Beachfront Home with Private Dock, North
This three-bedroom home sits on a 1,110 m² beachfront lot in the North zone near Caribeville, about 2 miles north of San Pedro Town. The east-facing shore brings sunrise views but also seasonal sargassum, typical of this side of the island. A private dock reaches past the shallows, and the 260 m² house includes a plunge pool, an open palapa, hurricane shutters, and a solar hot water system. There is no piped water this far north of the bridge; the property relies on a cistern with reverse-osmosis filtration, standard for the area. Reef lies roughly 324 metres out. Suited to owners who want distance from town without giving up direct beach access.
Pulse ID PP-000001 Agency ref RR-2211 (Reef & Ridge Realty)
What owner financing would look like
The seller's own terms, as given to the agent: 30% down · 10 years · 8.5% · no early-payoff penalty. Change any of them below to model your own offer. This is arithmetic, not a credit offer — nothing here is underwritten and no lender is involved.
| Down payment30% of the asking price | US$495,000 |
| Amount the seller carriesthe note you sign with the seller, not a bank | US$1,155,000 |
| Monthly payment120 payments · principal and interest only | US$14,320 |
| Total interest over the termwhat the financing itself costs you | US$563,442 |
| Balloon duethe whole remaining balance falls due on this date — refinance or sell before it | — |
Principal and interest only. Property tax, insurance, HOA and utilities are in annual carry below and are never part of an owner-financed payment. Early payoff: no penalty.
Where it actually is
Parcel outline from the cadastral layer. Reef line approximate. Open on the island map →
Computed from the cadastral geometry and the coastline — not typed in by an agent.
Utilities — as described by the agent
Not measured, not derived: these four are what the agent has told us, and where they have told us nothing the page says ask and the tap sends the question straight to them.
- Parcel
- 7-42-4340 — Block 7, Registration Section 42 (San Pedro)
- Cadastral area
- 1,110 m² (11,946 sq ft)
- Title
- Land Certificate (registered land) as declared by the agent — not verified by us
- Nearest named area
- Caribeville
- Last confirmed
- not confirmed for 47 days — the agent has not confirmed this is still available
Listing video auto-generated
Made automatically from the listing photos and the bilingual description — English narration then Spanish. Every confirmed listing gets one, with no work from the agent.
What it really costs
Most Belize buyer guides quote the wrong stamp duty to a foreign buyer. This panel asks the one question that determines the rate.
Cash to close
| Purchase priceasking — not a valuation | US$1,650,000 |
| Stamp duty / land transfer tax — Foreign buyer through a Belize IBC — 7%7% of value above US$10,000 (BZ$20,000 exempt) | US$114,800 |
| Attorney (buyer hires)planning number: 2%; sources span 1-4% | US$33,000 |
| Title search — Lands & SurveyBZ$100, one day, 25 years. A court search is a separate, necessary step. | US$50 |
| Registration and filingofficial fee is BZ$15 x 2; with handling, sources span US$50-1,000 | US$150 |
| GSTresale of an existing home or condo is exempt | — |
| Total cash to close | US$1,798,000 |
| That is 9.0% on top of the asking price. Nobody in the Belize market publishes this total. | |
Cash to close with owner financing
Down payment of 30% instead of the full price. Every other line is unchanged: stamp duty is charged on the value of the property, not on the cash you hand over, and the attorney still does the whole conveyance.
| Down payment30% of the asking price, in place of the full price above | US$495,000 |
| Closing costsevery line above except the purchase price — unchanged, and charged on the full value | US$148,000 |
| Cash to close, owner financed | US$643,000 |
| Paying cash insteadthe full price plus the same closing costs | US$1,798,000 |
| Owner financing leaves US$1,155,000 in your pocket at the table, carried on a note at 8.5% instead. It is not cheaper overall — see the total interest in the calculator above — it is what makes the purchase possible at all for most buyers here. | |
Annual carry
Enter your typical monthly kWh and the BEL cost appears here (and in the table below).
