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Whenit's time for you to purchase real estate for investment or retirement, don't gamble- consider the security of doing business in a country with English as it's official language- the contracts you sign are in English, and you will be subject to laws you can understand.

When it's time for a lifestyle, you will find that in Belize you are not separate and apart as an ex-pat, but rather can become part of the community in which you live.

Own your very own Overwater Cabana at Lina Point

FEEL FREE of racial tensions, rampant crime, daily pressures.
FEEL CONFIDENT that laws won't change at a whim. Belize has a long tradition of private property rights for everyone.
FEEL CONNECTED to the rest of the world with Belize's state-of-the-art telecommunications and efficient postal systems.

As for property appreciation, it has remained steady and strong, and yet there is still excellent value for your dollar. and .... Belize has no capital gains tax, no inheritance taxes, and a fixed currency exchange rate.

Many of the listings in the right "Properties" column are for sale by owner.
If you are interested in listing an agency or property on this page, email us.


Buying Property in Belize - Excellent general information on finding and buying property in Belize. Not realtor-specific.


MLS Ambergris Caye - The island's “Original” Multiple Listing Service formed by the Agencies you have come to know and trust in San Pedro. Each member has operated a licensed real estate company on the island for a minimum of 5 years and is a citizen or permanent resident of Belize. When considering a real estate purchase in a foreign country your first concern should be the integrity and honesty of the people you are dealing with. We, who live here, look forward to having you as our friends and neighbours.


Sundancer Properties - Our experience, personal service and extensive knowledge of Ambergris Caye will make you feel at home while we help you find exactly what you are looking for. Please contact us if you are looking for an stunning beachfront home, a unique island retreat, an investment property, second home or to start your own business.

Century 21 - Coral Beach Realty - With over ten years experience buying and selling property on Ambergris Caye and the mainland, we can find that special piece of property to fulfill your dreams of living in paradise! Whether it be a vacant ocean front lot, a beach front home or condo, a lucrative business or an investment or development opportunity, we will work with you until you find it…. we co-broker with all other “licensed” brokers so consider us your “one stop shop!” We are also here to guide you through the rules, laws and regulations of a country new to you - we have gone though these ourselves – be it Bank Accounts, Work Permits, Permanent Resident Status, Citizenship…. whatever you need information on to support your investment or new life here…..we are the "TEAM THAT DELIVERS THE DREAM!"

Barrier Reef Realty - A full service brokerage firm specializing in Ambergris Caye's finest properties. With 11 years experience in San Pedro we offer foreign purchasers the experience of having done it ourselves. Please contact for all your real estate needs. 011-501-226-2791 or 011-501-610-3005.

Southwind Properties - Southwind Properties was established in 1980 and is a full service real estate company. We are committed to provide the highest standards of service possible to our customers. As a business, and as individuals, we strive to act with integrity and personal excellence in all that we do. Our staff works diligently to inspire trust, act responsibly and communicate with honesty to insure investors have an enjoyable and successful real estate experience on Ambergris Caye in Belize. We invite you to visit us on your next trip to "Paradise".

Corozal Bayside Realty - Your exclusive Corozal Realtors. When it's time for you to purchase real estate for investment or retirement, consider the security of doing business in a country with English as it's official language

Real Estate - I am working with buyers and sellers in Ambergris Caye and Belize. Let me assist you with your investment in our beautiful country! Josie Nunez, Agent: Belize Sotheby’s International Realty. Email Contact: Telephone: (011)-501-623-3372. Barrier Reef Drive, Ambergris Caye. - If you are looking to buy or sell property on the island of Ambergris Caye then contact me for all your real estate needs. I can offer you the widest selection of vacant lots, condominiums, homes and commercial listings on the island.

Hollywood Realty of Belize - ...Where The Stars Come & Buy!!! We pride ourselves in making Real Estate our specialty. We are committed to making the buying and selling of real estate a pleasurable and rewarding experience. With our extensive website information, you can browse all active properties for sale - fast!

