Monday, June 25, 2007




Under Construction San Pablo Duplex House with Large Pool on Canal! Under Construction Duplex House with Large Pool on Canal!

Under Construction San Pablo Duplex House with Large Pool on Canal!New two storey duplex concrete house on a 50’ x 100’ Canal lot with large pool and private dock on the fringes of San Pablo over looking the Water. The San Pablo House is in the fastest growing area of San Pedro with a private dock with access to the Caribbean Sea. The 2 unit duplex will be completed in 2007, is less than 2.5 miles by road to San Pedro town Ambergris Caye Belize.

Ambergris Caye, Belize Beautiful Duplex house on a Canal with a Very Nice Rental Income too!

Blue Diamond Realtor
501-226-3933 in the states dial 011-501-226-3933
Contact Janelle:


As a Totally FREE service to readers, AMBERGRIS CAYE REAL ESTATE provides these listings of real estate for sale and real estate wanted. There is never a charge to view these listings.

AMBERGRIS CAYE REAL ESTATE is an on-line magazine for the country of Belize. The real estate agents provided have a lot of property to sell you. You may ask our help in finding real estate in Belize. If you like go to Belize and look around to talk with a real estate agent or you may use us for real estate help.

To get your free listing published on this site, send your listing information to Photos (jpg. preferred) should be no larger than 25 kb. It should be an ATTACHMENT -- not in the text of the message. If you send it as part of the message, we will NOT use it. Text should be in upper and lower case, not all caps.

For sale listings, you must include an asking price for the property -- please specify whether it is in U.S. dollars or Belize dollars. With your listing request, you must also include your full name, telephone number and email address. (However, you need not include your name and telephone number in the listing ad istself, unless you want to.) AMBERGRIS CAYE REAL ESTATE reserves the right to accept or refuse any listing, and to edit or cut any listing. Effective immediately, each listing will be dated and may be removed after 90 to 120 days.

AMBERGRIS CAYE REAL ESTATE does not warrant this information in any way. Conduct due diligence before making a deal. You are well advised to use an attorney for real estate transactions in Belize.

Under legislation passed by the House of Assembly August 25, 2006 and now passed by the Senate and signed into law, the stamp duty or transfer tax on real estate sales has been reduced to 5% for all purchasers, whether Belizean, Caricom nationals or foreigners. Formerly it was 15% for non-Belizeans/non-Caricom nationals. Purchases of real estate valued at under BZ$20,000 are exempt from any stamp duty, though there are some associated fees.

Also, the new 10% GST also may impact real estate transactions, notably those involving the first-time sale of a new or substantially renovated house or condo and also lots in a subdivision. Check with your attorney or real estate advisor.

Before you even THINK about buying property in Belize, read this chapter from Adapter Kit: Belize, the book by Lan Sluder, Buying Building and Renting in Belize. Also check out Lan Sluder's new Living Abroad in Belize, published Fall 2005. In over 360 pages, with many maps and dozens of photographs, it tells you everything you need to know about buying property, working, investing and living or retiring in Belize. It's available in bookstores world-wide, on-line on, and directly from the author (email for more information.)

At the end of this blog is a list of real estate agents in Belize. Also, the list of Attorneys in Belize too.

Please mention that you saw the listing on AMBERGRIS CAYE REAL ESTATE when you email.

NEW! We have added a section on Apartments and Houses for Rent, and Apartments and Houses Wanted To Rent Sumbit rentals wanted or available to for your listing!

Our new policy from now on is: We will link to your site IF you link to our website AMBERGRIS CAYE REAL ESTATE FOR SALE!


Under Construction San Pablo Duplex House with Large Pool on Canal!New two storey duplex concrete house on a 50’ x 100’ Canal lot with large pool and private dock on the fringes of San Pablo over looking the Water. The San Pablo House is in the fastest growing area of San Pedro with a private dock with access to the Caribbean Sea. The 2 unit duplex will be completed in 2007, is less than 2.5 miles by road to San Pedro town Ambergris Caye Belize.

Blue Diamond Realtor
501-226-3933 in the states dial 011-501-226-3933


Best Beachfront Home Value on Ambergris Caye. Property Description: This 2 bedroom 2 bathroom beachfront home is about 3.5 miles south of San Pedro. Fantastic ocean views from every part of this great beach front lot. House has approximately 1800 sq ft and is beautifully and solidly constructed.


San Pablo Duplex House with Pool Immaculately finished, the San Pablo House is close to San Pedro with a private dock access to the Caribbean Sea. This two unit duplex completed in 2005 is less than 1 mile by road into the town of San Pedro and all major services are connected. Finished to the highest Belize standards the 2 independent living layouts give you an opportunity to live comfortably with a generous rental income all in one secure package. The addition of a large 33ft swimming pool completes this highly desirable property.


Ocean View 2 Bedroom in San Pedro, Ambergris Caye BelizeSingle family home with ocean views located just 1 row off the beach in San Pedro Town. House has 2 bedrooms, 1 bathroom, kitchen and a nice living area. The sandy beach is less than one minute stroll away from the house. Close to restaurants, supermarkets, dive shops, beach bars etc.


Beachfront Home Flying Fisherman Brand new two-story concrete beachfront house on a 55’ X 75’ lot in the Flying Fisherman Subdivision on Ambergris Caye, Belize located approximately 4 miles North of San Pedro Town. Total 3,332 square feet.

Contact: for the Above New Homes.


BIG 2 Bedroom 2 Bathroom Beachfront Condominium on Ambergris Caye! PROPERTY DESCRIPTION: BIG two bedroom two bathroom beachfront condominium on 3rd floor with million dollar views!NEW! "OceanAire" is 12 stunning oceanfront condominiums. 2 bedroom 2 bathroom, very roomy at 1800 sq ft for the ground floor units and 2000 sq ft. for the 2nd and 3rd floor units.. Strong construction, quality windows and patio doors, European Porcelain tiles throughout, top of the line fixtures.


