Ambergris Caye City Guide

Ambergris Caye, anchored by San Pedro Town, is Belize's flagship investor market and the country's most liquid resale destination. By 2026 prime beachfront condos trade around USD 350,000-700,000, with luxury villas exceeding USD 1M; the national median sits near USD 255-268 per sqft (BZD 509-535), but oceanfront San Pedro stock commands USD 400-650+ per sqft. Prices have climbed 9-14% year-over-year, the strongest appreciation curve in Belize, fueled by overnight tourist arrivals exceeding pre-pandemic peaks by nearly 10%. Short-term rental economics are the draw: average nightly rates rose 15% to USD 284 in 2025 and dry-season occupancy runs 60-85%, producing advertised gross yields of 8-15% (realistic net 4-7% after management and vacancy). Foreigners buy full freehold in their own name with no restricted zones, trusts, or concession regimes; stamp transfer tax is 8% on value above USD 10,000 (7% via an IBC). There is no capital-gains tax. The 2025 Investment Residency Program lets buyers committing BZ$500,000 fast-track permanent residency, and the Qualified Retired Persons program suits over-45s with USD 2,000/month foreign income. Limited developable island land plus US dollar pegging (BZD 2:1) underpin the long appreciation thesis.