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Real Estate In Belize

Buying real estate in Belize involves careful planning, legal checks, and understanding costs like stamp duty. Options range from beach condos to jungle homes, each with pros and cons. Foreigners face few restrictions, and prices are rising due to tourism. Hiring an attorney, researching areas, and spending time locally before buying are key to a smart investment.

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Boardwalk in Placencia, Belize at night.
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How To Buy Real Estate In Belize

Firstly, you need to find a property among all the available catalog if you are decided to look for a Belize Real Estate. We recommend renting in the area for a few months before you make any final decisions.

This will give you time to get a feel for the neighborhood. And, if possible visit the area at different times of year to get the best understanding of the climate.

Hire an attorney and get them to check that the property has the proper title, and that the seller is in fact the owner.

Lief Simon, Director of Overseas Property Alert, Founde of Simon Letter, and Founder, of Global Property Advisor

Reviewed By Lief Simon

Lief Simon is the managing editor of Global Property Advisor, Simon Letter, and Offshore Living Letter. He has purchased more than 45 properties, investing in 23 different countries around the world.

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Table of Contents

Next make an offer, negotiate, and agree on a price for the property. Once you have agreed to a price you will need to submit a written offer to purchase and pay a deposit.

Pay stamp duty and closing costs. Stamp duty is 5% of the purchase price for Belizeans. Foreigners pay 8%.

Your real estate agent should tell you this information but not all of them do. Make sure you check in advance and avoid paying the stamp duty on personal items.

In Belize, the seller pays the real estate agent’s commissions. The buyer pays for all the closing costs plus the stamp duty. If you are the buyer make sure you know it is not your responsibility to pay the real estate agent’s commission.

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Real Estate In Belize: What Kind Of Property Do You Want?

Hand holding magnifying glass and looking at house model, house selection, real estate concept
Adobestock/sommart

In Belize, you could invest in a condo on the beach, a home in a planned community, a house in a local town, or a piece of land in the country. Each purchase has its advantages and its downsides, so, it’s all about what you’re looking to accomplish.

Are you shopping for a place to live or for long-term appreciation? Do you intend to use the property full time yourself or only part time with the hope of renting it out otherwise?

Investing On A Beach Condo

To state the obvious, a beach condo puts you right on the beach but keep in mind that little Belize has a long mainland coast and cayes offshore, meaning lots of beach choices, and not all beaches are created equal.

Some beaches in this country are Robinson Crusoe-style. Others are rowdy and noisy with lots of nightlife and tourists. Again, it comes down to what you’re looking for. Do you want privacy or company, solitude or parties?

Investing On A Planned Community

A home in a planned community means privacy and security, peace and quiet. Planned communities are relatively new to Belize. 

Most are being built to North American standards, meaning you won’t have the quirkiness of a Belizean home (lights that turn on when you push the switch down, for example) and you won’t have Belizean neighbors, either.

This could be a plus for you or a minus. Planned communities are outside the towns for the most part, meaning that, while you’ll be safe and secure behind the guarded gate, you’ll also be a drive from shopping and restaurants. 

A drive at night in this country can be an adventure because the roads are basic, often dirt, and almost always unlit.

Investing On A Home In Town

A home in a planned community also means fees. Monthly HOA fees support the upkeep of community amenities and services. These can range from US$150 to US$200, something to keep in mind when doing your budgeting.

A home in town can be your most convenient option and also the most affordable. The trade-off is that, with rare exceptions, houses in Belizean towns are local Belizean houses. You may have to search for a while to find one that will be comfortable for you.

Not only is a local-style house in town more affordable than a new-built house in a planned community, but it also comes without a monthly HOA fee.

Investing On A Rental Home

If you’re thinking of buying something local in town, understand that zoning doesn’t exist in this country. If you buy or rent a nice big house in a nice part of town with a vacant piece of land next door, don’t be surprised if, a year later, someone buys that piece of land and builds a disco or a car repair shop. I’m not saying that will happen, but it could.

In short, if you’re looking for rental income, focus on San Pedro or Placencia. Those are Belize’s highest-trafficked tourist destinations.

And, if you are looking for appreciation, focus on Cayo and Corozal. These are the fastest-growing districts in this country.

