Belize market
San Pedro and Ambergris Caye
Updated 30 September 2026
Ambergris Caye is Belize's largest island, at the north of the country. San Pedro is the town. This page is a map of how buyers talk about the island. It is not a price index, and it is not a listing.
Not legal, tax, or investment advice. Rates, program rules, and title practice change. Have a licensed Belize attorney, and a tax adviser in your home country, confirm every figure before you sign or send money. Nothing on this page is a listing.
The island
The Belize Barrier Reef runs offshore. UNESCO describes the Belize Barrier Reef Reserve System, inscribed in 1996, as the largest reef complex in the Atlantic-Caribbean region and the second-largest reef system in the world. That reef is why people visit, and it is the backdrop for beachfront property. It is not a promise about rent.
International flights use Philip Goldson International Airport on the mainland. San Pedro has a municipal airstrip for domestic flights. Scheduled water taxis run between Belize City and San Pedro. In town, a golf cart is the usual vehicle. A parcel's value to a buyer often turns on which of those you can actually use to reach it.
The purchase rules are the same as the rest of the country. Read the buying guide for ownership, stamp duty, and title. Island land still needs its own survey and access check.
Areas buyers compare
San Pedro Town
The town is the services center: groceries, banks, schools, the airstrip, and the water-taxi landings. Streets are close together. Condos and houses sit on both the reef side and the lagoon side, and many are a golf-cart ride from daily errands. Town property is inside a town boundary, so the annual bill is a town rate, not the rural land-tax schedule. Ask the San Pedro Town Council for the current assessment. We do not publish a rate we could not confirm.
South of town
The road south of town runs past the airstrip and on toward the southern end of the island. This side is still road access, quieter than the town core, and it is the direction boats leave for Hol Chan Marine Reserve. Beachfront along this road and lagoon lots behind it are different products. Confirm whether the parcel fronts the water or sits behind another lot and a road.
North Ambergris and Secret Beach
Just north of town, the Boca del Rio cut separates the town from North Ambergris. A bridge crosses the cut. Beyond it, the road runs toward Secret Beach, on the lagoon side, and then farther north. Secret Beach became a day destination. Farther north, the road is less consistent, and some parcels are reached by boat as well as by road. Utilities are the practical question on this side: ask whether the lot is on the electricity grid and town water, or whether power, water, and waste are private systems such as solar, a generator, a cistern, a well, or a septic tank. Do not take a general description of "the north" as a survey of one lot. The road and the grid both move.
Property types
- Condos. Common in and near town, often built with short stays in mind. Read the condo documents for what you actually own and what the building maintains.
- Beachfront. The east coast, facing the reef and the trade winds. "Beachfront" should mean the parcel meets the beach. Ask where the vegetation line and the survey sit.
- Lagoon side. The west coast. Water is generally calmer, and the view is sunset rather than reef. Mangrove and shallow water are part of this coast. Boat draft and a dock, if you want one, are diligence items.
- Lots. Vacant land. Price talk without road, survey, and utilities is incomplete. Confirm it is private titled land, not a national lease, using the test in the buying guide.
- Overwater. Buildings standing over the water, not a house set back from a beach. Lina Point Resort, part of this family, is an overwater resort on Ambergris Caye. Point Realtor does not have a published overwater listing. Fractional ownership is offered on Overwater.com, which is a different site from this brokerage catalog.
What drives value
We do not publish prices, medians, or price-per-foot figures. Buyers on this island compare a short list of physical facts:
- Whether you can step onto the beach, or a road sits between you and the water
- Reef side or lagoon side
- Golf cart, car, or boat as the real access, including in the wet season
- Distance to town, the airstrip, and the water-taxi landings
- Grid power and water, or private systems you will maintain
- The title type and whether the survey matches the ground
- How built-up the block already is
The island is still being built out, especially north of the bridge. A road that exists this year may be better or worse than a description from a few years ago. Walk it, or have someone walk it.
Rental demand, without a yield
Visitors come for the reef, the town, and day trips such as Hol Chan. Some owners rent to those visitors. Demand follows tourism, and tourism moves. The U.S. State Department's 2026 Investment Climate Statement noted weaker tourism activity in 2025 even while the broader economy grew. That is one reason this page does not publish occupancy, nightly rates, or a cap rate.
If a seller offers a rent projection, ask for that property's own records. Have your attorney and a tax adviser read them. A copy of the Ninth Schedule to the Income and Business Tax Act sets a gross-receipts rate on rents. Confirm the current rate with the Belize Tax Service before you model income. The closing costs page covers the purchase taxes, which are separate from rent tax.
The Point family on this island
Point Enterprise, the holding company, has listed San Pedro as its base since 2006. Lina Point Resort is the family's overwater resort on Ambergris Caye. Overwater.com offers fractional ownership of overwater cabanas, starting in Belize. Kyla Point is not on this island. It is invitation-only sanctuaries on the Hummingbird Highway, on the mainland.
Those are the public family sites. This brokerage page does not add a license number, a sales volume, or an inventory those sites do not already state. Published brokerage listings, when any exist, appear on the listings page.
Sources
Checked 30 September 2026. If a page and the statute disagree, the statute and your attorney control. We link the public page we read.
- 2026 Belize Investment Climate Statement — U.S. Department of State (September 2026). Foreign ownership of private titled land, national leases, title types, stamp duty described as 8% above $5,000, QRP, residential GST removal, and the absence of a broker-licensing statute.
- Valuation FAQ — Ministry of Natural Resources. Land tax at 1% of unimproved value, using a schedule by district and category.
- Belize Barrier Reef Reserve System — UNESCO World Heritage Centre. Inscribed in 1996. Largest reef complex in the Atlantic-Caribbean region and the second-largest reef system in the world.