It's been a minute since my last article, so I’m excited about posting it on the page again. Belize seems all the rage, especially with North America seemingly going to hell in a handbasket. Many expats on Facebook and other forums seek a much-needed change of scenery. Belize is a viable option for its English-speaking population, proximity to NA, and affordable real estate. Yet, buying a house in Belize can be a daunting task for aspiring expats, especially if they have never been here or have only visited for a brief period. So, in this article, I will draw on my twenty years of home building and real estate experience, both in North America and Belize, to touch on the top five considerations for expats buying a home in this beautiful country.
Let’s jump right in!
1. Establish Clear Title
One of the first and most crucial steps in purchasing property in Belize is ensuring the home has a clear title. A clear title means the property is actually owned by the seller and is free from issues preventing or hindering a sale.
Determining Title
If you hire a real estate agent to assist you with the property search and purchase, the onus falls onto them to ensure the title is clear. Most established brokerages, like Remax and Keller Williams, usually won’t list a property that doesn’t have a clear title. However, there are less reputable brokers and agents in the country, so be sure to confirm the presence of a clear title yourself. If you use a lawyer to close the home, they will conduct a thorough title search to reveal any issues such as unpaid taxes, liens, or disputes.
If there is any doubt about the legitimacy of a realtor or property ownership, you can check the title on your own accord. These records are public in Belize, and you can inquire about land ownership with the Lands Department in Belmopan.
If you choose to pursue a For Sale By Owner (FSBO) agreement but don't want to do the legwork, there are reputable locals who can complete the land transfer process for you. Search Facebook groups for references from others who have used these services. They can save you money, but be sure to do your due diligence to avoid scams.
2. Determine the Quality of Construction
The quality of construction can vary in Belize, so it’s important to assess this aspect carefully.
Is it Built for the Local Environment?
Belize’s tropical climate demands specific construction standards to ensure durability and comfort. I wrote a lengthy two-part post on building a home in Belize, so I won't rehash it here. I encourage the interested reader to check out the above link. The main thing to consider here is whether whoever built the home did so with the environment in mind. If the property is by the sea, was it built to withstand corrosion from salt air? Look for materials like stainless steel and treated wood, and check for proper sealing against moisture. Belize is in a hurricane zone, so was the home built to withstand strong winds and heavy rain? Ensure that the structure is robust, with reinforced walls and roofing.
How Old is the Home?
The age of the home impacts its value and the maintenance it requires. A house built in the last two years will need significantly less maintenance than one five or more years old, especially when close to the sea. If you feel inclined, hire a home inspector to identify any issues related to the home’s age and to catch any other potential problems, such as improperly wired electrical systems, incorrect plumbing, or structural deficiencies. A brief Google search revealed that there are inspection services in the country.
Is it Built to North American Standards?
I will probably get flack for this section and take heat for “imposing North American ways of life” onto Belize. I'm all for ‘live and let live’ regarding local cultures and customs, but I'll stand firm when improving residential construction projects. Such endeavors only benefit all by increasing the quality and safety of homes.
Many properties in Belize are not built to the same standard as what you may be used to. Having one that is will ensure comfort and piece of mind. Yet, in my time here, I have seen significant progress made in the quality of construction standards. There is a building department, but it's questionable if they enforce an established construction code like in North America.
If you are using a realtor, ask them about who built the house and its construction method. If they can only provide you with a bit of information, do some research. It’s a small country with few degrees of separation between citizens and expats. Someone will know something about the house you are interested in if you just take some time to ask.
How Well Has It Been Maintained?
Maintenance is key to preserving the value and functionality of a home. Trust me when I say it doesn't matter how new a home is (anywhere in the country). If it is not regularly maintained, the list of items that need attention will quickly grow.
Routine maintenance items to consider are:
Routine Yard Maintenance: Check if the yard is well-maintained. Overgrown plants can indicate neglect, while a well-kept garden suggests regular upkeep. Flora will take root quickly, especially during the rainy season, and can become a big job if left unattended for even a month.
Mechanical Maintenance: Ensure regular service to essential systems like the hot water tank and air conditioning units.
Repainting and Wood Care: Regular repainting and maintenance of wood surfaces protect the home from the elements. Whether by the sea, in the jungle, or a residential community, maintenance costs can run high. The sun is intense and will bake surfaces to a crisp. Painted surfaces in direct sun will need bi-yearly attention.
Pest Control: Verify that the property owner regularly sprayed for bugs to avoid infestations, especially if they don’t live in the home. Ants, scorpions, spiders, and termites are unwelcomed guests, so be sure proper measures are in place before and after you purchase the house.
Repairs: Identify what needs fixing or replacing before you buy. Inspection items should include roofing, windows, decking, and other critical components. Metal components near the sea will need constant replacement, as even stainless and galvanized materials deteriorate in the salty air.
3. Ensure it Meets Your Needs
A home should fit your current and future needs, whether for personal use, rental income, or family expansion. It's easy to get caught up in the “honeymoon phase” of Belize, especially after a vacation. However, it's important to remember that vacationing somewhere and living there are very different things.