Oceanaire Condominiums Royal Breeze Ambergris Caye, Belize. Property Oceanaire Condominiums Royal Breeze Building 2, 3 and 4 Bedroom Condos Overlooking the Barrier Reef and the Caribbean Sea from the shores of beautiful Ambergris Caye, Belize OceanAire welcomes you to the most luxurious and affordable oceanfront condominiums in Belize, Central America.

Contact: for Above Condo Listings.


Boca Del Rio Corner Lot Ambergris CayePrime Ocean View Property Located a ten minutes walk on the beach from the heart of town, corner lot measuring approximately 60' road frontage by 70' deep overlook one of the finest beaches, and the crystal clear waters in the Caribbean.


Holiday Lands Beachfront Lot Ambergris CayeHoliday Lands, Ambergris Caye, Belize lot measuring approximately 100' x 150' Area Description Just south of San Pedro Town Located 3 miles south of San Pedro Town. Beachfront lot measuring approximately 100' x 150' located in the subdivision known as Holiday Lands. Terms (20% down, 10% interest in 10 years)

More photos and Information Click Here!


Flying Fisherman Beachfront Lot Ambergris CayeLocated approximately 4 miles north of San Pedro Town, Ambergris Caye, Belize. Lot # 1 being a beachfront lot measuring approximately 50’ beachfront by 75’ deep located in the subdivision known as Flying Fisherman.


Boca Ciega Beachfront Lot Ambergris CayeLot is in a quiet cul de sac off main road south of San Pedro. The beautiful lot is high and ready to build on. The open view is the beautiful Caribbean waters of the Hol Chan Marine Reserve. Lot measuring about 71' beachfront by 95' deep is in the subdivision known as Boca Ciega Ambergris Caye Belize.

Contact: for Above Condo Listings.

Back to the Home of Ambergris Caye Real Estate Click Here.



Real Estate Attorneys.

The following list of attorneys practicing in Belize was provided by the United States Embassy to Belize. Neither the Embassy or AMBERGRIS CAYE REAL ESTATE assume responsibility for the professional ability of the individuals named below or the firms listed . All the telephone numbers in Belize are country code 501. When dialing from the U.S., dial the prefix 011 first then the number.

Moore, Antoinette of the LAW OFFICES OF ANTOINETTE MOORE,83 Commerce Street, Dangriga Town, Stann Creek District. Admitted to Belize Bar in 1996. Speaks English and some Spanish. General Practice. Will take cases outside Belize City. Office Phone: 5-22457 Fax: 5-22457. E-mail:

Musa-Pott, Samira of 120A New Road, Belize City, Belize. Admitted to Belize Bar in 1996. Speaks English and some Spanish. General Practice. Office Phone: 2-35924 Fax: 2-31123. E-mail:

Perez, Alberta of THE GOVERNMENT OF BELIZE. Admitted to Belize Bar in 1998. Speaks English, Garifuna, and some Spanish. Family Law and Criminal Matters. Office Phone: 2-74114/ 74107 Fax: 2-34320.

Ramirez, Cecil M. of RAMIREZ & ASSOCIATES, 20 Macaw Avenue, Belmopan and Church Street, San Ignacio Town, Cayo District. Admitted to Belize Bar in 1987. Speaks English and Spanish. General Practice. Office Phone: 8-22478. Fax: 8-22065.

Sabido, Oscar A. of OSCAR A. SABIDO & CO., #5 New Road, Belize City, Belize. Admitted to Belize Bar in 1979. Speaks English and fluent Spanish. General Practice. Office Phone: 2-35803. Fax: 2-35839. Home Phone: 2-72901. E-mail:

Shoman, Lisa M. of SHOMAN, CHEBAT, & ASSOC., 62 Cleghorn Street, Belize City, Belize. Admitted to Belize Bar in 1988. Speaks English and Spanish. General Practice with specialty in commercial corporate and offshore. Office Phone: 2-34160. Fax: 2-34222. E-mail:

Sooknandan, Lutchman of SOOKNANDAN’S LAW FIRM, 7 Barrack Road, Belize City, Belize. Admitted to Belize Bar in 1986. Speaks English. General Practice. Office Phone: 2-32469. Home Phone: 2-32625. Fax: 2-35164.

Twist, Oswald H. of the BELIZE LEGAL AID CENTER, 1 Treasury Lane, Belize City, Belize. Admitted to Belize Bar in 1996. Speaks English. General Practice. Office Phone: 2-72113 Fax: (2) 70085 Home Phone: 8-20149.

Waithe, Dons Richard of DONS WAITHE LAW FIRM, 3A Queen Street, Belize City, Belize. Admitted to Belize Bar in 1992. Speaks English. General Practice. Office Phone: 2-35827 Fax: 2-35828. Home Phone: 2-34313. E-mail:

Williams, Marilyn L. of the LAW OFFICES OF MARILYN L. WILLIAMS, 76 Dean Street, Belize City, Belize; and 5 Park Street, Orange Walk Town, O/W District. Admitted to Belize Bar in 1995. Speaks English and limited Spanish. General Practice. Office Phone: 2-78436. Fax: 2-77381. Home Phone: 2-31178. E-mail:

Williams, Rodwell of BARROW & WILLIAMS, 99 Albert Street, Belize City, Belize. Admitted to Belize Bar in 1985. Speaks English. General Practice. Office Phone: 2-75280. Fax: 2- 75278. E-mail:

Young, Michael Clarence Edward of YOUNG’S LAW FIRM, 28 Regent Street, Belize City, Belize. Admitted to Belize Bar in 1977. Solicitor of the Supreme Court of Belize. Corresponds in English. General Practice. Office Phone: 2-77406. Fax: 2-75157. Home Phone: 2-32519. E-mail:

Anderson, Kirk of ANDERSON’S LAW FIRM, 57 Albert Street, Belize City, Belize. Admitted to the Belize Bar in 1991. Speaks English. General Practice and Criminal Matters. Office Phone: 2-72434. Fax: 2-73535. Cell Phone: (014) 8730.