| Property taxmodelled at 0.2% of value; observed 0.1%-0.27% on Ambergris | US$3,300 |
| All-perils insurance INCLUDING hurricanebudget US$5,775-11,550/yr (0.35%-0.7% of price). Hurricane cover is an elected tier — confirm the policy actually has it, and the 5% storm deductible. | |
| HOA / strata feeask — none stated on this listing | |
| Water — cistern, RO or truckedthe agent says: cistern + RO. Rainwater cistern plus reverse osmosis, with pump, filters and power, or water bought by the truckload. Ask for the running cost. | |
| Property management (absentee owner)ask — the '20-35% of rent' figure in circulation has no verifiable source, so this brief will not publish one. | |
| Known annual costs | US$3,300 |
| 5 lines we will not guess at. This platform shows “ask” rather than inventing a number. | |
Where these numbers come from
Duty. Stamp duty split in force since 1 Nov 2017; assessed on the Valuation Department's figure, not the contract price. Buyer pays. (MLS brief §1.6)
Attorney. Belize sources give 1-2%, ~2%+US$700, 2-3% and 2-4%. No Belize firm publishes a schedule — treat 2% as a planning number, not a quote.
Tax. Modelled at 0.2% of value. Observed range on live Ambergris listings is 0.1%-0.27%. Statutory ceiling inside towns is 12.5% of annual rental value — tail risk, not the norm.
Insurance. BREA quotes 1.5% (concrete) to 2.5% (wooden) of the SUM INSURED, 5% storm deductible. Live Ambergris listings show 0.35%-0.7% of asking price. Hurricane/windstorm cover is an ELECTED tier — two of RF&G's four products exclude it. Never assume it is included.
Power. BEL residential tariff in force 1 Jan 2026 - 30 Jun 2027 plus the Sept 2026 COPA adder: marginal rate above 200 kWh is BZ$0.475 ≈ US$0.24/kWh, about double typical US residential power. A generation emergency was declared in early Sept 2026.
Water. Belize Water Services, San Pedro water + sewer, PUC tariff effective 1 Apr 2026. About 2.4x the mainland at the bottom block and 6x at the top. BWS serves south of the Sir Barry Bowen bridge; north of it is cistern and RO.
Gst. 12.5%. Resale of an existing home or condo is EXEMPT. A developer's first sale of a new build is standard-rated. Bare land is standard-rated if the vendor is GST-registered. Agency commission carries GST.
Hoa. Nine live Ambergris listings: US$205-975/month, or 0.9%-2.1% of price per year — five to ten times the property tax bill. A low fee usually means building insurance is pushed back onto the owner, so never compare fees without comparing what they include.
Capital_gains. Belize has no capital gains tax, no inheritance or estate tax and no wealth tax.
Central_bank. Every resident<->non-resident property transfer needs prior written notice to the Central Bank of Belize (SI 106 of 2020). Register 'Approved Status' on the way IN if you ever want to repatriate the proceeds.
Escrow. Deposits of 10-20% go into escrow, but no source establishes who holds it — attorney trust account, closing company or developer. Ask your attorney directly.
Financing. Belize has no mortgage market a foreign buyer can practically use, and local bank lending is scarce and dear, so OWNER (seller) FINANCING is often the only financing on the table. Terms are privately negotiated and vary, but the ones that recur on Ambergris Caye are 25% down, 5-10 years and 8-10% interest, usually with no early-payoff penalty. Nothing here is a lender's quote: the terms shown on a listing are what the seller told their agent, and the calculator is arithmetic on those numbers, not an offer of credit.
No capital gains, inheritance or wealth tax in Belize. Short-term letting carries a 9% accommodation tax, remitted monthly; a rise to 12.5% is proposed but not enacted.
Also listed by 1 other agency
Same parcel, more than one agency — normal in an open-listing market. We show it rather than hiding it, and every enquiry still goes to the agent whose listing you are reading.
- Caye Compass Property — Clive Bradley US$1,695,000 (+US$45,000)
Ask Delmy
Broker / Owner · Reef & Ridge Realty
+501 600-0101 · [email protected] (fictional)