Hey,

I just got back home from my 3rd trip to Ambergris Caye and it was fabulous as always. My wife and I took a trip down to the Southern tip of the island and saw a road going to the "lagoon" side of the island across from the Las Brisas community. We took it down and saw a blue home that was far along in its construction as well as 2 other homes under construction. The construction was very active down there. I was curious if this was the South Beach Belize community being built. The last I had heard about this community was that it had been permanently halted due to Jeff Peirce not properly following environmental guidelines.

Does anyone have any insight as to what is going on down there?

Thanks!

Yes that is south beach belize.

So did someone else get approval to continue the development or did Jeff get the go ahead? Everything seems so very hush hush about it down there. I know my wife and I would be interested in purchasing on the bay near the 3 houses being built. That being said, we don't have a desire to be a part of a massive community with Casino's, Hotels, etc. that the original plans called for.

I know the lots are being sold, although I don't have the prices on hand. As far as the massive project - I think that went onto the back burner because of the recession not because of lack of approvals and permits.

I think it all went hush hush simply because the money isn't flowing for grand developments at the moment.

send me a pm if you want to pursue some lots as I am in the real estate biz.

The place might be habitable one day. If you build down there, you better be an adventurous and hardy soul. No power, no water, and the bugs (horse flies and mosquitos at different times of the year) will make you wish you never came here. It's a swamp down there and although the views of the lagoon are great, be prepared to spend a lot on fill sand. Good luck.

And you had better enjoy the sound of Cessna Caravans.

The caravans are a lot quieter than the islanders!

Yes indeed!..........lol

First let me say that I'm not promoting South Beach Belize but I'd like to correct an earlier statement.

Frankspop, power does run past the entry road to south beach and the south end of the island is not just a swamp.

The south end has low and higher topography just like the rest of the island. While it is true that higher elevations can be found north of the bridge, there are mangrove "swamps" and bugs north of the bridge as well.

The south end is closer to town than many of the northern properties and one does not have to deal with the bridge when going to / from town. The south end is also closer to the #1 snorkle site in all of Belize in terms of tourist attractions. The south end also has the Marco Gonzalas site which I personally hope will be further unearthed and developed into another great reason to visit AC. The south end is also closer to Caye Caulker which we enjoy day tripping to each visit to AC.

The north end is also beautiful and higher elevations can be found there but for us the proximity to town and land purchase prices were 2 issues at the top of our priority list.

The north vs south debate winner for us was the south end.

Frankspop is correct about one thing, many properties on the south end will benefit from backfill sand. We chose to build a sea wall and back fill an additional 3'. We were able to do the improvements to our property and keep the costs under what the equivalent property north of the bridge would have cost us.

I've followed news and the local people's info on Jeff and South Beach Belize for years now. I personally do not think that South Beach Belize as advertised will ever fully develop. Pre-world economy collapse development on AC occured at a snails pace. Since the collapse many developments have been put on indefinite hold and some have financially gone under.

I've met Jeff and his wife only once so I can't say much about him either way. He seemed like a nice guy to me. I think this economy collapse put him between a rock and a hard place on his developments. Additionally a lot of locals and message board contributors are anti-development of any type on AC. They like their sleepy little paradise "just the way it was".

Thanks for the information. My wife and I are young (25 and 27 respectively) and I know we are not the norm for tourists on AC. We have visited South Beach Miami and were disgusted by how dirty and trashy it was. One of the major reasons we like Belize is that it is an escape from the Cancun's, Miami's, and Panama City's of the world. After looking on www.southbeachbelize.com we sincerely hope South Beach Belize as it was originally planned doesn't happen. What makes no sense to me is the target age for South Beach Miami is people in their 20's (with the occasional 50 year old man creeping on the young girls). That certainly is not the age group that travels to Belize. Mainly because flights are outrageously expensive and it is not a fast paced party destination. I don't understand how anyone would ever think ANOTHER South Beach would be a success. If people want to go to South Beach, they will go to the original South Beach in Miami. My hope is that what gets put in down there is an upscale neighborhood with some restaurants. Ultimately I hope it provides a community feel to it but doesn't become so isolated that people don't feel a need to go to down town San Pedro. The small local business is a big part of what makes AC so special.
As far as the bugs or the "no-see-ums" are concerned the breeze was quite strong on the bay and actually we got bit more on our second story balcony at Athens Gate than we did while we looked at the Bay. We have come to accept that it is the tropics which is wet, hot, and humid which is essentially heaven for bugs. Thank God for bug spray!

Haha the Caravan's are a great sound to me... I went to college for Commercial Aviation and have about 250 flight hours. Now the wife on the other hand...... She'd have to get over the sound

The development in that area is being called Tarpon Bay. There is approval from the central building authority for 4 houses to be build. The developer went around the local building authority to get that approval. All the mangroves you see cut in that area have been done so illegally. Forestry have been sent the information and photos but no-one has been prosecuted as yet. The island master plan calls for this area to be non-development due to it being low lying mangrove wetlands.