Arana Rodolfo, Michelle of 91 North Front Street, Belize City, Belize. Former Crown Counsel to Belize Government 1992-1994. Admitted to Belize Bar in 1996. Speaks English. General Practice. Office Phone: 2-33784. Home Phone: 2-35125.

Arguelles, Emil of GLENN D. GODFREY & CO., 35 Barrack Road, Suite 301, Belize City, Belize. Admitted to Belize Bar in 1998. Speaks English. General Practice a. Office Phone: 2-33530. Fax: 2-33501. Home Phone: (014) 6006 or 2-33989. E-mail: Web site:

Barrow, Dean O. of BARROW & WILLIAMS, 99 Albert Street, Belize City, Belize. Admitted to Belize Bar in 1976. Speaks English and Spanish. General Practice. Office Phone: 2-75280. Fax: 2-75287. Home Phone: 2-31036. Web site:

Barrow, Denys Arthur of BARROW & COMPANY, 23 Regent Street, Belize City, Belize. Admitted to Belize Bar in 1977. Speaks English and Spanish. General Practice. Office Phone: 2-77410. Fax: 2-78460. E-mail:

Barrow, Dylan of the LAW OFFICES OF RAYMOND H. BARROW, 121 Albert Street, Belize City, Belize. Admitted to Belize Bar in 1985. Speaks English. General Practice. Office Phone: 2-72912. Fax: 2-71270.

Barrow, Raymond H. of the LAW OFFICES OF RAYMOND H. BARROW, 121 Albert Street, Belize City, Belize. Admitted to practice as an attorney and solicitor of the Supreme Court of Belize in 1977. Former Crown Counsel to Belize Government. Speaks English and Spanish. General Practice. Office Phone: 2-72912. Fax: 2- 71270.

Bradley, Jr., Leo of YOUNG’S LAW FIRM, 28 Regent Street, Belize City, Belize. Admitted to Belize Bar in 1998. Speaks English and Spanish. General Practice. Office Phone: 2-72408. Fax: 2-75157. Home Phone: 2-32726.

Dujon, Nicolas V. of DUJON & DUJON, 4 Eve Street, Belize City, Belize. Admitted to Belize Bar in 1978. Former Crown Counsel to Belize Government. Former Clerk of Courts to Jamaica Government. Speaks English and Spanish. General Practice. Office Phone: 2-45926. Fax: 2-35869. Email:

Lindo, Dean R. of LINDO’S LAW FIRM, 7 Church Street, Belize City, Belize. Admitted to the Belize Bar in 1964. Corresponds in English and Spanish. General Practice. Office Phone: 2-77388. Fax: 2-75168. Home Phone: 2-44217. E-mail:

Lumor, Fred of MUSA & BALDERAMOS, 91 North Front Street, P.O. Box 571, Belize City, Belize. Speaks English. General Practice. Office Phone: 2-32940. Fax: 2-31149. E-mail:

Marin, Magali G. of BARROW & WILLIAMS, 99 Albert Street, P.O. Box 617, Belize City, Belize. Admitted to the Belize Bar in 1997. Speaks English and Spanish. General Practice. Office Phone: 2-75280 Fax: 2- 75278. E-mail:

Marshalleck, Andrew E. of BARROW & COMPANY, 23 Regent Street, Belize City, Belize. Admitted to Belize Bar in 1996. Speaks English. General Practice. Office Phone: 2-77410 Fax: 2-78460. E-mail:

Marshalleck, Jacqueline A. of YOUNG’S LAW FIRM, 28 Regent Street, Belize City, Belize. Admitted to Belize Bar in 1999. Speaks English and French. General Practice. Office Phone: 2-77406. Fax: 2- 75157. E-mail:

Back to the Ambergris Caye Real Estate Home Page.


Buying, Building and Renting in Belize

Buying, Building and Renting in Belize
Buying, Building and Renting in Belize

Copyright 2001 by Lan Sluder

Of the many appealing things about Belize, probably none is more important to prospective retirees and relocatees than the relatively low cost of housing here. To be sure, in a few prime areas you can spend hundreds of thousands of dollars on North American-style luxury home, but you can also buy raw land at prices not seen in the U.S. since the 1960s and in some areas find a simple but pleasant rental house near the sea for under US$100 or $200 a month.

Add to that the ease of purchase or rental -- there are few restrictions on the purchase or use of real estate by foreigners, and legal documents are in English and follow English common law traditions -- and it’s even more apparent why Belize can be a terrific alternative to other retirement or relocation areas.

What’s Different, What’s Not?
Most of the same rules of thumb that apply when looking for a home, land or apartment in the United States or Canada also apply in Belize:

• Location, location and location are the three most important factors in determining price. Demand drives price. For example, many people dream of living on the beach, so beachfront property in Belize is in great demand, and prices are high compared with similar property inland or even one lot back from the beach.

• Prices vary greatly depending on your negotiation skills. If you’re a good horse trader, you’ll likely get a better deal in Belize than the guy who isn’t. Keep in mind that in most parts of Belize there is far more available real estate than buyers with cold cash, so don’t jump at the first deal that comes your way. Remember, too, that in real estate you almost always make your money when you buy, not when you sell.

• The more you know, the better price you’ll get. A common saying among expats in Belize is that the second house you buy or rent is twice as large as the first and costs one-half as much. Spend as much time in Belize as you can before you put any money in real estate.

• Caveat emptor. Buyer beware applies as much in Belize as anywhere else. Real estate agents in Belize aren’t licensed. That beachfront lot that looks wonderful in the dry season may be under two feet of water in the rainy season, and there are no laws in Belize that provide for you to get your money back if the real estate agent didn’t provide full disclosure. In addition, as soon as the word gets out that you’re in the market for a place to live, everybody and his brother will tell you about this little piece of property owned by a cousin of theirs. It may be a great deal, but look before you leap.

