Private Islands for Sale in Belize
Table of contents
- Short answer
- Islands for sale in Belize right now
- How much does a private island cost in Belize?
- Can foreigners buy an island in Belize?
- Mangroves, the reef and what you can build
- Where are the private islands in Belize?
- Getting there, seasons and natural risks
- Costs of buying and owning an island in Belize
- How to buy an island in Belize: step by step
- Risks and what to check
- Frequently Asked Questions
- Sources
Short answer
Yes, foreigners can buy a private island in Belize and own it outright. Belize has about 450 cayes (small islands) along the second-longest barrier reef in the world, and many are for sale.
Belize is one of the cheapest places in the Caribbean to buy a whole island. Tiny cayes start at about $125,000. Raw islands of 5–40 acres near Belize City or Turneffe Atoll cost about $400,000–1.5 million. Developed islands with a house or a small resort cost $4–8 million, and very large islands $12 million and more.
Before you buy, check two things: whether the island is mostly mangrove (you need a permit to clear it), and whether it sits inside a marine reserve. Foreign buyers pay 8% stamp duty.
Islands for sale in Belize right now
FindIslands lists more Belize islands than any other country, from 2-acre cayes to large islands with miles of beach. You can also see all islands tagged Belize or browse all islands for sale.
Selling an island in Belize? List it on FindIslands →
How much does a private island cost in Belize?
The Belize dollar is fixed at two to one against the US dollar (BZ$2 = US$1), so prices are quoted in US dollars. These are other listings on the market that we checked, as of November 2026.
| Island | Area | Size | Asking price | What you get |
|---|---|---|---|---|
| Little Calabash Caye | Turneffe Atoll | 0.1 acre | $125,000 | Raw |
| Island in the Channel Cayes | Off Placencia | 0.25 acre | $310,000 | Raw, permits applied for |
| Island in Hick’s Cayes | Near Belize City | 35 acres | $650,000 | Raw, some fill needed |
| Mauger Caye | North Turneffe | 7 acres | $750,000 | Old lighthouse |
| Accoutrement Caye | Pelican Cayes, off Placencia | 19 acres | $965,000 | Not stated |
| Lagoon Caye | Off Sittee River | 14 acres | $2,500,000 | Raw, with building approvals |
| Rainforest Caye | Off Punta Gorda | 37 acres | $2,600,000 | Raw |
| Tranquility Caye | South Water Caye Marine Reserve | 20 acres | $2,900,000 | Raw, earlier approval for 10 cabanas |
| Zama Caye | Near Placencia | 3.6 acres | $4,250,000 | Home and staff housing |
| Water Caye | Drowned Cayes, near Belize City | 578 acres | $12,000,000 | Not stated |
Sources: belizerealestate.bz, RE/MAX, Rainforest Realty and Private Islands Online (pages checked November 2026). Prices are asking prices and change often.
What this means for a buyer:
- Location sets the price more than size. A 35-acre raw island near Belize City costs less than a 3.6-acre island near Placencia with a house.
- Building approvals add value. Islands that already have permits for cabanas or fill sell for more.
- Many cheap cayes are mostly mangrove. You cannot build on them without permits and often costly fill.
- Celebrity islands are rare. Actor Leonardo DiCaprio bought the 104-acre Blackadore Caye in 2005 for a reported $1.75 million. His resort plans had still not started by 2021 after local protests.
What is the cheapest private island in Belize?
The cheapest whole island we found in November 2026 was Little Calabash Caye at Turneffe Atoll, a 0.1-acre caye listed at $125,000. In our own catalogue, the cheapest is a 2-acre island near the Great Blue Hole at $300,000.
Can foreigners buy an island in Belize?
Yes. Foreigners can buy freehold land in their own name, with no need for a local partner.
- Buying from a private owner: there is no general limit on foreign buyers.
- Buying or leasing from the government: cayes that have never been granted to anyone are government (national) land. Foreigners from outside the Commonwealth and the Caribbean community (CARICOM), such as US citizens, need a licence from the minister for more than 10 acres outside a town. Canadians and Britons are Commonwealth citizens and are not covered by this limit.
- Types of title: most modern titles are Land Certificates with a parcel number. Older land may still be held under a chain of deeds, which is harder to check.
- Land along the water: the law asks for a 66-foot strip along open water to stay natural on some land outside towns. Ask your lawyer whether it applies to the island you are buying.
Owning an island does not give you residency in Belize. Retirees aged 45 or older with a steady income of at least $2,000 a month can apply for the Qualified Retired Persons (QRP) program. Permanent residence is possible after living in Belize legally for one year.
Mangroves, the reef and what you can build
Most Belize cayes are partly or fully covered with mangroves. They protect the island from storms, and the law protects them.
- Clearing mangroves needs a permit from the Forest Department. The fee is charged per acre. For a home between the mainland and the reef it is BZ$1,600 (US$800) per acre, and double that beyond the reef.
- Dredging and fill need a permit from the Mining Unit. Seawalls need approval from the Lands Department.
- Larger projects need an environmental impact assessment from the Department of the Environment.
