Ambergris Caye Real Estate Market Analysis July 2024
Ambergris Caye Real Estate
Ambergris Caye, Belize, is one of the hottest real estate markets in the Caribbean and Central America.
Belize has become an increasingly popular tourism destination. Belize is also a popular destination for property buyers and real estate investors. Ambergris Caye, in particular, is the top destination for tourism (the #1 destination in Belize). Ambergris Caye Real Estate is also the most popular location in Belize for property purchase and real estate investment.
Belize does not have a standardized Multiple Listing Service (MLS), which is the one factor that makes buying real estate on Ambergris Caye a very different process and experience from the US, Canada, or many other places. The lack of a real MLS system in Belize has buyers and investors more reliant on real estate professionals and market Belize experts to get up-to-date, accurate information about active listings, property values, previous sales, price comps in the area, and all of the other data that one usually finds in an MLS listing.
We selected a sample of 412 active listings in July 2024 from different real estate agents and offices on Ambergris Caye. This data provides an overarching analysis of the market without MLS data.
Ambergris Caye Real Estate Listings
Ambergris Caye has an array of real estate opportunities, ranging from homes, condos, land, beachfront property, and off-beach property. Often, buyers and investors scroll through different websites to find listings posted by various brokers and offices on Ambergris Caye, Belize.
For a full market analysis, we compiled active real estate listings from July 2024 across different real estate agents and offices on Ambergris Caye, including RE/MAX, Century 21, Keller Williams, and many smaller local firms that operate and list property on Ambergris Caye.
Below you can see further details on the number of listings and property values around the island of Ambergris Caye for July, 2024.
Ambergris Caye Real Estate July 2024
We categorized the different “active listings” on Ambergris Caye by property type.
- Single Family Homes (Detached Homes)
- Condos
- Land (Off-Beach or Non-Waterfront)
- Waterfront Land / Beachfront Land
This analysis of active listings also categorized listings by location on Ambergris Caye.
Based on a sample of 412 active listings in July 2024 from different real estate agents and offices on Ambergris Caye, we found the number of active listings by property type, as well as the average price of each.
In July 2024, the 412 active listings were comprised of;
- 47 Home Listings with an Average Price of $938,068 USD
- 73 Condo Listings with an Average Price of $463,252 USD
- 89 Waterfront Land Listings with an Average Price of $390,234 USD
- 203 Off-Beach Land Listings with an Average Price of $102,213 USD
Ambergris Caye Homes
In July 2024, there were 47 Ambergris Caye Homes For Sale and Ambergris Caye Home Listings with an average price of $938,068 USD.
Looking at the July 2024 Ambergris Caye Homes For Sale and the active detached home listings. The average Ambergris Caye home was listed for $938,068 USD in July 2024. Of the 47 listings, there were;
- 13 two-bedroom homes
- 11 three-bedroom homes
- 11 four-bedroom homes
- 12 five-bedroom homes
The number of bedrooms in the home was a factor in the average listing price.
- 2 Bedroom Homes had an Average Listing Price of $640,569 USD (based on a sample size of 13 home listings)
- 3 Bedroom Homes had an Average Listing Price of $687,800 USD (based on a sample size of 11 home listings)
- 4 Bedroom Homes had an Average Listing Price of $1,032,909 USD (based on a sample size of 11 home listings)
- 5+ Bedroom Homes had an Average Listing Price of $1,402,833 USD (based on a sample size of 12 home listings)
Ambergris Caye Condos
In July 2024, there were 73 active condos for sale and condo listings on Ambergris Caye. The average price for an Ambergris Caye condo for sale was $462,252 USD.
Looking at the July 2024 Ambergris Caye condo listings. The average Ambergris Caye condo for sale was listed for $463,252 USD in July 2024. Of the 73 listings, there were;
- 26 one-bedroom condos
- 34 two-bedroom condos
- 13 three-bedroom condos
The number of bedrooms in the condo was a factor in the average listing price.