But a couple of things also are quite different about real estate in Belize:

• In Belize, there almost always is one price for Belizeans and another price for foreigners. The difference may only be a few dollars, but often the Belizean price may be one-half or less of the “rich foreigner” price. In some cases the differential may be five or ten times or more. From the expat’s point of view, this is unfair. From the Belizean point of view, this is perfectly kosher and reflects the reality that Americans (or Canadians or Europeans) make far more money for the same work as Belizeans and can well afford to pay more. One way around this problem is to get a trusted Belizean friend to find out the “local price” for you. Once the owner has quoted the Belize price, he or she won’t raise it, even if it’s discovered that you’re a foreigner. Another is spend enough time in the country to get a feel for the difference between the Belizean price and the non-Belizean price, so that at least you can bargain with your eyes open.

• The Belize market is very small and inefficient. The real estate market anywhere is inherently not very efficient, since sales involve one-of-a-kind properties sold at high prices to a relatively small pool of potential buyers. In Belize, the marketplace is even more inefficient. There is little real estate classified advertising, and most properties are sold or rented by word of mouth. Except for one or two informal associations of real estate companies, there are no multiple listing services, and many properties are for sale by owner. Thus, it’s not easy to find out exactly what is on the market or what the prices are. The pool of financially capable real estate buyers in Belize is small, leaving many sellers dependent on foreign buyers. There are few qualified real estate agents, appraisers and surveyors. Mortgage financing is not easily available for foreign buyers, further reducing the size of the buying pool and requiring cash sales or owner financing. All this means that prices for similar properties can be all over the board. Also, the time to sell a property may be measured in years rather months. Which is something to think about as you buy real estate which you may someday want to sell.

Shopping for Housing
If you are interested in buying or renting property in Belize, how do you go about finding properties for sale or rent?

Except for occasional ads in the San Pedro Sun on Ambergris Caye and in Belize City newspapers, few properties are advertised for sale. Real estate agencies do maintain listing brochures, and you can contact them to request a copy. Increasingly, brokers use the Internet as their primary way of presenting listings and of getting prospective buyers. This is as true in Belize as it is in California. See the real estate agent listings below for addresses of real estate Web sites in Belize. Even with the Internet, however, you’ll miss three-fourths of available properties. To find out what’s really for sale, you’ll have to spend time on the ground in Belize. Most properties are for sale by owner, rather than being listed with a broker. In many cases, you will see no sign or other indication that a property is for sale. Just start asking around, and before long you’ll have more deals being offered you than you can even begin to consider.

This goes double for rentals. It is rare to see a house advertised for rent in a newspaper, and brokers handle only the most expensive rentals. About the only way to find a house or apartment to rent is to spend some time in the area where you wish to rent. Drive around and look for vacant homes, or ask foreign residents or Belizeans for tips on what’s available.

Real Estate Brokers
In Belize, anyone can be a real estate broker. No license needed. No schooling, no bonding, no continuing education. All you need is enough money to print business cards, and, presto, you’re a broker. Selling real estate is a popular first job for expats in Belize, and some do it on the side without a work permit. Quite a few hoteliers, dive shop operators and taxi drivers peddle real estate to tourists on the side. One of the best-known real estate guys in Placencia, until he left to sail his boat around the Caribbean, was also the proprietor and barkeep of one of the most popular bar on the peninsula.

Not surprisingly, the quality of agents varies. Some are professional and honest. A few are out for a fast buck. The ones we’ve listed here and in the Prime Location chapters are among the best we’ve heard about, but even so your mileage may vary.

Real estate commissions in Belize are similar to those in the U.S. Agents typically charge the seller 6 or 7 percent commission on residential property, and around 10 percent on raw land. Because many properties are in remote areas, brokers often charge prospective buyers expenses for travel and transportation incurred in connection with showing properties.

Selected Agents
Here some real estate agents who have been given good marks by expats in Belize (but check them out for yourself).

Bill Wildman, Belize Land Consultants, P.O. Box 35, Corozal, tel. 501-4-38005, fax 4-38006, e-mail, Bill, a Canadian land surveyor and wife Jenny, originally from England, developed Consejo Shores near Corozal Town and also have more than 30 years of real estate experience in Placencia and elsewhere in Belize.

Belize Real Estate (W. Ford Young Real Estate, Belize City, and Langdon Supply, Ambergris Caye), 160 N. Front Street (P.O. Box 354), Belize City, tel. 501-2-72065, fax 2-31023, e-mail, Properties throughout Belize.

John C. Burks, Regent Realty, 81 N. Front St., Belize City, tel. 501-2-73744, fax 2-72022, e-mail, John, an American who first came to Belize in 1972 to raise cattle, has listings all over Belize and represents The Plantation in Placencia.

Madeleine and John Estephan, Emerald Futures Real Estate, 13 Cork Street, #3 (P.O. Box 1442), Belize City, tel. 501-2-36559, fax 2-36559, e-mail, Emerald Futures has properties in most areas of the mainland. The Estephans were born and raised in Belize.

Amanda Symes, Sunrise Realty, P.O. Box 80, San Pedro, Ambergris Caye, tel. 501-2-63737, fax 2-63379, e-mail, Focuses on properties on Ambergris Caye.

Diane Campbell, San Pedro, Ambergris Caye, tel. 501-2-65203, e-mail Diane is a former Californian who with her husband has build a number of homes on Ambergris Caye, including the Los Encantos development.

Restrictions on Ownership
Belize imposes few restrictions on ownership of land by nonnationals. Unlike Mexico, which prohibits the direct ownership of land by foreigners on or near the coast, in Belize foreigners can buy and hold beachfront real estate in exactly the same way as Belizeans.