Interesting ACCSD,

So only 4 homes are going to be built? I sent a email to Rick off of the www.southbeachbelize.com website and he said they currently have 10 under construction. It doesn't seem like anyone has an idea of what exactly is happening. If Jeff isn't legally allowed to develop that land, it sure doesn't seem like anyone is stopping him. Does Jeff ever frequent this Forum?

After spending some part of every year for 43 years on this island, I am one of those being described as anti-development. This island can only support a population density based on the available land and infrastructure. Both those are lacking for the population that is here now. And, it disgusts me to see land “manufactured” at the expense of the environment. Tearing out mangroves and dredging the sea so more people can build sea walls and fill in low areas so they can build on them is what I am against. Those people describe me as “anti-development”. I describe them as contibuting to the problem.

You would think no water or sewage would at least slow down development.
Permits to build or the denial of, would be the ideal way to control the over development but local government is such a whore that no common sense will factor in.
Its a tiring argument.
Only way to control this is to get new government that isn't in bed with developers like Peirce and Mitchell.

South Beach, all of it, is for sale, one several hundred acre parcel. You can hear air planes pretty much from the airstrip south (at some level). Vote for your leaders to enforce sustainable development. Don't blame the developer who purchases land (at times from Government) to develop. Can you see the US selling 400 acres of Yellowstone for a condo project and then not allowing them to build?

Like I said, 'Its a tiring argument'.

Something I always wondered was, why do developers get a bad rap when 90% of ALL of our garbage is thrown into the mangroves? (foam, batteries, plastics, etc)

I agree with the comment on solid waste and its not just a local issue its a national issue....but in the case of the South Beach area what mangroves?




I agree with Elbert it's a tiring argument. Purchase of land does not entitle one to violate law regardless of permission given by an official, elected or otherwise, when such permission is in conflict with that law. The fact these laws are inadequately or ineffectually enforced is truly tragic. No doubt this fact most certainly assuages the conscience (if there is one) when it comes to the ethics associated with such development.

There is a huge learning curve regarding disposing of trash. Much headway has been made regarding trash on the roads and beaches. I actually see residents stopping to put empty bottles and Styrofoam in orange or green containers.
HOWEVER - Almost every construction site uses the neighboring empty lots for their left over materials.
I have worked several years cleaning up three lots adjacent to my home at Birdland. It seems that the thinking is if you pile it up and cover it with sand no one will notice. I have cleaned up many a mound of broken bottles, rusting cans and all kinds of plastic. Then I have to haul it across the bridge as we do not have trash pickup on the north end of the island.
I'm sorry to say I did not understand about dredge and fill when I bought my condo on this type of land. Once I knew better I have done better. Education is the key and this message board does a great deal to help newcomers understand our plight.
As was said earlier - the south end of the island is not truly swamp - although the locals call it that. It is wetland with running channels throughout. Hence the saying "FISH DO GROW ON TREES IN SAN PEDRO." One local told me that anything that has something growing on it but is not solid land is called swamp.
It's kinda like smoking cigarettes - before we knew that it caused cancer we could not be faulted and it was treated like a sin. Now we know and people smoke at their own risk.
I better stop now before I dig myself in too deep. LOL - keep smiling

Strange remark from a US realtor. It is absolutely usual in the US for a developer to buy hundreds of acres for a huge development and find all the permits will take many years or forever if it trashes the environment.
I am a developer.
We took one look at the plan and saw the likely outcome right away.

The Tarpon Bay development which consists of however many homes at this point has No water, No Cable, No electricity. Considering at least one home started construction more than 2 years (a home of that kind should be completed in 6 months) ago, it is not encouraging.

What you see is what you get Never Ever purchase property or anything else here based on what people tell you is going to happen. Hospitals, Golf courses, Casinos, paved roads and airports being built that will greatly increase the value of the property is simply a sales pitch. When you hear that pitch pack your things and RUN!

TravelinMan1....

So that first blue home has been standing for over 2 years?

From the ACCSD website (www.accsdbelize.com). Work started on the first of the 4 houses in May 2010.

Interesting... Well that would explain why it looked a little worse for wear. I will definitely be interested to see what happens down south.

There are lots of things happening down south. New homes being built, new developments under construction and property sales are as good if not better than most other places on the island.

South Ambergris Caye is the safest place to own a home on the island especially if you are going to be an absentee owner.

There are more affordable east coast beachfront lots (starting from $107,500.00 USD) than anywhere else on the island. The area is ideal for low impact residential development (single family homes) for environmentally conscious people who want to blend into their surroundings and not transform them.

How expensive is property on the beach north of Portofino compared to South AC?

Lot cost aside you might inquire about construction costs, and then ongoing costs associated with location such as boat, dock (permit moratorium?) etc for the northern areas.

Travelinman1....Very well stated.....A perfectly accurate account of the area.

