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Sorry Susan, Guess i had you confused with another susan! My apologys

Yes, I have learned that the commissions asked are way too high especially in relation to the amount of work agents do. They do not seem to put up full fledged web sites for their properties, they don't seem to pay for links to the expat oriented web sites, and they don't "hustle." They just are not "hungry" like US real estate agents are and therefore do not seem to be as customer-oriented as I am used to.
In California, I quickly sold homes by advertising them on the MLS as "FSBO with broker coop" which means you pay a small fee to get on the MLS and sign an agreement offering to pay a commission (typically half the "listing" commission") to the buyer's agent. All the agents come to your open house with their buyers and they all "work" to sell your home to THEIR client because that's the only way they earn their commission. In other words: You, the agent, get paid only if you produce a buyer. I like that (I get paid the same way: If I don't win I don't get paid.)
At first the Calif. agents refused to coop with FSBO sellers, but an anti trust suit was filed to open up the MLS and it was successful.
That won't happen in Belize, of course. But if enough sellers refuse to pay "what the traffic will bear" it won't bear it any more. And if there is a MLS in San Pedro, it seems not to be particularly necessary.
I think a very high percentage of people who are considering buying property in Belize are net-savvy and use the web as their first resource.
They quickly learn that the title of "real estate agent" is not as it is in the US -- not regulated, no requirements, no licensing and anybody can call themselves one. Not to denigrate anyone, and there are some excellent agents in San Pedro, but there is no protection in buying a property (or selling one) using an agent as there is in the US, you need a lawyer for that purpose. So if anything, the commissions should be less, not more.
I can't blame agents for asking for what seem to me to be exorbitant commissions if people will pay it. That's free enterprise. It will change when sellers stop paying it, I guess.
I won't pay it, myself.
We'll see if any agents change their minds. I guess they will if they get hungry and have a buyer ready to buy. Some money is better than no money. Eventually, some local realtors will figure out that there is a good entrepreneurial opportunity to work as a "buyer's agent" and will start chasing buyers instead of "listings." I know some very successful agents in California who do just that.

Susan,

Keep in mind that real estate agents in Belize are unlicensed, unregulated and in most cases untrained. If they are American expats, and selling real estate is one of the main occupations of American expats in Belize, chances are they were waitresses or welders back home. There are exceptions, and there are some exceptions in San Pedro, and a few real estate agents who actually know something about real estate, but most know nothing about property and little about Belize.

Don't take my word for it, though. Emory King, who has been in Belize 50 years, says this: "Remember, any jerk can print a business card and become a real estate agent in Belize."

San Pedro is, again, something of an exception, but in most of Belize 98% of property that's for sale isn't listed with agents. To buy property, you just ask around, or go knock on a door of a property you like and ask if it's for sale.

--Lan Sluder

i know lots of excellent very reputable real estate people in San Pedro...

Lan, I hear you!
Which makes one wonder why they demand such exorbitant commissions?
And who ever heard of making your customers pay YOUR income tax? Can you imagine a lawyer, a doctor, an accountant asking you to pay a proportional share of HIS income (not sales) tax on YOUR contribution to HIS income???
So why should a real estate agent demand this?
Worse yet, I just saw one realtor's web site (he shall go un-mentioned....but you know who you are) that tells viewers that non citizens must first apply for an "alien landholding permit" in order to buy any property on Ambergris Caye. Either he knows that is not true (which says something about his ethics) or he is incredibly lacking in knowledge of his own country's real estate laws (which is inexcusable for a real estate agent.) Either way, it does not make me want to hire him at ANY price to "represent" me.

susangg: the 8% tax in question is a "sales tax" which the government of Belize says is to be collected from the client... not absorbed by the real estate broker although some brokers go ahead and absorb it anyway. It is definitely NOT an income tax.
The real estate broker that mentioned an alien landholders license apparently hadn't updated his or her website to reflect the fairly recent abolishment of this long-standing requirement.
I'm not current on commission rates but have seen several ads here in the local papers where real estate brokers were advertising cut-rate fees like 6%. Of course, you can only imagine the costs of doing business in a front street office on this island where the costs are tremendously inflated... higher than the US in most cases.