The only limitations on ownership by foreign nationals are these:

• Formerly, an alien license from the government was required for the purchase of properties of 10 acres or more anywhere and for properties of 1/2 acre or more within city limits, on the cayes or in a few other restricted areas. In most cases, these alien licenses were routinely granted by the Ministry of Natural Resources and the Environment in Belmopan (tel. 501-6-22249). However, in spring of 2001, the alien license law was repealed.

• Government approval is required, from the Ministry of Natural Resources, before the purchase of any island, regardless of size.

Real Estate Prices
Property prices vary greatly in Belize from one area to another. They generally are highest in Belize City, on Ambergris Caye and in Placencia, and lowest in remote rural areas. In large tracts, raw land is available in Belize for under US$100 an acre, but for this price access may be poor and surveying costs may exceed the cost of the land itself. Good agricultural land might range from US$250 to $2,000 an acre, depending on quality and access. Home prices range from under US$15,000 for a simple Belizean-style home in a small village to US$500,000 for a luxury home on the beach in San Pedro. Finished, newer homes typically sell for from US$30 to $80 per square foot, though of course the location of the lot or land also is a major factor.

The condominium type of ownership is new to Belize, and most condos are on Ambergris Caye. Prices start at under US$100,000 for a one-bedroom unit. Belize has a few timeshares, also mostly on Ambergris Caye. These are generally not a good investment.

Property in Belize has appreciated over the past two decades, but by exactly how much is more difficult to say. Real estate agents say that some beachfront property in Placencia and elsewhere that was selling for under US$100 a front foot in 1980 is now going for US$1,000 or more a foot. Real estate agents naturally talk up the appreciation potential, but keep in mind that the Belize economy is closely tied to the economy in the U.S. Should America’s economic machine go into a tailspin, expect to see little if any growth in real estate values in Belize.

Even with appreciation, real estate prices in Belize are still inexpensive by the standards of the U.S. or most of Western Europe. That’s especially true of beachfront prices. Waterfront lot prices on the Eastern seaboard of the U.S. or in Florida rarely are less than US$200,000 to $500,000, and in places like Hilton Head, S.C., or Ft. Lauderdale, Fla., can easily reach US$3 million or more, whereas beachfront building lots on Belize’s Caribbean are still available for US$50,000 to $100,000.

Here’s a sampler of what you can expect to get for your money in Belize in 2000:

Under US$10,000
10 acres of farmland in Cayo or other rural area
Seaview (not seafront) lot in Corozal
Seaview lot on Long Caye

Under US$25,000
Canal/lagoon lot in Placencia
Seaview lot on Ambergris Caye
Small Belizean-style two-bedroom home in village or rural area
20-acre farm with small basic dwelling in rural area
6-acre “farmette” with utilities near Consejo Shores and Corozal Bay

Under $50,000
Beachfront lot on Ambergris Caye
Beachfront lot in Placencia, Hopkins or Corozal
Pleasant small concrete home in Corozal or Cayo
Mennonite “prefab” small house on canal/lagoon lot in Placencia

Under US$100,000
50-acre farm with dwelling and outbuildings in northern Belize, Cayo or Toledo
Modern 1,000 square-foot home on waterfront in Corozal or Hopkins area
One-bedroom condo on Ambergris Caye

Under $200,000
Two-bedroom condo on water on Ambergris Caye
Deluxe 1,800 square-foot home on nice lot in San Ignacio, Placencia or Corozal
150-acre farm with nice home, outbuildings and equipment in rural area

Under $500,000
Luxury 5,000 square-foot home on small estate in Cayo
Luxury 3,000 square-foot home on the beach on Ambergris Caye
1,000-acre farm with nice home, outbuildings and equipment in rural area

Fees and Costs of Purchase
Besides the cost of the property, you are likely to incur charges associated with the purchase that total 12 to 15 percent of the purchase price. These include the following:

• Land title transfer fee, sometimes called stamp tax: Everyone in Belize pays 5 percent transfer tax; non-citizens pay an additional 5 percent tax, for a total of 10 percent. At press time, the Belize Tourist Board was working to have this additional 5 percent tax repealed for those in Belize as permanent residents under the Qualified Retired Persons Incentive Act.

• Attorney’s fee: For around 2 percent of the purchase price, the attorney will draw up transfer documents and search the title.

• Property taxes: These are levied in advance and will be about 1 percent of the market value of the unimproved land outside city limits. Taxes within city limits but vary from around 3 to 8 percent of the value of the land (not the buildings and other improvements).

Registration and Title
There are three different real property title systems in Belize:
1. Conveyance system, which involves the transfer of land by conveyance and registration. In order to assure that the seller actually owns the land, a title search must be made in the Lands Unit in Belmopan (formerly Registry Office in Belize City), to unearth the chain of title and to uncover any encumbrances such as uncanceled mortgages. This search is normally done by an attorney. The owner holds a deed but the proof is in the registry search. Unfortunately, it is sometimes difficult or impossible to trace old conveyances with any degree of certainty of results, due to the terrible condition of the index books.

2. Torrens system, which involves a First Certificate of Title (FCT) followed by Transfer Certificates of Title (TCT). Unlike the “real” Torrens system in use in parts of the U.S. and elsewhere, the Belize systems is not backed up by a fund which guarantees title. Under this system, the undischarged (uncanceled) "charges" or encumbrances and the transfers from the title are shown on the relevant Certificate, so no further search is normally needed before the new Transfer Certificate of Title is issued, following the application for transfer.

3. Registered Land Act system, in which application for transfer is made, and a new Land Certificate is issued to the grantee. Under this system, an application is made for title transfer and a new Certificate of Title is issued to the grantee. Any existing "charges" will be shown on the Land Register for that parcel of land. The owner holds a Certificate of Title, and this, together with the relevant Land Register entries is the proof of ownership.

Which system you use depends on where your property is located. With only a few exceptions you won’t have a choice. If for example your property is located in an area of Belize where the Registered Land Act system is in place, such as around Belmopan or in a planned subdivision, your property will be registered under that system. Land in Belize is being put into this system area by area until eventually the entire country will be included in it. The Government of Belize in 2001 received a grant to help it pay for consolidation of land registration systems under the Registered Land Act.