- 1 Bedroom Condos had an Average Listing Price of $290,027 USD (based on a sample size of 26 condo listings)
- 2 Bedroom Condos had an Average Listing Price of $479,612 USD (based on a sample size of 34 condo listings)
- 3 Bedroom Condos had an Average Listing Price of $766,915 USD (based on a sample size of 13 condo listings)
Ambergris Caye Land
The Ambergris Caye land for sale and active land listings in July 2024 were categorized into two types;
- Off-beach (non-waterfront)
- Waterfront (beachfront, lagoon, canal-front)
Based on the July 2024 active listings, there were 292 active Ambergris Caye land listings;
- 203 listings that were not waterfront.
- 89 listings that were waterfront.
The average land listing price varied across different areas and locations. Based on the active listings and sample size, we categorized the listings based on location.
Ambergris Caye Off-Beach Land
Looking at the July 2024 Ambergris Caye off-beach land listings. The average lot for sale on Ambergris Caye (not waterfront) was listed for $102,213 USD in July 2024.
Of the 203 off-beach land listings in July 2024:
- West Coast Ambergris Caye: 22 Off-Beach Land Listings with an Average Price of $85,265 USD
- San Pedro Town Area: 71 Off-Beach Land Listings with an Average Price of $155,818 USD
- North Ambergris Caye: 37 Off-Beach Land Listings with an Average Price of $157,811 USD
- South Ambergris Caye: 14 Off-Beach Land Listings with an Average Price of $122,115 USD
- Secret Beach Area: 55 Off-Beach Land Listings with an Average Price of $56,513 USD
Ambergris Caye Waterfront Land
Looking at the July 2024 Ambergris Caye waterfront land listings. The average waterfront lot for sale on Ambergris Caye was listed for $390,234 USD in July 2024.
Waterfront property includes beachfront, lagoon, and canal front.
Of the 89 waterfront land listings in July 2024:
- West Coast Ambergris Caye: 18 Waterfront Land Listings with an Average Price of $397,786 USD
- San Pedro Town Area: 7 Waterfront Land Listings with an Average Price of $950,000 USD
- North Ambergris Caye: 24 Waterfront Land Listings with an Average Price of $487,993 USD
- South Ambergris Caye: 14 Waterfront Land Listings with an Average Price of $335,000 USD
- Lagoon Front: 22 Waterfront Land Listings with an Average Price of $283,400 USD
- Mahogany Bay Village: 16 Waterfront Land Listings with an Average Price of $200,262 USD
Waterfront property includes: beachfront, lagoon, and canal-front.
Conclusion
Overall, Ambergris Caye is a great destination for those looking to invest in Caribbean real estate.
The lack of a standardized MLS system in Belize can make it difficult to get up-to-date, accurate information about active listings, previous sales, price comps in the area, and other data typically found in an MLS listing.
Things have improved for searching for real estate on Ambergris Caye. When searching for property and investments on Ambergris Caye, buyers often find that a property has been sold, taken off the market, or the agent is no longer with the company. The lack of MLS makes it difficult to know the market and property value.
Even though Belize does not have an MLS, we can look at the overarching data in July 2024. Based on the active listing report, we can see the real estate values and investment opportunities.
In July 2024, the 412 active listings were comprised of;
- 47 Home Listings with an Average Price of $938,068 USD
- 73 Condo Listings with an Average Price of $463,252 USD
- 89 Waterfront Land Listings with an Average Price of $390,234 USD
- 203 Off-Beach Land Listings with an Average Price of $102,213 USD
Ambergris Caye, Belize, has quickly become one of the hottest real estate markets in the Caribbean.
Based on active Ambergris Caye real estate listings in July 2024 (sample size of 412), the Secret Beach area is a high-value location, with the average lot listed at $56,513 USD.
Mahogany Bay Village offers great value for waterfront property. Every property in Mahogany Bay is a canal-front lot that allows for boat parking outside of each home or property. The average price for waterfront (canal-front) property listed in Mahogany Bay in July 2024 was $200,262 USD.