Deciding whether to buy property in Belize or build your own? The Pros And Cons Of Buying Vs. Building In Belize

The Pros And Cons Of Building In Belize

Con Murphy, Belize Insider

To build or not to build, that is the question…

After deciding to move overseas, you’ve then got to decide between buying a residence and building your own.

If there were ever an award for the most contentious topic to cover for the expat in Belize (or anywhere else in Central or South America), construction would win it.

Every country has its share of expat-building-homes stories. Some are tales of great and heroic success… some of intrigue and woe… and the rest falling anywhere in between.

Here are some pros and cons to consider for each option:

  1. Buying an existing home you could get a good deal through a local realtor… or you might end up paying more than if you found a reputable contractor and built your home yourself.
  2. Building yourself (or contracting someone to do so) takes time, and some people mightn’t want to wait to start their new life. However, building your own may give the opportunity to ensure that your house is built correctly. (Not all structural problems are immediately apparent to the engineer who might be surveying an already existing home.)
  3. If you buy a ready-built home you “get what you see” (usually). Some buyers have run into rogue builders and scam artists, causing their projects to be more expensive than quoted or leaving them with unfinished work. (Just because you are in a lovely country doesn’t mean there aren’t unreliable builders here, both foreigner and local.)

Let me walk you through a typical construction process…

Many coming to Belize don’t fully appreciate how designing your home for the local climate can have huge effects on the comfort and operating costs of your home.

Old, colonial-style homes had many simple aspects that made living in the tropics possible and even comfortable. In the more extreme tropical climates, problems exist that those from up north don’t usually consider. Many of the best design and construction ideas come from those old pre-air-conditioning-era buildings.

For example, heating your home is not a problem, but cooling it down is.

When building in the tropics, remember the following:

  1. Deep overhangs on the roof that shade the walls of your house from direct sunlight between 9 a.m. and 3 p.m. greatly reduce the heat load inside the house—especially true in concrete houses.
  2. Orienting the house to the wind allows breezes to pass through the house and can save a small fortune in electricity.
  3. High ceilings and open floor plans allow maximum air movement. Narrower rooms, properly oriented to create a cross breeze through the house, can allow natural cooling at no cost.
  4. Well-designed houses incorporate passive cooling, such as vents high on the eaves to allow the rising heat to escape.

I know many people who never think to use their air conditioner here in Belize because of some smart thinking in their home design process. I also know others whose air conditioning is never turned off as it struggles to cool the concrete sauna that is their house.

Armed with these design basics, you can approach a local architect (or a less expensive draftsman, if you have a vague grasp of construction or are sure of the style you want). Your architect will produce a detailed set of plans and usually submits them to the Central Building Authority on your behalf. He or you can then ask for a temporary permit to proceed with construction. The CBA are diligent in their work but are usually backlogged; your actual permit will be issued as their workload allows.

If your house is going to be less than 1,000 square feet, you don’t need an architect or engineer to sign off on or stamp your plans for the CBA, but you must still submit them (with structural details).

As part of the design process, you can ask the architect to have a surveyor generate a bill of quantities to get an estimate on the potential cost of your home.

