All you need to know about living in San Pedro, Belize

Widely believed to be the island name-dropped by pop icon Madonna in her hit song La Isla Bonita, San Pedro, Belize is a Central American gem that has attracted the attention of tourists, investors, and – thanks to its solid selection of real estate properties and high quality of life – even prospective homeowners.

Interested in making this gorgeous little Central American town your new home? Continue reading to learn everything there is to know about living in San Pedro, Belize.

SAN PEDRO, BELIZE: AN OVERVIEW

Located on Ambergris Caye in captivating Belize, the vibrant town of San Pedro has a rich history stretching all the way back to the early 19th century. Originally inhabited by the ancient Mayans, the area that would become San Pedro was first settled by Yucatán refugees from the Caste War. From a small social cluster of just four families, the community gradually grew to about 30 houses and over 50 inhabitants.

The first permanent settlers, however, arrived between 1848 and 1849, primarily fishers and farmers who brought their skills and traditions to the island, laying the foundation for a thriving community that would eventually grow into the bustling town of San Pedro we know today.

San Pedro, Belize serves as the beating heart of Ambergris Caye, with the former fishing village having become a magnet for tourists and expats thanks to its unique blend of laid-back beach life and sophisticated amenities.

Now home to more than 21,000 residents, the town offers everything from pristine beaches and crystal-clear waters to upscale restaurants and vibrant local culture, positioning it as a highly sought-after location within Belize.

LIVING IN SAN PEDRO, BELIZE

San Pedro, Belize truly lives up to the imagery painted by the lyrics of La Isla Bonita – that of a serene, sun-soaked escape with a rhythm all its own. That’s why living in this tropical destination has become particularly trendy for expats and prospective investors alike.

If you’re considering moving to this part of Belize, here are some of the things to expect.

A remarkably laid-back lifestyle

One of the best things about living in San Pedro, Belize is the laid-back lifestyle it espouses. Here, golf carts are the primary mode of transportation and comfortable beachwear is the standard OOTD, whether at the office or the beach. Moreover, the relaxed atmosphere allows the community to celebrate life’s simple moments, whether it’s sharing stories with locals at a beachside bar, watching fishermen bring in their daily catch, or simply enjoying a sunset. The concept of work here is also about less stress and more balance, with locals and expats prioritizing experiences over deadlines.

No language barrier

One extremely convenient aspect of living in San Pedro, Belize is how easy it is to communicate with the locals. This is because English is Belize’s official language, which helps to eliminate the typical challenges faced by expatriates in other countries. From government offices and medical facilities to local markets and restaurants, you’ll find English spoken fluently and confidently everywhere. This linguistic advantage makes integration incredibly smooth, allowing newcomers to navigate daily life without the typical language barriers.

Near-limitless opportunities for outdoor recreation

San Pedro, Belize offers convenient access to some of the most beautiful outdoor attractions in the world. For example, the Belize Barrier Reef – the second-largest in the world – is right at San Pedro’s doorstep, making it easy to spend weekends snorkeling through vibrant coral gardens, diving alongside nurse sharks and rays, or casting a line for the day’s catch. The nearby Hol Chan Marine Reserve and Shark Ray Alley are also near the town, with the two attractions providing residents and visitors some of the most incredible underwater encounters one could ever dream of. But the adventures aren’t limited to the ocean – the mainland also offers incredible opportunities for hiking through lush rainforests, exploring ancient Mayan ruins, zip-lining above canopies, and bird-watching in pristine natural reserves.

Warm, friendly people

Perhaps one of the best things about living in San Pedro, Belize is being in the middle of friendly and welcoming people. Belizean culture celebrates community, allowing strangers to quickly become friends and fostering an environment where neighbors look out for one another. Furthermore, expats of all types – among them, retirees, digital nomads, and entrepreneurs – also form a diverse, supportive network that serves to further enrich the town’s social landscape.

