Ambergris Caye Real Estate

Listings last updated 05/20/2022

478 Homes for Sale in Ambergris Caye

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Ambergris Caye, Belize

Ambergris Caye is Belize’s largest island and is 40 kilometres long from north to south, and 1.6 kilometres wide from west to east.

The island is located off the eastern shore of Belize and is home to a population of around 18,000 people, although that number can fluctuate during the high season (November to May) as non-permanent residents flock to the island.

Most of the island’s population lives in the southern section in or near San Pedro.

Ambergris Caye is a popular tourist destination with beaches, natural areas, exotic wildlife, shops, and restaurants.

Both English and Spanish are spoken on the island, making it a little easier for those who don’t speak Spanish to converse with the locals.

The island has a laid-back feel, with friendly residents, fantastic food, and golf carts as the main mode of transportation. Ambergris Caye can be reached by boat or plane.


Ambergris Caye, Belize

Ambergris Caye, Belize
  • Country: Belize

  • State: Belize District


Lifestyle and Culture

Ambergris Caye has a rich history dating back to Pre-Columbian times, when a Mayan community lived here. The island has archaeological sites that people can visit to view ancient ruins and people working to excavate various objects. The Marco Gonzalez Archeological Site is located on the southern tip of the island and objects such as grinding tools, pottery, obsidian blades, and jade have been found at the site. Ancient columns and mounds left by the Mayan people can still be seen here. Another historic site that can be visited is the Chac-balam Archaeological Site on the northernmost tip of the island.

The island is also home to a wide variety of birds, fish, and animals, including tarpon, snook, jacks, bonefish, barracuda, grouper, snapper, sailfish, marlin, bonito, pompano, yellow-backed oriole, white-eyed vireo, golden-fronted woodpecker, eastern kingbirds, scarlet tanagers, black catbird, warblers, plovers, cormorants, sandpipers, herons, hawks, doves, flycatchers, crocodiles, raccoons, sharks, stingrays, eels, deer, jaguars, and iguanas. Numerous species of plants and insects also live here. One of the most fascinating areas is the Belize Barrier Reef Reserve System located off the coast of the island and featuring the longest barrier reef in the Western Hemisphere. The reef is home to a variety of plants and animals, including extremely eco-sensitive coral.

In addition to the natural attractions the island offers, there are plenty of other activities including biking, golfing, snorkeling, windsurfing, kitesurfing, parasailing, canoeing/kayaking, boating, hiking, fishing, shopping, dining, and entertainment such as the local movie theatre, nightlife spots, galleries, and spas. Restaurants offer a variety of fare with a focus on local ingredients such as fish, fruit, and meats, and there are many bars where residents and tourists alike can enjoy tropical drinks or frosty beers.


Entertainment and Tourism

San Pedro’s abundance of water activities is what drives the economy and tourism. Everything from surfing to snorkeling to marine life viewing is available in San Pedro. The biggest draw is the Belize Barrier Reef which stretches as far as Cancun.

Whether you want to enjoy a drink overlooking the water or something more inland, San Pedro Town has great nightlife. Some of the hottest spots include Carlo and Ernie’s Runway Bar, Crazy Canuck’s Beach Bar and the Sandbar.

Entertainment and Tourism

Districts & Neighborhoods

The northern section of the island is largely unpopulated, but offers spectacular beach areas, mangrove forests, and the Bacalar Chico Marine and Wildlife Reserve. This section of the island offers a peaceful retreat from the busy southern section of Ambergris Caye and is a great area for diving, boating, and exploring the natural landscape.

Ambergris Caye’s central section includes the community known as San Juan, where many people live who commute to San Pedro for work. The community is a mix of locals and ex-pats, families and single people. Just north of San Juan is the small community of Boca Del Rio (which means mouth of the river), featuring a saltwater river, and a park with waterslides.

By far the most densely populated area on the island is the southern section, particularly the town of San Pedro. The town extends from the western shore to the eastern shore, with residential areas scattered throughout, and offers a variety of amenities such as restaurants, bars, shops, a tennis and fitness club, numerous accommodation options, schools, markets, a stadium, spas, tour companies, docks, an art gallery, the San Pedro Airport, a movie theatre, and a medical clinic. Just south of San Pedro are other communities such as San Pablo, the Escalente Sub-division, San Miguel, San Telmo, Sunset Coves, San Pedrito, Tres Cocos, Las Palmas, and Basil Jones. San Pablo is a popular spot for swimming and snorkeling, as well as for enjoying beautiful sunsets on the lagoon.


Real Estate Market

Most of the island’s real estate can be found in the southern section, particularly in the large city of San Pedro, and the majority of it has been built recently. Much of the more affordable residential real estate comes in the form of condo complexes, many of which have stunning ocean views and various amenities. These can often be found starting at around $200,000.

There are some affordable single-family homes available as well at mid-range prices, though these sometimes require renovations or upgrading. Residential real estate is often purchased for investment purposes and rented out to vacationers during the high season, or year-round. This can include single homes or condo units, or entire condo buildings. Vacant land ranges from affordable to high-priced, depending on the size and location of the lot, with waterfront lots fetching the highest prices.

At the highest end of the pricing spectrum are the large luxury homes whose prices can run into millions of dollars, but which offer private beach areas, larger lots, and high-end design. Other commercial property on the island includes restaurants and retail shops, which can be expensive, depending on the type and location of the business.

Real Estate Market


Schools on the island are mostly found in the southern section and include Ambergris Caye Elementary School, San Pedro High School, San Pedro Roman Catholic School, Holy Cross Anglican School, Living Tree Academy, and Isla Bonita Elementary School.

There are no post-secondary options on the island, so residents must travel to the mainland to access options such as St. John’s College, Corozal Junior College, Muffles Junior College, the University of Belize, and Galen University.

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