It keeps out the riffraff ;-)
About the dock moratorium, not! its been an urban myth for years on the island , no moratorium, myth going around for twenty years plus..I just recently got one and the docks are going up with regularity always have been, but you can hear that dock moratorium fable any time you want.
When I decided to be North of San Pedro (across the river on the Island) in 1986 the decision was and still is based on the obvious problems that San Pedro would be having, over crowded, crime, poverty, etc. The North is quiet , peaceful and not crowded.. I attribute most of it to the fact its not easily accessible.
Property on the beach North of Portofino is exactly where I live and its considerably cheaper than South Ambergris Caye.
http://www.owninbelize.com/listing-beachfront-property-south-ambergris-caye-76.html
and the lots described here on the South end for a quarter million US dollars are tiny!

Well as you said Elbert you can dig it up anywhere at anytime and my own experinces are apparently living proof of that. What you've said is indeed 180 degrees out from information and statements made at our annual board meeting during an agenda item discussion. Please I'm not saying "baloney" to what you've siad, far from it. It's just that the person giving the report was a 20+ year resident and very well versed in permits and construction on the caye; ergo very very credible. The fact you got a permit recently is certainly at odds with the supposed official position that was part of that report...very curious.

It seems everyone is always pointing fingers every which way, both officially and privately, yet no one seems to be able to specifically point at a policy document or law that says as much one way or another...Not that law, by most accounts, appears to have much affect on this stuff anyway...in fact at this point after all the construction related boners I've seen discussed on this board I'm not even sure that having a permit issued makes something legal...

I might simply add that because of disparity in information caution needs to be taken when it comes to construction.

I've had three docks over the years and have been told there is a moratorium on dock permits by lots of people but just the same I was just recently granted one and If you would like I can show you the letter from the Town signed by Elsa saying Okeedokee give mr greer his dock permit.
no special treatment just no moratorium.
Its just another one of those weird contradictions you run into living on this Bizarro Isla.
Honestly I've been hearing about this fictitious moratorium since day one on the island. Its a great excuse if you don't want to build one.
I first heard it from John Edwards. He had sold me a couple of acres of land that was supposed to have a dock built on it by him as per the subdivision plans and of course he couldn't because....
by the way the subdivision was Mata Grande and there where no docks what so ever at the time in mata grande.
Then the PUP would say that the UDP had the moratorium and they couldn't build any docks and of course then the UDP would say they couldn't because of the PUP.
mean while the island went from a few docks to the thousand or so we have today.

Hire German Graniel to build the pier...and get the permit. He has no problem.

True he does seem to come with installed permits!
but one could also ignore people telling you you can't get a permit and just apply anyway.

Nah, I believe you Elbert, I've no doubt that has been your experience. I was simply trying, by way of my own personal anecdote to relay that the rumor, debate, myth, or whatever, appears to be alive, well, and plainly represented as law by knowledgeable and respected members of the community. I just find it astounding that conflicting information over such an important building issue is still out there. I think you've captured the situation perfectly in the quote above; weird contradictions on Isla Bizarro. Both sides appear to be equally emphatic and your UDP vs PUP comments certainly provide insights as to the political shadings of the picture as well.

But, ha!, Given your offer of proof of permit (or three) in hand I think I'll be taking that info back and asking a respectful question or two of the individual who was so emphatic about the moratorium's existence. Regardless, it makes me all the more conservative about construction planning until I've had some official indications from the current authorities. Thanks as usual.

Was there really a pier moratorium? I thought there was just a moratorium on dredging along the east coast.

The lands department has been extremely slow in issuing licenses since it conducted the census and held the physical inspection period while GPS readings were taken for every existing pier.

I imagine they are trying to clear that backlog before starting to issue new permits.

In regards to lots for sale on the beach south about 4.5 miles, you should expect to pay anywhere between $110K and $180K for. 50 ft wide lot.

We chose to live south of town because we wanted to enjoy easy, affordable access to town. With family members all having different schedules and interests and the need to be able to travel day and night this has turned out to be a good decision.

It is nice and quiet where we live and we are part of the south neighbourhood watch patrol area so we enjoy the added security and comfort of having the patrol officers around 24/7

I would enjoy living north of, say, the Reef Village area, but south really is the most convenient for our needs at this time.

If I had a cart, I'd live south just to avoid the bridge fees and sometimes slowdowns. With bicycles only, they're both equally desirable, IMO. Different strokes...

I'd enjoy living north of Reef Village too, way north...

I think it would be good for Bear to live way north of Reef Village; somewhere where he has no access to telecommunications

Crawl back under your rock, Ac lover

.

Crap! I agree with Ernie. Must be that whole valentines day thing...

So is it inevitable that South Beach will be developed due to the rapid growth of the island? Also, does anyone have any idea how much land up north costs to have beach front that isn't on the reef side but on the lagoon side?

Why do you think its inevitable South Beach will be developed?
I didn't get that from any on the comments made here??
I would still say its a disaster.
What makes you think otherwise?

Beach property on the lagoon runs around $100K for around 60 ft of beach on the west coast.

The San Pedro lagoon property is around the same price.

The new road and sidewalk has really improved the area south of the bridge. With a little assistance with dredging and a new road in San Pedrito to the lagoon, it could be a ok area since it has power and water and is close to downtown and the airstrip.