Jesse: It must have been a REAL "long-standing requirement," 'cause it was not in effect when we began buying our condos in 1989; in fact, when it did apply it was only to large plots of land (over 1 half acre, I believe) in city areas.
It's not just a matter of "failing up update a web site" with better photos, etc. He is purporting to dispense legal information, in his capacity as a "real estate professional" and it is supposed to be accurate.
As for the tax being a "sales tax," you would know that better than I, as I believe you are a business consultant? If such a tax applies to the "sales" of services, it must also apply to the "sales" of all services, correct? I did not get billed for "sales" tax in any of my invoices from my Belizean lawyer. Interesting.
Do the agents have to pay income tax on top of the so called "sales tax" on their earnings? If sso, then that would probably make it a "sales tax," (or if thats what the tax code says it is; either a sales tax or a "VAT", and I would agree with you. If not, it would be in the nature of an income tax and should not be passed on to customers.

I am well aware of the cost of doing business in San Pedro. But am I supposed to be willing to pay more than I believe a service is worth because the purveyor has high overhead costs? Maybe some people would do that, but I sure won't.

Here's the bottom line: I think the real estate agents in San Pedro charge too much commission for what they do (and don't do). So I will sell my condos "FSBO." I may be in the minority, and if so, it will make no difference whatsoever to the agents. If a lot of other people do likewise and are successful, local realtors may need to rethink their fees and lower their fees, ratchet up their services, or both. Only time will tell.

I suspect that the net will have the same impact on real estate practices as it has on tourism in Belize: disintermediation will increase. That's my opinion, but of course, I could be wrong....

susangg: at the time you bought your "condos" the alien landholders license requirement applied to any purchase of 10 acres or more in the country or 1/2 acre in town. Later the law was changed to additionally apply to ANY purchase on the cayes.
The add-on sales tax of 8% applies to food prepared in restaurants, and professional services among other categories. Your attorney should have charged that as a separate item on youir invoice... or was that before the sales tax went into effect?
Yes, the real estate agent does pay a business income tax as a percentage of his/her gross receipts.
Although you may not be directly concerned with the cost of doing business, you should be interested in the sucess and competency of your agent... you would't want representation from someone who doesn't even have a "real" business would you?
I'm sure you can find someone who will happily "list" your property for a lower commission rate that you will find acceptable. You might check with the taximen who are always trying to hustle real estate.

Susan, I have to agree with you on this one as far as the concept of "DIY" goes. I personally know of a handful of reputable real estate agents doing business in San Pedro. I also know that Jesse is reputable, if not directly involved in day to day real estate at this time. HOwever, I have found the best way to go in Belize is Do It Yourself. You will save $$$, you will always have YOUR best interest at the front of everything, etc. Belizean lawyers have no "conflict of interest" ethics to deal with either. It will take more time, but saving 8% is nothing to sneeze at either, 'cause nothing is a cheap as it first seems (for example, IMMISSING). hehehe. Anyway, asking one of the SP taxi driver's for a real estate lead is a GREAT idea, provided you are willing to conduct the due diligence as to title, ownership, cautions, etc.

Thanks for the clarification, Jesse!
I won't have to worry about it because I am not "listing" with anyone! I will have the person who has always sold all my houses fast "represent me" -- Me! I will sell them FSBO, with a home page on the incomparable //www.ambergriscaye.com and ads or links on all the expat web sites (www.escapeartist.com; www.internatinalliving.com; www.caribepro.com; etc. etc.) New web page should be up by the end of next week, waiting for new pix.
I will also have my lawyer (the one who pried my title away from the Belize Bank)handle the legal issues. Our manager will show the property and we will happily pay her to do so. And yes, I agree taxi drivers are an excellent resource for our FSBO flyers.
I'll let this board know how long it takes to sell, for the benefit of other FSBO sellers (and buyers) out there who may benefit from my good or bad experiences.