Finding A Reputable Contractor—That You Can Affor

This is usually the hardest step. There are honest, hardworking, and reliable contractors in Belize… but it may take you a while to find one—and it’s worth taking your time in looking. Ask people for references, do your due diligence, go and see what construction the builder has done previously. If he cannot find at least a couple of clients who will allow you to view his work, he may have alienated them. If you don’t check references, you don’t know what you are getting yourself into. Generally, your architect will have builders they have worked with before and can give you some starting recommendations.
  1. Understand what information is required for a good agreement and building relationship with your contractor.
    1. Accurate and complete construction drawings—be sure to review them thoroughly. If you do not know how to read plans (blueprints) find a trusted advisor. If it’s not in the plans, do not expect to get it without an expensive change order. If the plans are wrong, expect to get what the plans say, then pay for an expensive change order, and pay to have the mistake torn out and rebuilt. All at your expense.
    2. Specifications (specs) work together with the construction drawings to provide the contractor and crew the information they need to perform the work and deliver what you want. Specs often include things that cannot be easily shown on the construction drawings. They should include the materials to be used throughout the house, plumbing, electrical and lighting fixtures, appliances, paint colors, wood species, etc. Anything special or specific you want should be in the specs.
    3. The building contract ties the drawings and specs together and attaches a budget and building schedule to the project. It will also include payment terms and methods. As with most contracts, it should include remedy and termination clauses.
  2. There are two types of construction contracts usually enacted in Belize:
    1. Full service, in which the contractor pays for the materials and labor, and is paid by the home owner at agreed milestones and stages during the build.
    2. A labor only contract, in which the owner wants more control over the process, buys all the materials, and contracts out only the labor portion. (Always get a fixed-bid contract; paying by the day is a sure way to take many years to build your house, and at greater expense.)
  3. Negotiate the contract with your builder. There is usually a big difference in the quality of what the client thinks they are getting and what the builder thinks he is being paid to provide. Ask specific questions about the make and quality of all materials. Get written agreements on all aspects of the build. It is critical that you have a detailed spec list prior to signing a contract. The spec list should itemize all materials, fixtures, and appliances included in the contract.
  4. Once you agree on a price and quality level, if you want to change anything in the design, you will likely face a change order and have to pay for the order, the extra labor, and materials, on top of the agreed amount for the build. Change orders almost inevitably result in a protracted build schedule.
  5. There are outside engineers or building consultants that can be hired to monitor your build at crucial junctures to ensure no essential corners are being cut. If you have never built a house before and/or know little about construction, then it is wise to have an expert on your side monitoring the project.
  6. Don’t let the builder get too far behind on his work schedule. If the second payment is due when the walls are up to roof height, consider carefully before advancing any monies beyond this point; a builder who has been paid has little extra incentive to finish a job. Always withhold 5% to 10% of the entire payment until after the final walk-through and punch list is completed.
  7. Communicate with your builder (or crew if you are building for yourself). English can often be a second language for your contractor or crew and items or materials may be referred to by different names (or not at all) here. I was once involved in a project where a reliable crew of Spanish speaking carpenters were hired from a neighbouring village for a small one-day construction project. The scope of work was simple, a small covered picnic pavilion, open at both ends to catch the wind—with the roof ridge perpendicular to the river—for maximum cooling effect. The idea was good. The contractor returned to the site later in the day to inspect the work and was proudly shown a wonderful little pavilion built correctly—roof ridge parallel to the river. Stoically biting his tongue, the contractor inquired of the English-speaking foreman, “You asked me three times how to place the structure and three times I answered ‘perpendicular to the river.’ Why, then, is it parallel to the river?” The foreman candidly responded, “We asked everybody in the crew and no one knows what a perpendicular is.” These are professional carpenters who do a great job, but the instructions were ineffective due to a communication gap. While English may be the official language in Belize, not everyone speaks it, and it is a second language to many in certain areas and industries. Just because you are talking doesn’t mean communication is happening. Don’t assume. A lot of people here are embarrassed to ask when they don’t understand something you say. Even our accents can sometimes make it difficult for locals to understand what we are trying to communicate.
  8. Don’t stress—it will take longer than scheduled. Go have a beer and take it easy.
  9. Prices per square foot vary quite a bit depending on what you want, and it is sometimes difficult to compare like for like. Generally:
    1. Building on the islands or Placencia costs more than on the mainland. Cayo is a little cheaper than construction in Belize City.
    2. Simple designs can be much cheaper than complicated ones. You also limit the pool of experienced workers if your plans differ from the local building methods. (I once had a builder who needed four different drawings of what I meant by a window sill and managed to install it incorrectly three times before I had to stand there and watch his guys do it correctly. He’s no longer my builder.)
    3. Expect to pay 10% to 15% or more (at least) for a good contractor to manage the job.
    4. There is an Institute of Chartered Architects and of Chartered Engineers in Belize, but there is no institute of builders to report grievances to.
    5. Construction in concrete can be a little cheaper than using lumber and requires much less maintenance over its lifespan. Lumber construction can be quicker and is sustainable. Concrete retains more heat.
    6. Construction is not cheap in Belize. It can be reasonable, but it is not much less than the cost of building in the States. Labor, gravel, and hardwood lumber are all cheaper here. Everything else is usually imported from abroad and might be more expensive than at home. If you can find the requisite skill and management, a significant savings can be made in the labor category compared to U.S. construction prices.
Some of the building methods that your crew will use might seem incredibly crude but can be very effective. Watch for bush sticks (pole wood) holding up major concrete pours across the country. This and other common practices would send your OSHA or health and safety officer back in the States into apoplectic fits, but work-place accidents are generally few here. I hear it’s a tough job to keep even sandals on the construction workers’ feet on island building sites, not to mention steel-toed work boots, hard hats, and eye protection. Last year, here in Cayo, I took clients on a tour of their build site. I really must be acclimatized to local work practices… it took me about 10 minutes to realize why the ladies were trying to stifle giggles. Slick, our strapping Creole finishing carpenter, was parading around, banging away with the nail gun, and joking right beside us… in nothing but his underpants! The day was too hot for shorts—why wear them? There were no complaints from the ladies, but I felt a little stupid having not registered it. (New safety measures were immediately instituted; Slick must keep his trousers on at work these days. I fear otherwise the building sites could get crowded with clients admiring the work.)