Title insurance may be available. Regent Insurance (tel. 501-2-73744 in Belize City) offers title insurance through Stewart Title, a U.S. company. Typically, title insurance costs 1 percent of the purchase price.

Need for a Lawyer
You don’t hear many lawyer jokes in Belize. In Belize, attorneys remain trusted advisors. They’re usually well-connected, well-paid pillars of the community who wield real power. A roster of attorneys in Belize will reveal the surnames of families with histories in Belize going well back into colonial times along with those of today’s political leaders including Barrow, Young, Shoman, Musa, Courtenay and Godfrey. In any real estate transaction, you should have your own Belize attorney. Typically the fee will be around 2 percent of the purchase price. See the appendix for a list of lawyers, all located in Belize City. See Attorneys in Belize.

Land in Belize is usually purchased on terms under an Agreement for Sale or Contract for Deed whereby the seller keeps title to the property until it has been paid for in full. Terms vary but can range from 10 percent down with 10 years to pay at 10 percent simple interest per annum -- about the best deal you can hope for -- to 50 percent down and three years to pay at 12 to 14 percent.

Residential property may also have owner financing, although commonly the lowest price will be for an all-cash deal. It is difficult for a non-resident to get a mortgage loan from a bank in Belize for buying new homes or building, so you should be prepared to pay cash or to get financing through a loan from a non-Belize financial institution on your assets back home.

For citizens and official permanent residents of Belize only, the Development Finance Corporation, a financial institution owned by the government of Belize, makes loans of US$3,000 to $75,000 for building or buying housing for up to 25 years at interest rates of 8 1/2 to 13 percent. The DFC also has developed housing subdivisions near Belmopan, on the Northern Highway in Belize District and in Corozal Town. These subdivisions have new homes such as a 680 square footer for US$33,000 and a home of about 1,000 square feet for US$41,000. Financing is at 12 percent for up to 25 years.

Rental levels in Belize also vary widely, being highest on Ambergris Caye and in Belize City. In upscale areas of Belize City such as West Landivar and Caribbean Shores, you can expect to pay around US$.80 to $1.50 per square foot per month, or about US$800 to $1,500 a month for a 1,000 square-foot two-bedroom apartment. On Ambergris Caye, a modern one-bedroom apartment goes for US$400 to $750 and a two-bedroom US$650 to $1,500. Elsewhere, rentals are much lower. In rural areas and low-cost towns such as Corozal, you can find a small house in a safe area for under US$250 a month. We know of several expats in Corozal who rent for under US$100 a month, and while their homes are not fancy they are comfortable, typically of concrete block construction with a couple of small bedrooms, bath, a living room and a kitchen with stove and refrigerator.

In all areas, North American-style housing with air conditioning, modern appliances, security will be many times more expensive than a traditional Belize rental, simple concrete or wood house, with only basic amenities and probably no appliances except for a butane stove and a small fridge.

Short-Term Rentals
If you’re coming to Belize on a scouting expedition, consider a short-term rental. Staying in a house or apartment rather than in a hotel can help you decide if Belize is really for you. Unfortunately, there are not a lot of short-term vacation rentals in Belize. Most of them are concentrated on Ambergris Caye, but there are a few in other areas including Placencia and Corozal.

Here are some sources of short-term rentals:

Ambergris Caye
Caye Management (Barrier Reef Drive, San Pedro, tel. 501-2-63077, fax 2-62831, e-mail, has the best selection of rental houses and condos on the island. Weekly rentals are mostly US$700 to $2,000. Six-month rentals start at around US$600 to $800 a month. Also consider short-term condo rentals. One good option is Banana Beach (P.O. Box 94, San Pedro, tel. 501-2-63890, fax 501-2-6389, e-mail, for around US$1,200 a month.

Kitty’s Place (P.O. Box 528, Belize City, tel. 501-6-23227, fax 6-23226, e-mail, www. manages a number of rental houses in and near Placencia village, starting at around US$300 a week or US$1,000 a month. Barnacle Bill’s (23 Maya Beach, Placencia, Stann Creek, tel. 501-6-37010, e-mail, has two nice one-bedroom cottages on the beach at Maya Beach, for under US$500 a week. Serenade (tel. 501-6-23420, e-mail, a small, newly built two-bedroom house in Placencia village goes for under US$250 a week.

Corozal Town
Corozal Bay Inn (P.O. Box 184, Corozal Bay Road, Corozal Town, tel. 501-4-22691, e-mail, has attractive two-bedroom suites with kitchenettes for around US$300 a week. Bed and Bananas is a lovely two-bedroom house in Consejo Shores owned by a German couple that rents for US$650 a month plus utilities -- reservations are available through a Web site,

Building a New Home
As a general rule, you will get more for your housing dollar in Belize by building rather than buying a completed home. If you can put up with the hassle of construction, you can build a house with details such as built-in furniture, exotic tropical hardwood floors and custom-made mahogany cabinets that in the U.S. would be found only in the most upscale homes.

In Belize as elsewhere construction costs vary depending on such factors the cost of transportation of materials to the building site, the terrain and quality of work. As rules of thumb, in Belize construction costs are highest on the coast and cayes, because of the need to use hurricane-resistant construction. In the case of the cayes, it costs extra to transport building materials by boat. Building costs also are higher in southern than in northern Belize. Inexpensive building materials are more readily available in northern Belize since they can be imported from Chetumal, Mexico.

Labor in Belize is much less expensive than in the U.S., with carpenters getting around US$25 a day or less. While labor may be cheap, jobs usually take longer in Belize. Workers may be skilled at construction techniques common in Belize but may lack knowledge about building in the American style. Outside of urban areas, it is difficult to find qualified craftspeople such as electricians and plumbers. Building materials vary but are mostly no cheaper than in the U.S., except for locally produced items such as tropical hardwoods which run about US$1,000 for 1,000 board feet. Cement is more expensive than in the U.S., as are most bathroom and kitchen fixtures which have to imported. Flooring materials such as salt tiles from Guatemala and Mexico are moderately priced and of high quality.

