes.
The 2026–27 rate calendar on a typical five-bedroom shows why the holiday period is a different decision from the rest of the year:
- Low season: 6 April – 22 November 2026 — $1,750 a night
- Thanksgiving: 23–29 November 2026 — $2,650 a night, five-night minimum
- High season II: 30 November – 19 December 2026 — $1,750 a night
- Holiday season: 20 December 2026 – 6 January 2027 — $4,400 a night, ten-night minimum
- High season: 7 January – 28 February 2027 — $1,750 a night
- Spring break: 1–21 March 2027 — $2,100 a night
- Easter Week: 22–28 March 2027 — $2,300 a night
Look at the holiday line twice. The nightly rate is two and a half times low season, and the minimum stay is more than three times longer. That single band explains most of the gap between a $10,000 trip and a $50,000 one, which is also why it sells first. If your dates are flexible, the first week of December and the second half of January deliver the same weather at the low-season rate — see our guide to the best time to rent a villa.
Booking a Private Villa Is Not the Same as Booking Through the Resort
Two systems operate side by side at Casa de Campo®, and their terms differ sharply.
The resort rents its own Garden, Classic, Exclusive and Oceanfront villas. Garden and Classic bookings take no deposit at all and are payable at check-in, with free cancellation until 21 days before arrival (seven days between May and September) and a $1,500 security deposit collected on arrival. Exclusive and Oceanfront villas take a non-refundable 50% deposit, settle the balance 21 days out, and hold a $2,500 security deposit. For stays between 21 December and 3 January, the resort wants the full amount by 1 October. You can read the resort’s own payment and cancellation policies in full.
Privately owned villas — the homes we represent — work to the schedule above: 50% on booking, balance at 90 days, security deposit of one night’s rent. The resort route offers later cancellation on its entry-level villas. The private route offers the houses most groups actually want, with a cook and housekeeper already on staff. Our comparison of booking direct versus Airbnb and VRBO covers the third route.
What You Are Agreeing To
The rental agreement is short, and five clauses catch people out. The reservation holder must be at least 26. Pets are not permitted in any villa. Smoking indoors is prohibited. You cannot sublet or add guests who were not on the booking without written permission, and house parties are banned outright. Guests also carry responsibility for damage to furniture, linens, appliances and tableware, which is what the security deposit covers.
One practical note on staff. Most villas run their household team from 8:00am to 5:00pm. Ask the cook to serve a late dinner and you cover a transport allowance of US$60 per staff member for the ride home. You arrange that in advance, not on the night.
When to Book for the 2026–27 Season
Lead times here run longer than the Caribbean average, because the inventory is finite. There is no tower of extra rooms behind the villas.
- Christmas and New Year 2026: book now. The best homes go 6–12 months out, and the resort deadline of 1 October sets the tone for the whole market.
- Thanksgiving 2026: confirm by late September.
- February and March 2027: four to six months ahead, sooner for eight bedrooms or more.
- Low season: six to ten weeks is comfortable, and the choice stays good.
Frequently Asked Questions
How much deposit do I pay to book a Casa de Campo® villa?
Half the grand total at the time of booking, with the balance due 90 days before arrival. Book within 90 days of arrival and the full amount falls due together. All payments are made by bank transfer.
Is a Casa de Campo® villa booking refundable?
If you cancel more than 90 days before arrival, everything paid is refunded, less any bank charges. Within 90 days, the villa owner is not obligated to refund any amount already paid. Reservations that include Christmas and/or New Year are non-refundable whenever you cancel.
What is the security deposit and when do I get it back?
Usually the value of one night’s rent, held against damage and returned after checkout. Villas rented directly through the resort collect a fixed $1,500 or $2,500 at check-in instead.
Do villa rates include the resort access fee?
No. Registration is set by the resort and paid separately — US$30 per adult per night, US$15 per child aged 4–12 — along with the 18% service fee on the rental.
Can I hold dates while my group decides?
Yes, informally and briefly. Dates are only confirmed once the agreement is signed and the deposit clears, so a popular week can move underneath a slow decision. Our villa rental FAQs answer the practical questions that come next.
Related Reading
- Cost of Casa de Campo® Villas: Pricing, Fees & What to Budget
- Why Book Your Casa de Campo® Villa Direct — Not Through Airbnb or VRBO
- The Best Time to Rent a Villa at Casa de Campo®
Send us your dates and we will come back with a shortlist, a full cost breakdown and the exact payment schedule for each villa. Browse the villa collection or tell us what you are planning.