QRP Benefits

One of the many benefits of the Belize Qualified Retired Persons visa is the opportunity to ship building materials that are not available locally in your duty-free container. Not all materials would be allowed—steel rebar, cement, and lumber specifically—but other items, like light fixtures, finishing materials, mobility equipment, stair lifts, decorative features, and even tools to be used in the construction, can brought without any duties or taxes.

You’ll Have To Build It Correctly, These Days

The CBA was given teeth several years ago. And now it bites if you ignore it.

These days, the good folks at the CBA have things firmly in hand, and you had better have your plans submitted for approval before you start to build your house, or you will likely be issued a summary stop order. They have been empowered to issue fines and even court summonses if you continue to flout the rules.

All necessary details and sections must be included in the drawings accompanying the planning application. A surprising level of detail is required, plans for even small custom houses can run 10 to 30 pages.

However, few requirements follow; only the integrity and safety of the structure and the people inside it are really considered beyond the plans. Aesthetics are not currently a factor for CBA permitting. You could build your house to look like an old boot, and so long as the foundation, plumbing, and electrical passed muster, you’re home free. Your architect or draftsman, in conjunction with your contractor, can deal with the CBA permitting issues.

When your house is finished, you can request a final inspection by the CBA, so they can allocate a fee and give you a Certificate of Occupancy. If you wish to use the building for tourism purposes you must have a C.O.

All this may seem like a lot of daunting work, but if you do your due diligence and get involved in the process, the satisfaction of successfully building your own dream home is well worth it.

Come to Belize and enjoy the freedom and privacy of your own castle in paradise… but be diligent.

One More Thing You Should Know:

There are no escrow companies in Belize, and you can’t take escrow for granted. It’s not typically part of the buying process. You can insist on it, but you’ll have to set it up. We recommend doing that through your attorney. If you have a good attorney, this can work. We don’t recommend using the seller’s attorney, and we really don’t recommend using the seller’s attorney for escrow.

Is Real Estate In Belize A Good Investment?

Prices Are On The Rise

Adobestock/izzuan

In the past two to three years, property prices, the number of developments, and the sales of existing houses have all increased in Belize and placed its property market on an upward trajectory. 

Prices in Ambergris Caye and Placencia are at all-time highs, while prices inland are substantially lower but also on the rise.

Many factors account for these increases, but tourism specifically is having a major effect on the numbers. Last year experienced the highest number of arrivals in Belize’s history.

Increases in the number of flights arriving in Belize and the arrival of cruise ships account for this. Hotels are rapidly being developed in Ambergris Caye, the Cayo District, and Placencia to accommodate the growing numbers.

According to ReMax Island Real Estate, “The ease with which individuals can travel to Belize has increased tourism, which has subsequently improved the real estate market.” As more and more discover the potential of Belize for overseas living, property sales are likely to increase.

There Are Many Investing Incentives

usinessman working to analyze technical price graph
Adobestock/itchaznong

Strategic incentives, like the Qualified Retired Persons (QRP) program, attract international buyers.

The QRP program offers tax breaks and other incentives to certain demographics: Those over the age of 45, U.S., UK, Canadian, or Belizean citizens, and those with an income of US$2,000 can qualify for this program. 