Overall, building costs in Belize range from around US$25 to $100 a square foot, not including the cost of land. At the bottom end, that would be a simple Belizean-style block house or frame construction, and at the top it would be high-quality concrete construction with hardwood floors and trim and with many custom details such as hand-made doors and windows. Most commonly, you’d expect to pay about US$50 to $60 a square foot, so a 1,500 square foot home would cost US$75,000 to $90,000 to build. That’s about one-half of typical costs for construction in the U.S.

Of course, if you have a nose for thrift you can build for much less than that. We know one man, from Louisiana, who built a small house on a lagoon north of Corozal for about US$4,000. He collected building materials such as old planks and boards that were floating in the lagoon, scrounged others from old houses and did most of the actual construction work himself.

Mennonite builders sell prefabricated frame buildings which they will install on your site. This is an inexpensive and quick way to get a home up in Belize.

In areas at risk of hurricanes and tropical storms, you’ll have to put in deep pilings and raise the first floor above ground level to avoid water damage. Reinforced concrete is the preferred construction. Hurricane straps and rafter ties are inexpensive protection against having the roof blown away.

In the past, the only building codes in Belize have been those imposed by local municipalities. Many rural areas had no codes at all. In 1999, work began on developing a national building code calling for nation-wide standards of construction. This new code is expected to be implemented soon.

Free Land in Belize?
From time to time we get questions about the possibility of homesteading or otherwise getting free land in Belize. Yes, there is such a program in place, but here are the catches: First, you must be a Belizean citizen or have lived in the country as an official resident for at least three years. Second, land is only available in certain areas. Mainly it is small tracts or building lots. This is not the homesteading hundreds of acres of prime farm land that you read about in the your American history book. Third, you have to lease the land from the government, clear it and actually construct a home. At that point, for a nominal amount you can buy the property from the government, and you will get title. Given all the time and red tape involved, and the low cost of land in Belize, it’s hardly worth it to get a small piece of land worth a few hundred to a few thousand dollars. Frankly, if the only reason you moved to Belize is to take advantage of such a scheme, it’s unlikely you’ll have the financial resources to make it in Belize long enough to qualify for the program.

Back to the Ambergris Caye Real Estate Home Page

Buying, Building and Renting in Belize

Commercial Hotels Resorts and Restaurants For Sale.

Commercial Property For Sale

Hotels and lodges reportedly for sale in Belize now, with the asking prices:


San Ignacio Resort Hotel, San Ignacio, US$2,500,000
Mopan River Resort, Benque Viejo, US$2,850,000
Roaring River Lodge, US$250,000
Inn at Xunantunich, Succotz, US$375,000 (with terms)
Warehouse Factory US95,000
Casa Maya, San Ignacio, US$900,000
Black Rock Lodge, US$1,100,000 (SOLD)
Parrot's Nest, Bullet Tree
Royal Mayan Resort, Benque Viejo, US$1,750,000
Bakery and Offices email for US price.
Warrie Head Ranch & Lodge, near Georgeville, US$1,500,000
Windy Hills, US$2,500,000


Manatee Inn, Placencia Village, US$375,000
Serenity Resort, Placencia, US$2,000,000 (SOLD)
Placencia Village, Small Resort US1,100,000
Miller’s Landing, Placencia, US$1,500,000
Sportfishing Lodge US1,600,000
Singing Sands, Maya Beach, US$750,000
Luba Hati, Seine Bight, US$3,095,000 (SOLD)

Green Parrot, Maya Beach

Macovy Blues Hotel & Restaurant, US$475,000
Mariposa Beach Suites, Placencia - (SOLD)
Beachfront Restaurant and bar 500,000
Paradise Vacation Hotel, Placencia Village
Maya Breeze Inn, US$1,100,000 (SOLD)
Rum Point Inn (SOLD)


Kanantik US$10,000,000
2 Oceanfront Lots US275,000
3 Lots on Caribbean Sea beachfront US250,000
Jaguar Reef Lodge, US$4,705,000


El Chiclero Inn, Burrell Boom, US$995,000
9000 ft canal front on Caribbean Sea Belize City US2,500,000
JB’s Restaurant and Cabanas, Western Highway, US$300,000


Pedro's Backpacker Inn, US$660,000
Salamander Hideaway, US$1,700,000
Island Internet licensed bar $69,000.00US
Rubie’s II (not original Rubie’s), San Pedro, US$399,000
Corona del Mar, San Pedro, US$2,700,000
Lili’s, San Pedro, US$1,200,000
Royal Palm, US$6,000,000
Seven Seas Resort/Timeshare, US$2,150,000
Copacabana, US$375,000
Supermarket Heart of San Pardo US895,000


Hok’ol K’in Guesthouse, Corozal Town, US$598,000
Fantasy Point, Progresso, US$749,900
Operating Hotel, Bay of Corozal US750,000
Las Palmas, Corozal Town, US$2,900,000
TJ's/International Cozy Corners, US$399,000


Seaside Cabanas, US$2,400,000
Belize Odyssey Resort, Caye Caulker, US$3,500,000
Bel-Isle Development, US600,000
Tropics Hotel, Caye Caulker, US$995,000
Barefoot Caribe (formerly Sobre Las Olas), Caye Caulker, US$1,800,000
Loraine's Guest House, US$450,000


Sea Front Inn, Punta Gorda
2 Acres Beachfront US225,000
Tranquility Lodge, Jacinto, US$240,000


Blackbird Caye Resort, Turneffe Atoll, US$8,000,000
San Mateo Lagoon, 8.75 Acre Private Island US350,000
Slickrock Adventures camp, Long Caye, Glover’s Atoll, US$1,400,000 (doesn’t include island real estate)
Acreage near Turneffe 8 feet above sea level US500,000
Caye Chapel Island Resort, Caye Chapel, somewhere north of US$50 million

Contact for info on any property listed above.

