by Rachel Jensen 
Introduction
Thinking about buying property in Belize? Belize has become an increasingly attractive destination for expats, retirees, and investors alike—but before you make your move, it’s important to understand the ongoing costs, specifically property taxes. In this blog, we’ll break down how much property taxes in Belize really are, what factors influence them, and why they’re often considered surprisingly affordable compared to other countries. Whether you’re eyeing a beachfront villa or a jungle retreat, here’s what you need to know.
What Is the Property Tax Rate in Belize?
The Flat 1% Tax Rule
Belize keeps things super simple. Property taxes are calculated at 1% of the value of the unimproved land. That means you’re not taxed based on your home, your deck, your swimming pool, or your beach bar. Just the bare land.
Based on Undeveloped Land Value
Whether you buy a small lot or a large beachfront parcel, your tax is based only on the government-assessed value of the land without any improvements. This keeps the cost extremely low, even on luxury homes.
Buildings Don’t Affect Tax Rates
You could have a three-bedroom condo or a mansion by the sea—it doesn’t change the tax bill. It’s always based on what the land was worth before anything was built on it.
When Are Property Taxes Due in Belize?
Annual Due Date – April 1st
Every year, property taxes are due on April 1st. That’s your deadline to settle up with the Belize Lands Department.
Early Payment Discounts
If you pay before the due date, many municipalities offer discounts—yes, actual discounts! Another bonus for being organized.
Online Payment Options
Ambergris Caye is ahead of the curve with online payment options. If you’re investing there, you can pay your taxes from anywhere in the world. Not all areas offer this yet, but it’s expanding.
Property Tax Examples from Ambergris Caye
Let’s look at real-world examples so you can see how these taxes translate in real life.
Example 1: Inland Lot – 8.5 Miles North
Size: 5,500 sq. ft.
Price: $56,000 USD
Annual Tax: $112.50 USD
Perfect for land banking—extremely low carrying cost.
Example 2: Beachfront Parcel – 5 Miles South
Size: 5,800 sq. ft.
Price: $269,000 USD
Annual Tax: $105 USD
Even though it’s more expensive and on the beach, the tax is lower. Go figure.
Example 3: Condo – 3.5 Miles North
Size: 1,700 sq. ft., 3 bed, 2 bath
Price: $399,000 USD
Annual Tax: $500 USD
This is the highest we’ve seen, but still quite low for what you get.
Example 4: Single Family Home – Mahogany Bay
Lot: 4,500 sq. ft.
Home: 1,200 sq. ft.
Annual Tax: $90 USD
Again, the tax is based on land only, not the house itself.
Property Tax Example from Cayo District
Example 5: Home in Santa Familia Village
Lot Size: 1/3 acre
Price: $335,000 USD
Annual Tax: $5 USD
Yes, really—$5. That’s not a typo. Inland areas like this have even lower assessed values.
Why Are Property Taxes in Belize So Low?
- Belize as a Developing Country
- Belize doesn’t have a massive infrastructure budget, which is part of why taxes are lower.
Infrastructure Considerations
You might not get perfectly paved roads or high-speed everything—but you do get affordable living and real estate holding costs.
The Role of Foreign Investors
The government knows foreign investment is key to growth, and low taxes make Belize more attractive for expats and retirees.
Understanding “Undeveloped Land”
What Counts as Undeveloped?
Undeveloped land means raw land—no buildings, no utilities, no development.
Why It Matters for Budgeting
Because your tax bill depends entirely on this assessed value, it’s important when choosing a plot of land.
Land Banking: A Smart Investment Strategy
What Is Land Banking?
Buy now, sit on the land for years, and sell it later when the value appreciates.
- Low Holding Costs as an Advantage
- Property taxes under $100 per year mean you can sit back and wait without spending much at all.
- Long-Term Appreciation Potential
- Areas like Ambergris Caye and Cayo are gaining in value, making this a solid long game.
Read more detail on Land Banking
Paying Your Taxes on Time
Penalties for Late Payments
Late fees can stack up, and you can’t sell or transfer ownership without clearing your balance.
Requirement for Selling or Registering Vehicles
To sell your property or even register a golf cart on Ambergris Caye, your property taxes must be up-to-date.
Paying Multiple Years in Advance
- Many investors prepay several years to keep it off their to-do list.
- Regional Differences in Property Tax Costs
- Coastal vs. Inland Properties
- Coastal properties usually have higher assessments than inland lots.
Popular Regions Like Ambergris Caye vs. Cayo
Ambergris Caye is popular and pricier; the Cayo district offers rustic charm and bargain taxes.
How to Pay Property Taxes in Belize
- In-Person at Lands Department Offices
- You can pay at local offices throughout Belize.
- Online Payment Portals – available in Ambergris Caye and rolling out elsewhere.
Payment Tips for Expats
Have your parcel number ready and consider setting reminders every March.
What Happens If You Don’t Pay Your Property Taxes?
Restrictions on Selling
You can’t sell a property with unpaid taxes—this comes up at closing.
Final Thoughts: Budgeting for Real Estate in Belize
Belize makes it so easy to own property with these ultra-low taxes. If you’re buying to retire, invest, or land bank, this is one of the best perks of Belize real estate. Always remember, though—it’s a developing country. Your taxes may not go toward luxury services, but they do support growth, and every bit helps.
Have questions on Property Tax? Please don’t hesitate to reach out to our team—we have an incredible group here at Luna Realty Belize who is passionate about helping you.
More about on Property Tax in Belize Watch our Expert’s Guide on Property Tax
FAQs on Property Taxes in Belize
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Are property taxes higher if I build a house on my land?
Nope! Property taxes are based solely on the value of the land, not on any improvements you make.
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Can I pay Belize property taxes online from abroad?
In some areas such as Ambergris Caye you can pay online with your Credit Card. Some regions are starting to offer online payments as well.
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Do foreign owners pay the same tax rate?
Absolutely. The 1% rate applies to everyone—locals and foreigners alike.
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What happens if I overpay my property taxes?
The extra amount is usually kept as a credit toward future years. Just contact the Lands Department for details.
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Are there additional property-related taxes in Belize?
Beyond the annual 1% property tax, there are no recurring local taxes. You will encounter stamp duty (title transfer fee) during a sale, but that’s a one-time payment.
