Live Baja for Ten Years.

On paper, you own a fraction of a house. In practice, it's something else. A fractional sells you time in a property. Décima gives you ten years of living Baja: the same house, the same team and your own things waiting for you every time you come back. We live in Baja California Sur, we know the place and its people, and we open it to you — the fisherman at six, the chef worth bringing home, the beach no one tells you about. It isn't a fractional. It's your house. It's Baja, for ten years.

Because there's nowhere else quite like it. Here the desert walks straight into the sea: mountains on one side, the Sea of Cortez on the other, and the Pacific a short drive away. The light is hard and white at noon, carmine at sunset, blue at night, and the sky is full of stars. It has old mission towns and fishing villages, Todos Santos and its galleries, ranches in the sierra and beaches with no one on them. The sea is alive — whales in winter, sea lions on the islands, fish at every hour. And it's still Mexico in the deepest sense: the food, the people, the way a meal turns into an afternoon. We chose one place in the world and decided to know it completely. This is it.

Each Full fraction comes with 1,000 points a year — the equivalent of eight weeks in mid season. Quieter weeks cost fewer points and the peaks cost more, so you decide how to spend your year: around thirteen weeks if you come only in the low season, or around five if you choose the peak weeks, which are capped so no one takes them all. Once a year, the seven families choose the next year's weeks together, on one day, in three rounds; the order rotates every year. You can join two or three weeks into one stay, and trade stays with the other families.

The common co-ownership model sells one-eighth of a house: about five or six weeks a year. Décima gives you eight weeks as a reference — and with points you can stretch them into more time in the quieter months, or spend them on the weeks that matter most. Your important week every year, a long season with your family, short escapes in between.

Exchange them for stays in private homes around the world through an international home-exchange network, or let our team host guests we screen ourselves. Never open platforms.

Once all seven fractions are placed, and they run 120 months from that day. Until then the house is already open, and the first families are already using it.

After twelve months you may sell your fraction to whomever you choose, and we help you place it. What you sell is complete: the remaining stays and your share of the house in year ten.

Every house has three people of its own — a House Captain, a cook and a housekeeper. They're from Baja, they know the place. What ties it all together is our 5% fee in year ten: part of it goes to the people who ran the house, in proportion to the years they stayed. A cook who knows a real reward is waiting at the end of the decade wants to stay in that house — and so do we. Our incentives are aligned from day one: the fee at the end only comes if the house was cared for, and run beautifully, all ten years.

In Mexico, foreigners own property near the coast through a fideicomiso: a trust held by a Mexican bank, the standard and long-established structure. The house sits in that trust, and the families hold the rights to it — the real estate is theirs, not ours. Décima doesn't own the house. In parallel, our own company operates it under a management agreement.

The whole cycle: the sale of each fraction, ten years of hospitality and management, and the final sale in year ten. From the start we choose only houses that are a true fit for Décima and have real prospects of appreciating over the next ten years.