The QQ compound was purchased by The Hendersons in 1979 as a place to accommodate tour groups that they were bringing to Mexico. It has been a B&B for many years and is renowned for being the place where author D.H. Lawrence stayed while writing the book "The Plumed Serpent" in 1926.  With lots of talent, time and money, it has evolved into the one-of-a-kind experience it it today.

The property is now a walled-in one-acre serene garden compound, consisting of six separately deeded parcels, sharing common gardens, patios, swimming pool, barbecue, sunning areas, a six-car parking garage and other miscellaneous amenities. Most importantly, the expenses required to maintain this unique property are also shared by the 6 parcel owners . The idea to condominiumize the property was first proposed to the owners by several of QQ's longtime customers who have been visiting Chapala and QQ for many years, looking to escape the unpleasant weather conditions in their permanent home towns north of the border.

And that idea is now a reality.

The Condo Concept:

QQ is not one building with rooms to rent like most inns but is actually several separate structures spread throughout a park-like property. The project is to divide the property into 7 parcels. Parcel one consists of the five rooms that were the original B&B, plus the common rooms and administration. Parcels 2 thru 6 are self contained apartments, casitas and even a castle, that have been (or will be) converted into comfortable short or long term accommodations with all the amenities. The 7th parcel is the common area. We offer the 6 units for sale with the buyers receiving a deed for that specific unit, to include access and use of the total common area.

A rental program is offered by The Inn, should an owner wish to rent the unit while it is not in use. The Inn's administration will perform all the marketing, rental management, collection of rents, maid service, etc. (see Rental Program). If an owner chooses not to place his property in the rental pool, then the services and conditions of the rental program do not apply.

Parcel # 1 - The Original Buildings
(click here for parcel description)
(650.80 meters square, 39.1518 percent of the total area)
The main buildings consist of a group of structures that make up the original property purchased in 1980. These structures are currently rented to La Serpiente Emplumada S.A de C.V, a Mexican corporation and operated as a posada affectionately known as QQ. Because of the unique design and location of the property as a whole, this parcel would work great as any of the following: 

• a very private family-use compound
• a business retreat for a corporation located in the booming new electronics industry just 10 miles from our location
• a B&B

At this point it is important to know that this parcel is not being offered as an operating business but as a parcel of property that has been appraised for its value by three different real estate companies, and a separate appraisal of the furnishings and decorations (supported by a detailed inventory list), by a qualified appraiser, whom we are fortunate to have as a resident in the lakeside community. In short, what is offered for sale is real estate, land, use of the common area, and furnishings at a fair market price.

Parcel #2 - El Castillo **SOLD**
(click here for parcel description)
El Castillo is a two story stone castle with two bedrooms, two baths, kitchen, living room, dining room and much more. (see detailed parcel descriptions)

Parcel #3 - The Artists' Studio **REMODEL PLANS IN PROGRESS**
(click here for parcel description)
(240.70 square meters, 14.4142 % of the total area)
The Artists Studio is just that, the studio of Barbi Henderson. Although very attractive and functional for what it is, it requires some major improvements to make it a home. Note: An architectural plan has been drawn and is available.

Parcel #4 - White Peacock
(click here for parcel description)
(84.15 meters square, 5.0624% of the total area)
Construction begins on September 1, 2002 on a fantastic tri-level Casita to be completed in early 2003.  There is still time to select custom accessories, ceramic tile patterns, room colors, appliances, etc. for a creative buyer - stop by to see the progress!

Parcel #5 - Las Maņanitas **SOLD**
(click here for parcel description)
(232.65 meters square, 13.9961 % of the total area)
Las Maņanitas is a single story, rambling casita with one bedroom, one bath, and many unique features. (see detailed parcel descriptions)

Parcel #6 - The Gamekeepers Cottage **SOLD**
(click here for parcel description)
(239.60 meters square, 14.4804 % of the total area)
The Gamekeepers Cottage is a single story cottage consisting of two separate suites sharing a common terrace and bar. (see detailed parcel descriptions)

Condominium ownership:

As you can see, this compound is a condominium in the truest sense of the word. Each of the six parcels are owned, separately deeded and include the rights and use of the common areas per the established By-Laws. As such, each parcel can be sold, transferred, gifted, or otherwise dealt with in any way the parcel owner wishes. Ownership in a condominium is little or no different than ownership in any other type of property. Each parcel will be responsible for it's individual power consumption (via individual parcel meters), property tax for that specific parcel and a portion of the common area expenses and management.

Condominium maintenance and management:

A program of property maintenance and management is currently in place utilizing the management services offered by La Serpiente Emplumada, a Mexican management corporation. This management arrangement can be changed or eliminated by the condo owners board of directors at any time as outlined in the existing condominium by-laws. As of the fall of 2001, the costs to maintain this property in its current pristine condition has been established by past history. The monthly maintenance fee quoted in all documents herewith are based on this past history, and are presented here as a guideline for prospective buyers. As indicated above, the actual amounts for future years will be determined and controlled by the board of directors.

Current maintenance fees include:

• Salaries & benefits for gardeners and night watchman
• Exterior maintenance for all parcels, to include, exterior paint, roof maintenance, and common area gardens.
• Propane usage for all parcels
• Electrical consumption for the common areas and night-time security lighting.
• Swimming pool and Jacuzzi maintenance as provided by an outside contractor.
• Administration and management services - to include, employee supervision, salaries and benefit payments, accounting, filing of the proper government forms, and reporting to the parcel owners.

Condo rental program:

La Serpiente Emplumada S.A de C.V has created a rental program that is offered to each parcel owner on an optional basis. Basically the corporation will market a particular unit for rent, along with the suites and casitas that are under their management during periods that the owners do not wish to occupy their unit. The net income derived from rents received will be divided between the owners and the corporation. (see the formal rental agreement).

La Serpiente Emplumada SA de CV business history:

Quinta Quetzalcoatl (affectionately called QQ) has been in existence since 1980, operating as an upscale Posada (bed and breakfast). The Hendersons originally operated QQ as a part time business in sole proprietorship.  In 1994, it became prudent to create a real business entity for this effort in order to comply with Mexico's rigid working regulations pertaining to foreigners. Although there are several business structures that can be created for this purpose, it was decided to form a Mexican corporation, La Serpiente Emplumada S.A de C.V. During the creation of the corporation's original charter, we established a broad list of business opportunities that the corporation might in some future date participate in, if it so chose. In effect, this corporation can participate in almost any business as long as it is relative to travel, tourism, real estate, or construction. Since its inception, we have chosen to limit the corporation activities to managing and operating QQ.

In short, an efficient operational and management system is in place and would continue on "as is".

(Click here for a printer-friendly version of the financial terms).

Condominium Owners Maintenance and Utility Fees:
(as of June 1, 2003)

Overview:

The total property is divided into seven separate parcels. The largest parcel is the common area, the next is parcel #1 ( QQ the posada ) then the remaining 5 residential parcels make up the balance of the area.

The current total monthly maintenance and utility fees average $19,000 pesos per month (approximately US$2,000), allocated as follows:

• 50% of these fees are allocated to Parcel #1, and 10% to each of the remaining 5 parcels.
• Parcel # 1 is assessed $9,500 pesos (50% of $19,000) - approximately  US $1,000
• The remaining 5 parcels are each assessed $1,900 pesos (approximately US$200) per month

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