In some cases, dependents can be included in the program, and with it, members can conduct businesses in the country.

There is a reason why Belize’s well-established expat community makes up 15% of the population.

Very few restrictions are placed on foreigners who wish to buy property in Belize—a feature that has caught the eyes of several international organizations.

Live and Invest Overseas has been advocating retire in Belize for almost the past 10 years.

Best Locations In Belize

Harbor in Belize with sailboats docked along calm water, surrounded by colorful buildings under a clear blue sky.
Adobestock/milosk50

There are a number of simple checks you can make when buying real estate here which could save you a lot of trouble down the line.

1. Make sure you carry out due diligence on the property and that everything is sold exactly as advertised.

2. Try to build a good relationship with your real estate agent and make sure they have good references and are a legitimate company.3. Be sure to carry out a ‘Title Search’ through the Government Land registry. This is to ensure that the land has no liens, encumbrances or judgments.

4. Make sure the attorney who you get to carry out the title search is not associated with the real estate agent or seller.

5. Do not put down any money until you have the all-clear from the Title Search.

6. In Belize, you don’t need to be registered or qualified to sell Real Estate so there are plenty of sharks in the water here. As well as checking for qualifications it is a good idea to speak with the locals and gauge their opinion on who is trustworthy.

Can You Build Your Own Property?

Businesswoman, real estate agents discuss offer house sale prices, fee, mortgage, interest, rent, cash flow, loan. House and land trading ideas.
Adobestock/Wasan

Building your own property in Belize is an increasingly popular option with a few distinct advantages.

For a start it is cheaper to build your own house here than nearly anywhere else in the world and far cheaper than in the U.S. Land prices are a bargain in many parts of Belize and you will often find it is cheaper to build your own property rather than buy an existing one.

Check the standard of workmanship and if it is a new build, try to find some of the builder’s older properties and see how they are holding up. While the standard of building continues to improve in Belize not everywhere is built to the quality you would expect at home.

There are many things to consider when you are building your own property in Belize.

Materials

Different materials will come in at different prices and also have different benefits.

If you are living on the coast then you might want a concrete house to protect against any possible hurricanes. Concrete is more expensive than wood but it is also harder wearing. If you buy concrete you may also need to factor in air conditioning as concrete houses soak up more heat than wooden houses which can stay cool by the breeze alone.

If you are away from the hurricane belt then wood provides an excellent option. Belize has a range of excellent hardwoods and the prices are very cheap by U.S. standards. Be sure to use native hardwoods that have been properly treated though. Termites will make short work of softer woods and ruin your house before you have finished decorating.

Location

Aside from cost of materials, the location is going to play a big part in how much it costs to build your house here. Building out on the Cayes is by far the most expensive option. The reason being is that all the goods have to be transported to the Cayes by barge and this a costly process.

Ambergris Caye

Beach with palm trees, thatched umbrellas, lounge chairs, and wooden piers extending over turquoise water.
iStock/zimmytws

Ambergris Caye is the biggest of Belize’s islands. In recent years it has become a popular tourist destination. Over the last 30 years the island has become a globally renowned destination for people looking to go scuba and snorkeling. This is in part due to the coral reef which is home to an abundance of marine life. The famous Great Blue Hole is also nearby attracting divers with its 400ft sheer drop into the ocean.

The fact that Ambergris Caye is a successful and mature tourist market makes property here a great investment idea. If you are buying with a view to renting the property out when you are not here then you can be assured that there will always be a steady stream of tourists arriving who need somewhere to stay.

Property prices are expensive compared to the rest of Belize but compared to the rest of the Caribbean are a bargain.

Caye Caulker

Wooden pier leading to a thatched hut over calm water at sunset, with dramatic clouds and colorful sky.
iStock/AdonisVillanueva

Caye Caulker is the new Ambergris Caye. Currently, it is not as developed and with fewer residents, but you can expect that to change soon. There are still bargains to be had here and if you are looking at buying somewhere on potential returns Caye Caulker is looking like a great bet for the next few years.