- Fines are real. In 2016 a resort on Gladden Caye was fined and ordered to stop illegal dredging and filling.
The Belize Barrier Reef Reserve System is a UNESCO World Heritage site. Some cayes for sale sit inside marine reserves, such as South Water Caye and Turneffe Atoll. Fishing and building are limited there.
Most cayes are off the grid. Our guides to island energy supply and drinking water on a private island explain the options.
Where are the private islands in Belize?
- Northern cayes: around Ambergris Caye and San Pedro, the busiest tourist area. Prices are high.
- Central cayes: near Belize City, 15–30 minutes by boat. Good access and lower prices.
- Turneffe Atoll: more than 150 cayes about 1.5 hours by boat from Belize City. A marine reserve since 2012.
- Stann Creek and Placencia: cayes off Dangriga, Hopkins, Sittee River and Placencia, near the reef.
- Toledo: remote cayes off Punta Gorda in the far south, with the wettest weather.
See islands for sale across the region in Central America, or compare with our guide to private islands for sale in the Bahamas.
Getting there, seasons and natural risks
- Getting there: the international airport is near Belize City, with direct flights from Miami, Dallas, Houston, Atlanta and Los Angeles. Local airlines fly to San Pedro in 15 minutes and Placencia in 40 minutes. From there you go on by boat.
- Dry season: late February to May is the best time to visit and to build.
- Hurricanes: the season runs from June to November. Hattie (1961) and Iris (2001) were Category 4 storms. Lisa hit near Belize City in 2022.
- Rain: the south is far wetter. Punta Gorda gets more than twice the rain of Belize City.
- Seaweed (sargassum): large amounts can wash up on beaches, mostly in June and July.
- Sandflies and mosquitoes are common on mangrove cayes in calm, wet weather.
Costs of buying and owning an island in Belize
| Cost | Typical amount | On a $1 million caye |
|---|---|---|
| Stamp duty (foreign buyers) | 8% of the value above BZ$20,000 (US$10,000) | About $79,000 |
| Legal fees | 1.5–2% | $15,000–20,000 |
| Searches, registration, new title | 1–2% | $10,000–20,000 |
| Agent’s commission | Usually paid by the seller | — |
Stamp duty is charged on the price or the government valuation, whichever is higher. The buyer usually pays it. Belize changed its stamp duty law in 2024 and 2025, so confirm the current rate with your lawyer.
Every year you pay a land tax based on the value of the land, plus the costs of a boat, fuel, a caretaker and upkeep of the dock, power and water.
How to buy an island in Belize: step by step
- Hire a Belize lawyer before you sign anything.
- Check the title: Land Certificate or deeds, the parcel number and the survey.
- Check the land: how much is mangrove, whether it is in a reserve, and whether any permits already exist.
- Check access: water depth, the dock and the boat time to the mainland.
- Sign the purchase agreement with the lawyer holding the deposit.
- Pay stamp duty and register the transfer with the Lands Department.
- Apply for permits for mangroves, fill or building before any work starts.
If you are offered a lease instead of full ownership, read our guide to freehold vs leasehold islands.
Risks and what to check
- Mangrove rules: you may not be able to clear land where you want to build.
- Marine reserves: strict limits on building and fishing.
- Old titles: gaps in a chain of deeds can cause disputes.
- Hurricanes and flooding: most cayes are only a metre or two above the sea.
- Size and price claims: a listing may sell only part of an island. Check the survey.
A Belize property lawyer should check the title, the survey and the permits before you sign anything.
Frequently Asked Questions
Yes. Foreigners can own land outright, and many cayes along the reef are privately owned and for sale.
As of November 2026, asking prices ran from about $125,000 for a tiny caye to $12 million for a 578-acre island. Most raw islands of 5–40 acres cost $400,000–3 million.
The cheapest we found in November 2026 was a 0.1-acre caye at Turneffe Atoll for $125,000.
Yes. There is no limit on buying from a private owner. Buying or leasing government land of more than 10 acres needs a licence from the minister.
Foreign buyers pay 8% stamp duty on the value above BZ$20,000, plus legal and registration costs of about 3–4% in total.
Only with a permit from the Forest Department, paid per acre. Building without permits can lead to fines and stop orders.
No. Retirees can apply for the QRP program, and others can apply for permanent residence after one year of legal residence.
From June to November. The best months to visit are late February to May.
Prices are asking prices unless marked sold, not valuations. This guide is general information, not legal or tax advice.
Sources
- https://www.centralbank.org.bz/detail-pages/news/2026/05/11/belize-commemorates-50-years-of-exchange-rate-stability
- https://belizejudiciary.org/download/Laws-of-Belize-Update-2011/VOLUME%209B/Cap%20191%20National%20Lands%20Act.pdf
- https://forest.gov.bz/forest-licenses/
- https://doe.gov.bz/?p=254
- https://immigration.gov.bz/residence/residence-qualify/
- https://whc.unesco.org/en/list/764
- https://www.sanpedrosun.com/?p=62510
- https://www.britannica.com/place/Belize-Barrier-Reef