Sunrise Realty - Belizean/Ex-patriot owned and operated- Both of our brokers have over 20 years of experience in the San Pedro real estate industry. Our personalized service and attention to our clients needs ensure that we continue to enjoy referral business from year to year. We offer a full range of real estate services and we assist with your relocation process too. Whether you live here now or plan to in the future we are here to guide you. If you are seeking a vacation home, or are upgrading, down-sizing, going into business or merely seeking a change of pace be sure to contact us. We look forward to working with you and we invite you to be our neighbour.

RE/MAX Southwind Ltd. - RE/MAX Southwind - Ambergris Caye's largest, and oldest, full-service real estate brokerage, with a combined 100+ years of experience. RE/MAX Southwind is the most knowledgeable, experienced, and trustworthy real estate firm in Belize. Nobody in the world sells more real estate than RE/MAX, and nobody on the island sells more real estate than RE/MAX Southwind. Located across from Tropic Air in San Pedro. Contact one of our experienced agents to care for all your real estate needs. With over 50% of the all the exclusive listings on island, RE/MAX Southwind should be your first stop when considering real estate in Ambergris Caye. Whether buying or selling, no one will take better care of you than your island real estate experts - RE/MAX Southwind.

Belize Property Agents - A full service Belize real estate company located in the beautiful central coastal town Dangriga by the Sea. We specialize in coastal properties, jungle acreages and river properties on the spectacular Hummingbird Highway. We also have many dozens of beautiful farms and homes listed throughout the country!

Ambergris Seaside Real Estate - We offer vast selection of beachfront land homes condominiums and investment properties on Ambergris Caye Belize. Please visit our Web site for details on these exclusive listings. Our office will provide professional and personal service to help you find the home or property of your dreams and we can also help with various Real Estate services including appraisals inspections property listings closing services and more.

Pelican Properties Ltd./Belize - At Pelican Properties Ltd. we specialize in real estate on our home island of Ambergris Caye, Belize’s number one vacation and ex-pat destination. We will go the extra mile to ensure your property quest is as smooth, secure, fun and worry-free as possible. If you email us about a property we have listed do include as many specific questions as possible so that we can give you the right information to allow you to make the right choice. Our Office is located in downtown San Pedro, on ‘Front’ Street (Barrier Reef Drive), steps from the Belize Bank. Barrier Reef Drive, San Pedro Town, Ambergris Caye, Belize.

Ceiba Realty - is owned by born Belizean, Jonathan Lohr who works alongside his two brothers, Paul and Joshua, and longtime ex-pat Virginia in the sale of properties and in the construction of homes or development of your estate in the beautiful Cayo District. Together we help you find and improve the right property, whether it be a large tract of farmland, a hilltop villa or a business investment. We will work tirelessly for your trust and communicate with you honestly so that your purchase of property here in Belize is a pleasurable real estate experience.

Coldwell Banker Ambergris Caye - Some people think just any real estate company will do... Others expect more. The resources of Coldwell Banker, along with the stability of a century of experience, provide the foundation for the most personalized service in the industry. Although we are international in scope, we understand that every transaction is unique and very personal for each customer. Please e-mail us for a free, no obligation consultation



Seven Seas Resort - Belize's Friendliest resort ! Unwind with our barefoot staff....20 steps from the Caribbean Sea.

Grand Caribe Suites and Residences - Ambergris Caye's newest and most spectacular beachfront condominium complex. 3 pools, pier, 500 ft of beachfront. All condos are brand new, spacious and luxurious. Professional management on-site. Perfect for either full time living or vacation rentals. Pre-construction pricing available on some buildings. Click here for more detailed information.

Indigo - Fifteen three-bedroom waterfront condominium homes. White sand beach, stunning sea views and easy access to the Barrier reef. Tropical Rustica architecture inspired by the villas at Solaria. Tree trunk columns, round living rooms, limestone floors, exceptional interior volume with high open beam ceilings, fine interior finish including granite in kitchens. Exotic swimmer's pool, substantial pier, excellent swimming beach, lush gardens. Onsite management and excellent optional rental program. Developed by Bob and Diane Campbell in collaboration with Belizeanway Management.

