Second-Row Sea View Home Near Mosquito Coast
This four-bedroom, three-bath home sits on a 1,402 m² lot near Mosquito Coast, about 1.7 miles south of town. Second row from the water on the island's east side, it is roughly 83 metres from the waterline and 360 metres from the reef, facing sunrise. Sargassum accumulation on this shore runs high in season. The property includes sea views from the upper level, a private pool, a guest suite separate from the main living area, and a boat mooring nearby. Belize Water Services piped water and sewer serve the property directly. Built with more square footage than most homes in the area, at 310 m², this house suits a buyer wanting room for family or visitors along with direct water access.
Pulse ID PP-000018
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
- 7-42-269 — Block 7, Registration Section 42 (San Pedro)
- Cadastral area
- 1,402 m² (15,093 sq ft)
- Title
- Land Certificate (registered land) as declared by the agent — not verified by us
- Nearest named area
- Mosquito Coast
- Last confirmed
- not confirmed for 54 days — the agent has not confirmed this is still available
Listing video generated automatically for every confirmed listing — this one is queued.
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$1,150,000 |
| Stamp duty / land transfer tax — Foreign individual — 8%8% of value above US$10,000 (BZ$20,000 exempt) | US$91,200 |
| Attorney (buyer hires)planning number: 2%; sources span 1-4% | US$23,000 |
| 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$1,264,400 |
| That is 9.9% on top of the asking price. Nobody in the Belize market publishes this total. | |
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$2,300 |
| All-perils insurance INCLUDING hurricanebudget US$4,025-8,050/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 and sewer (BWS)our guess from the geometry — the agent has not said. BZ$26.98/1,000 US gal at the bottom block rising to BZ$67.45 above 8,000 gal; minimum bill BZ$16.19. Depends entirely on use — ask the seller for 12 months of bills. | |
| 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$2,300 |
| 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.
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