Beach House for Sale in San Pedro Belize

Yes! Belize welcomes foreign investment and allows non-citizens to own property with the same rights as Belizean citizens. You can purchase beachfront property in your own name with fee simple title, which is the highest form of ownership. Important note: The first 66 feet from the high tide line is public property (Queen's Beach) that cannot be privately owned. Agricultural land purchases are limited to 10 acres maximum, and properties near national borders or in protected areas may require special approval from the Land Utilization Authority.

The process typically takes 30-90 days depending on complexity: 1) Make an offer and sign a purchase agreement with a 10% deposit, 2) Conduct due diligence including title search and property survey, 3) Secure financing if needed, 4) Close the sale with an attorney who handles title transfer and registration. Simple transactions with clear title can close in 30-45 days. Closing costs for foreign buyers typically range from 9-11% of the purchase price (6-7% for Belizean/CARICOM nationals).

For foreign buyers, expect to pay approximately 9-11% of the purchase price: Stamp Duty/Transfer Tax (8% on properties over $10,000 USD for foreigners, 5% for Belizean/CARICOM nationals), Attorney Fees (1-2%), and Title Search and Registration fees (~$300-350). Using an International Business Company (IBC) structure can reduce stamp duty to 7%. Annual property tax in Belize is 1% of the property's unimproved land value (excluding buildings and improvements).

North Ambergris Caye offers peaceful, laid-back island living with stunning beaches and Caribbean charm. The area is quieter than San Pedro town center, perfect for those seeking tranquility while remaining close to amenities. Enjoy world-class diving and snorkeling, fresh seafood, friendly expat community, and gorgeous sunrises. Golf carts are the primary transportation, and the pace of life is wonderfully relaxed.

While traditional mortgages are limited for foreign buyers in Belize, several options exist: seller financing (often available with 30-50% down payment), international lenders specializing in Caribbean real estate, home equity loans from your home country, or cash purchases. Many buyers opt for seller financing with terms typically ranging from 5-10 years at competitive interest rates.

Professional property management companies are readily available in San Pedro and currently charge 20-30% of rental income. They handle guest communications, cleaning, maintenance, and marketing. Vacation rentals are popular on platforms like Airbnb and VRBO. Peak season (December-April) can command $300-500+ per night for well-positioned beachfront properties, with annual occupancy rates of 68-71% being typical (2024-2025 data shows the market performing at the high end of expectations).

Ambergris Caye has reliable high-speed fiber internet available from BTL/Diginet and SMART Telecom (50-130 Mbps available). Northern Ambergris Caye actually had fiber installed first in 2017. Electricity is 110V (same as US/Canada) at BZD $0.40 per kWh (approximately USD $0.20 per kWh), which is relatively affordable for the Caribbean. Many properties use solar panels to further reduce costs. Water comes from reverse osmosis systems or municipal supply. Cell phone coverage is excellent with DigiCell and SMART Telecom providing good to very good coverage throughout Northern Ambergris Caye.

Belize offers very favorable tax conditions: No capital gains tax on property sales, no inheritance tax, annual property tax of only 1% of unimproved land value (typically $200-500/year for residential properties). Rental income is subject to a 3% business tax on gross rental income, paid monthly. Non-residents can optionally file an annual income tax return to claim deductible expenses which may reduce the effective tax burden below 3%. The Qualified Retired Persons (QRP) program offers complete exemption from all taxes on foreign-sourced income for those age 40+ with $2,000/month income from outside Belize. Consult with a tax professional about obligations in your home country.

This property is ideally located in Northern Ambergris Caye: San Pedro town center with grocery stores, restaurants, banks, and medical clinic is 20-25 minutes by golf cart. Secret Beach with its famous beach bars is approximately 15 minutes away. San Pedro Airport for domestic flights is 30 minutes. Note that "Northern Ambergris Caye" encompasses 15+ miles of territory, so exact travel times vary based on specific location. The island is approximately 25 miles long and 1 mile wide. The first 4.5 miles north from San Pedro are paved, with ongoing road improvements. Water taxis to Belize City and other destinations depart regularly from San Pedro.

Hurricane insurance is strongly recommended and available through local and international carriers, typically costing 2-4% of the property value annually. Belize's hurricane season runs June-November, with the highest risk in August-October. Modern construction follows hurricane-resistant building codes. Ambergris Caye is protected by the Belize Barrier Reef, which provides some storm surge protection. The island has weathered storms well historically, and the community has strong emergency preparedness protocols.