Map of Belize from Mainland to the Cayes and Islands.

Belize Map
Click the Belize Map to enlarge the photo.

Commercial Property For Sale.



Ambergris Seaside Real Estate, P.O. Box 163, San Pedro, Ambergris Caye, tel. 501-226-4545, fax 501-226-3545

Alpha & Omega International Realty & Consultants, Corozal Town, tel. 501-207-8887; e-mail

Bayshore Limited, 100 Embarcadero road, Maya Beach, Placencia Peninsula, Stann Creek District, tel.
501-523-8019;, e-mail

Belize Jewel Realtors Ltd., 3 1/2 Miles Northern Hwy., New Horizon Bldg., Suite 101, Belize City, tel. 501-223-2588, fax 501-223-1069; email,

Belize Land Properties Ltd. (Hector Romero), 9 Third Street, King's Park, Belize City, tel./fax 501-223-4807; e-mail,

Belize Realty Services 29 Burns Avenue, San Ignacio, Cayo, tel: 501-801-0195 or 501-610-2265,

Belize Shores Realty (Paul and Karol Kammeyer) San Pedro, Ambergris Caye, tel. 501-226-2825, e-mail ,

Blue Diamond Realtor (Janelle and Robert) Tarpon Street, San Pedro Ambergris Caye, Belize 501-226-3933,, email

Buy Belize Real Estate, (Estevan Perera), 2.5 Miles Western Highway (P.O. Box 2276), Belize City,

Caribbean Properties Consultants, P.O. Box 149 Dangriga, Stann Creek District, tel. 501-523-7299 or 669-9000, e-mail:,

Casa Cayo Real Estate (Richard McMinimy), San Pedro, Ambergris Caye; tel. 501-226-2791; e-mail,

Cayo Connection (Jose Mendoza), #1 Bullet Tree Rd., San Ignacio, Cayo; tel. 501-670-3296 or 824-4691;

Ceiba Realty (Jonathan Lohr), 119A Western Highway, Santa Elena Town, Cayo; tel. 501-824-4050 (normal working hours), or cell 501-610-4458; e-mail or,

Century 21 Isla Bonita, San Pedro, Ambergris Caye; tel. 866-589-4618;

Charlotte's Casa Belize, 78 5th Ave., Corozal; tel. 501-422-0135, cell 607-0456; e -mail,

Diane Campbell, San Pedro, Ambergris Caye, tel. 501-226-5203 or 610-5118; e-mail

Coldwell Banker Belize, (Jonathon Mullen) San Pedro, Ambergris Caye; tel. 501- 226-3400;, e-mail

Consejo Shores Ltd. (Bill Wildman), P.O. Box 35, Corozal Town, tel. 501-423-1005, fax 423-1006; e-mail,

Coral Beach Realty, Barrier Reef Drive, San Pedro, tel. 501-226-2681, fax 226-2875; email

Deloitte Property Management Ltd., 40A Central American Blvd., Belize City, tel. 501-227-3020, fax 227-5792, e-mail;

Emerald Futures Real Estate, 13 Cork Street, #3 (P.O. Box 1442), Belize City, tel. 501-223-6559, fax 223-6559, e-mail

EZBelize Real Estate, 4 Progress St., Orange Walk Town, tel. 501-322-0503,

IVORR Real Estate Agency, 7145 Slaughterhouse Road, Belize City, tel. 501-223-5560, cell 501-620-3711, e-mail ,

Mel's Belize Paradise,, email

Paradise Found Belize Ltd., 99 Albert St., Belize City, tel. 501-223-6300 or 925-200-9808 (U.S.), email,

Pelican Properties, San Pedro, Ambergris Caye, tel. 501-226-3234, fax 226-3434, e-mail

Premier Real Estate, 2 Miles Western Highway, Belize City, tel. 501-224-4075 or 225-9052, cell 501-610-4343, fax 501-222-4150, e-mail,

Rainforest Realty, P.O. Box 195, San Ignacio, Cayo; tel. Macarena Rose at 501-670-4045 or Alexia at 501-660-6336, USA direct: 727-490-7710;, email

Real Estate in Belize, a real estate listing web site;

Realty Management of Belize Ltd., 24 Daly Street, Belize City, tel. 501-223-3523, fax 223-3375, e-mail ;

Regent Realty, 81 N. Front St., Belize City, tel. 501-227-3744, fax 227-2022, e-mail

RE/MAX Central Belize, 2A South Park St., Belize City, tel. 501 223 7667, e-mail

Sirena del Mar Ltd. Real Estate & Development Services, Front Street, Caye Caulker, tel. 501-226-0404,

South Belize Realty, specializing in Stann Creek and Sittee Point area properties. Tel. 512-382-6779 in the U.S. Ron Forrester at

Southwind Properties, P.O. Box 1, San Pedro, Ambergris Caye, tel. 501-226-2005, fax 226-2331, e-mail,

Sunrise Realty, P.O. Box 236, #1 Barrier Reef Dr., San Pedro, Ambergris Caye; tel. 501-226-3737, fax 226-3379;; e-mail

Triton Properties, Barrier Reef Dr., San Pedro, Ambergris Caye; tel. 501-226-3783, fax 226-3549; e-mail

Tropic Real Estate, P.O. Box 453, Belmopan, Cayo, tel. 501-824-3475, fax 824-3649 , e-mail

Vista Real Estate, 122 Eve St. (P.O. Box 2383), Belize City, tel. 501-223-2427, fax 223-2228, e-mail, or

Yearwood Properties, General Delivery, Placencia, tel./fax 501-523-3462, e-mail

Copyright by 2007

Page last updated this month 2007