Placencia

Beautiful sandy beach with a beach house surrounded by sand and flowers in the tropical town of Placencia, Belize
Adobestock/christopher

Originally famous as a pirate base, Placencia is a stretch of white sandy beaches which is about 17 miles long and often around a quarter of a mile wide. Up until very recently this was a sleepy, undeveloped part of Belize but is another area to have gone through rapid development lately.

Placencia is home to a growing expat community. Most of the development and new building being done here is aimed at attracting foreign investors, so the expat numbers will continue to rise. Another good destination for those looking for strong expat communities and rental potential.

Cayo District

Colorful street scene with shops, signs, and umbrellas in a small tropical town.
Wikimedia Commons/Kaldari

The Cayo District is Belize’s second most visited tourist destination. Set in the jungle away from the crowded shorelines the Cayo District is the perfect escape for peace and relaxation. It is less than 2 hours drive away from the international airport and one of the least expensive of all expat locations in Belize. Not only is the land and housing cheaper than by the oceanfront, plus the cost of living is also lower here. The temperatures here are also cooler than by the coast and the lack of salt in the air will mean your goods last longer here. Cayo is also out of the way of any hurricanes which might hit Belize meaning you don’t have to find a concrete house to live here securely.

Corozal

Small sailboat docked at a seaside town with overcast skies and people gathered near the shore.
iStock/7rendered

Corozal has the big advantage of being a hugely affordable place to live on the Caribbean. The benefits don’t end there however, located close to Mexico you can pop over the border and take in many of the U.S. style amenities anytime you start to miss home.

The Corozal expat community is well established and while some live here year-round, many are snowbirds who come here to escape the harsher winters further north. In short in Corozal, you can enjoy all of the benefits of elsewhere on the coast but at a better price.

Corozal is not considered a tourist destination though so if this is not a place to consider if you are looking to invest in a property for rental.

Before You Buy Real Estate In Belize

Businessman reviews real estate documents on laptop
Adobestock/GamePixel

When looking at homes for sale in Belize remember this: Agents won’t always show you their full portfolio of properties. This can range from a specific agent not showing properties managed by someone else in his office to an agency only showing expats the more expensive properties they look after.

Lots of properties are sold by word of mouth so be sure to network.

Try to spend at least three months in the area before you commit to a purchase. This will enable you to get a good feel for the place and decide if it really is the right location for you.

Do I Need To Use An Attorney?

Male lawyer working with clients in office, closeup
Adobestock/New Africa

Clear title is conveyed through a Land Certificate and title insurance is available. Also, all contracts are in English and the country was founded on British Common Law tradition. For these reasons, Belize is a haven for those who want undisputed ownership of their land.

Using an attorney when buying real estate or land in Belize is recommended. They will charge around 2.5% of the property value.

You can hire an Attorney in Belize or use an attorney in the U.S. who will also be able to go through the details. This is just one of the many benefits of Belize having English as the native language.

Another option is to hire a paralegal. In Belize this option can be faster and cheaper than using an attorney but paralegals are not as easy to find.

Real Estate In Belize: Taxes And Duties

Tax deduction planning concept. Businessman calculating business balance prepare tax reduction.
Adobestock/Pormezz

Property Taxes Are Kept Low

The Belizeans have are fiercely independent and not in favor of excessive government regulation or taxes. For this reason, if you want undisputed ownership of your land, then Real Estate in Belize is something you should consider.

To put this in perspective a house valued around $1 million would expect to pay around $200 annually as a maximum. The highest rates are to be found on the coast but the amount you will pay is still a fraction of what you would pay at home.

Properties are usually taxed around 1.5-3% of the assessed value. The assessed value is generally around 15-20% of the current market value. Inexpensive and high demand areas the property tax is calculated using the value of the land and property combined.

However, as a further incentive if you live in the countryside you only pay property tax based on the value of the land only. This measure was implemented by the Belizean government to encourage investors to develop land outside the cities and major tourist destinations. There is no capital gains tax to pay in Belize.

Every purchase comes with a stamp duty charge.

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Lief Simon, Director of Overseas Property Alert, Founde of Simon Letter, and Founder, of Global Property Advisor

Reviewed By Lief Simon

Lief Simon is the managing editor of Global Property Advisor, Simon Letter, and Offshore Living Letter. He has purchased more than 45 properties, investing in 23 different countries around the world.

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