For Sale - Turnkey Business in Corozal Town oasis - Easy to run and low maintenance, this immaculately presented gated property nestled in professionally manicured gardens offers a peaceful oasis to expats and visitors alike. The 2 top quality condos, and 2 unique cottages are much in demand with high occupancy rates and a generous income. Conveniently situated in a quiet back street in Corozal Town and an easy walk to the farmers market, ATM's and groceries. Modern Mexico is only 15 minutes drive away from your double garage. With all 5 Star reviews it's not to be missed, book your appointment to view now!

Las Brisas – Ambergris Caye, Belize - Gated beachfront complex featuring nicely appointed 3 and 4 bedroom villas on South Ambergris Caye. Fully titled, top quality construction/finishes with peace of mind ownership.

Coconut Property Auction - Welcome to the Premier Properties of Belize in the most exclusive spots with the best lands available. Listing with us is a breeze. Just list your property and we will show it to thousands of prospective clients at no cost to the seller. Put a minimum on the property and we will hold an online auction and market it. We can list the amount you want or leave it up to the purchases to give you a bid. The property will be sold at true market value creating competion between buyers. Coconut Auction insures an aggressive marketing program that increases the visiablility of your property. Purchaser pays the commission.

Captain Morgan's Residences - The Residences at Captain Morgan's offers Luxurious 2 and 3 bedroom condos at a starting price of $490,000.US with over 1700.sq ft. of living beachfront space and well established amenities that no other condo project offers. Owners enjoy all the benefits of a 5 Star Service Vacation Club Resort and attractive rental packages. Call us in Belize +501-226-3811 or US Toll Free 1-888-653-9090 or email at –

FOR SALE BY OWNER - Fabulous large 2nd. row lot in prestigeous Mata Grande.

Beach Front Properties - For Sale by Owner

  Click for Sunrise Realty

  • Click here for maps of Belize and Ambergris Caye.
  • Click here for information on contractors and builders in San Pedro.

    Some who visit Ambergris Caye like it so much they want to live here. Under Belize law foreign nationals can own property on the island in fee simple including property on the ocean. There are no capital gains taxes or inheritance taxes and real estate taxes are low. Documents are in English and English common law prevails.

    Areas of Ambergris Caye
    Prices for virtually all types of property on Ambergris Caye have risen considerably in recent years. Reasons for this rise are increased demand decreased supply and most importantly true upgrades in services and infrastructure. Living on the island is no longer an experience in roughing it. Today you can find good heath care excellent food electricity reaching previously remote areas of the island improved transportation by both land and sea and state of the art communication systems for home and office that keep you as connected a you wish to be with local and international events.

    The price of a roomy studio condo on the beach in the heart of San Pedro is around $150 000 USD. One bedroom condos range $165 000 - $250 000. Two bedroom condos will be priced from $200 000 - $750 000.

    Two bedroom villa homes (free-standing houses in complexes that share cost and use of gardens pools piers and other amenities) can still be found for $400 000, but may run as much as $750 000 in the most upscale developments. Three to five bedroom Villa homes will range from $825 000 to $1 450 000. Villa homes are popular with people who want a house that is easily managed and maintained from afar and for whom income from rentals may be desired.

    Stand-alone homes may have hidden costs for long-term ownership so be sure to factor the "extras" in when evaluating a purchase. Depending on lot and home-size you will see prices from $500 000 to $2.5 Million.

    Beachfront property on the eastern shore of the island facing the reef and within 8 miles of San Pedro is now selling from $3 500-5 000 USD per front foot. Land north of where the reef meets the shore can be purchased for as little as $2 000 per front foot but for now consider it a long-term investment not a place to build and live (access is difficult and consequently costs for development are high making these properties no real bargain if you want to develop them now). This area of the island is quite beautiful.

    Off-the beach lots in good neighborhoods are becoming a very attractive alternative with prices for 1/3 acre being as low as $60 000 for a second row with dedicated beach access roads electricity phone etc.

    Homes on second and third row lots in good locations can be found starting at $225 000 and going to $550 000.

    There is an increasing focus on "lagoon" properties, from modest lots in subdivisions created from filled land in the south; to remote stretches of island shore on the western or "backside" of the island. Prices depend greatly on access and quality of land. Generalizing would be misleading, take a look and find a place that appeals to you and then price everything in the area before making a purchase.

    Listed above are some of the real estate agents who on the island.

  • Real Estate in Belize and on Ambergris Caye

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