Many people on the Facebook groups advise spending at least a year in the country exploring the different areas to best determine where to live. That is all well and good if you can afford to do so in both time and money, but it may not be practical for you. I suggest writing a list of your wants and desires, addressing the practical aspects of daily life. Compile a second list of “none negotiables,” then research potential areas to see how they align with these lists. No place is perfect, so concessions are likely as a desired area may not align 100% with your wants and desires list. Ensure there aren’t any “nonegots” with the home you wish to purchase, and you should be able to manage.
Some everyday practical needs are:
Number of Bedrooms and Bathrooms. Ensure the house has enough bedrooms and bathrooms for your family. A growing family might need extra space, so consider future needs.
Guest Accommodation: Additional bedrooms and bathrooms are essential if you plan to host guests or rent out rooms.
Rental Income: Properties in tourist areas can generate significant rental income. Assess the home’s potential to attract renters.
Expansion Potential: Look for properties with land that allows for future development. It could be adding extra rooms, a guesthouse, or other amenities.
4. Find the Right Place
Choosing the Right Location When Buying a Dream Home in Belize
Location is one of the most critical factors in real estate, impacting convenience, lifestyle, and property value, and Belize is no exception. The level of development varies widely throughout the country, and there are still many areas without services, adequate infrastructure, or off the beaten path. When choosing a house to buy in Belize, determine a location based on the section above, but take into consideration the following factors:
Does it Have Utility Hook Ups?
Ensure the home has reliable electricity (this is a relative term in Belize. Being in a tourist location will increase the reliability but will not rule out planned or unexpected outages) and a water supply. Off-grid properties should have sustainable solutions like solar power and rainwater harvesting systems that are up-to-date and well-maintained. Be sure to have such systems assessed before your purchase, especially if you know little about them.
Internet and Phone Communications
Check the availability of reliable internet and phone services, especially if you plan to work remotely. Most services are good in Belize but are subject to power outages. Some off-grid locations may require alternative solutions.
Proximity to Good Schools
Proximity to good schools is essential for expat families with school-aged children. It will limit your property search area if you wish to enroll your kids in an international school with other expat children and teachers. The public school system needs more resources and may not provide the level of education you desire. Research local schools and their reputation to ensure quality education for your kids, and then verify that info on community forums and Facebook groups.
Close to Important Amenities & Recreation
Your assessment of #3 will determine what will and won't work for you, but another factor to consider is how far you are willing to travel for those wants and desires. Many conveniences may be “close,” but that's a relative term: my definition of “close” changed from five minutes away back in Canada to over a half hour in Belize. That's the time it takes me to get to most places. So, consider the home’s distance to grocery stores, beaches, parks, restaurants, entertainment, medical facilities, and other essential services. If you must be ten minutes from a hospital, that will narrow down your location list significantly.
5. If the Shoe Fits- and By Shoe, I mean Budget
Finally, it’s crucial to ensure the home fits within your budget, so consider all costs associated with purchasing your home.
The F’n Fees!
The price is just one factor to consider when buying a home in Belize as an expat. Going “the traditional route” of using an agent and hiring a lawyer will tack on considerable fees: 6-8% for the realtors, 2-3% for the lawyers, and 8% for the Government of Belize. That's a total of 19%! Now, the seller will typically pay the agents, so it's not a cost the buyer incurs but a factor contributing to the overall value of your offer. As the buyer, expect to spend an additional 8-11% of the purchase price.
Finance to Own
Financing is more common as property values increase in the country. However, you’ll be hard-pressed to get a domestic mortgage as an expat. If financing is necessary, explore options from financial institutions in your home country or pursue an owner-financing clause with the seller. These are pretty common in both FSBO and realtor transactions. Conditions are subjective to the parties involved but may look like this: 50% down, 3-5 year term at 5-6% interest.
Maintenance Costs
We explored maintenance above, but I want to stress the importance of understanding maintenance costs when considering the affordability factor of a house. No matter where in the country you choose to reside, maintenance is unavoidable. With any homeownership journey, maintenance is necessary, and depending on where you are emigrating from, the scope of maintenance may be considerably more than what you are used to. To get a handle on these costs early on, inquire with the previous owner during the purchase process. Ask them what you can expect to pay after purchasing the home. Once you know what you’ll spend, you can determine how much, if any, you’ll want to do yourself. After two decades in construction and renovation, I have grown fond of physical work and typically complete most maintenance tasks around my home and property.
Your Path to Buying the Perfect Home in Belize
Navigating the process of buying a home in Belize can indeed be challenging, but with the proper knowledge and preparation, it’s achievable. You can make a well-informed decision by establishing a clear title, assessing the quality and maintenance of the construction, ensuring the home meets your needs, choosing the right location, and carefully considering your budget. Belize offers a unique and beautiful setting for expats, and with these considerations in mind, you’ll be well on your way to finding your ideal home in this tropical paradise.
Thanks again for taking the time to read my work. If you are interested in my other musing, I also publish on Substack, and its also free like this. Additionally, I have a self-published book and contribute to the Lili Fine Art Blog. If you are looking for a way to support this blog so I can continue to provide valuable information on Belize, you can donate, subscribe, or click an ad or two!
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