Relatively low cost of living

With its many stunning amenities and attractions, San Pedro – and in general, Belize – also boasts a relatively low cost of living, allowing residents from outside the country to live comfortably without constant financial stress. Local markets provide fresh, affordable produce, which means residents get to enjoy top-quality food at a much lower cost. Additionally, everyday expenses like transportation, utilities, and entertainment are significantly lower than in many developed countries, allowing residents to enjoy a rich, fulfilling lifestyle at just a fraction of the cost. Prospective residents should keep in mind, though, that imported goods will have substantial price markups, given the considerable costs of shipping to the island.

Expat-friendly

San Pedro, Belize practically rolls out the welcome mat for international residents, offering a remarkably smooth transition for those seeking a new home in the island community. The local government and community provide extensive support for expatriates, with relatively straightforward residency processes and multiple visa options.

The country offers two Residence status types – Permanent Residence and Temporary Residence – that make it easy for those seeking the luxury and prestige of living in San Pedro, Belize to achieve.

• Permanent Residence is for persons who desire to put down roots in Belize and make their home here a primary one.
• Temporary Residence best fits persons who have made – or are about to make – a substantial commercial investment in the country but have not been able to meet Permanent Residence requirements.

Whichever option an expat decides to take, the process for obtaining either residency is designed to be foreigner-friendly and has nearly none of the bureaucratic hurdles that often complicate international moves. Moreover, the country also helps expats set up businesses, work remotely, or simply enjoy retirement, as local agencies specialize in helping newcomers navigate legal requirements, property purchases, and cultural integration.

Sunny weather all year round

Forget about unpredictable weather and seasonal mood swings – San Pedro, Belize enjoys sunshine virtually 365 days a year.

The dry season from November to April provides postcard-perfect weather, with clear skies and gentle breezes. Even during the rainy season, showers are typically brief and quickly give way to brilliant sunshine. This consistent climate complements the country’s gorgeous natural attractions and allows for year-round outdoor activities, spontaneous beach days, and more, making it especially attractive for snowbirds who wish to escape bitter winters.

Low taxes

Belize offers a tax environment that seems almost too good to be true. Personal income earned outside the country remains untaxed, creating a financial landscape that allows residents – both local and foreign – to keep more of their hard-earned money. Capital gains tax is also virtually non-existent, and numerous incentives exist for retirees and investors. With its tax benefits and affordable cost of living, San Pedro, Belize offers a strong financial incentive to settle down here.

Low taxes considered, it is ideal for prospective investors and foreign residents to consult with local tax professionals, not just to better navigate the country’s tax regulations but also to manage their retirement funds, investment income, and international earnings more efficiently.

INVESTING IN SAN PEDRO, BELIZE REAL ESTATE

The San Pedro housing market offers a wide variety of options, with available properties ranging from $174,000 to $6,000,000, depending on their size, type, location, and amenities.

San Pedro, Belize is experiencing steady growth, thanks to the steady influx of expatriates and tourists to the island in recent years. This, market data suggests, is likely to continue well into the future, making San Pedro a viable destination for investors.

Much like the rest of Ambergris Caye, home values in San Pedro, Belize fluctuate significantly based on location. Beachfront and prime area properties, for example, command premium prices, while inland and developing regions offer more affordable options.

Property types, features, and amenities

San Pedro, Belize’s housing market offers a comprehensive range of property types that suit different needs and preferences.

Single-family homes make up a sizable chunk of available properties in San Pedro, Belize. These properties offer the comfort of private living with the ability to customize according to personal preferences. Available in various sizes and styles, they cater to families, retirees, and expatriates looking for permanent residences.

Condominiums are another attractive option in San Pedro, Belize, especially for buyers seeking a low-maintenance lifestyle or investors looking to generate rental income. These properties provide modern amenities, enhanced security, and shared facilities like pools and fitness centers.

Luxury villas stand at the premium end of the market. Located in San Pedro’s prime beachfront areas, these highly sought-after properties deliver unparalleled privacy and opulence. Best known for their high-end finishes, top-tier amenities, and breathtaking ocean views, these properties in San Pedro, Belize appeal to buyers seeking a lavish lifestyle or investors targeting the high-end vacation rental market.

Forward-thinking investors, meanwhile, may want to take a look at San Pedro, Belize’s selection of vacant, undeveloped land. This type of property in San Pedro, Belize allows for custom property development or long-term appreciation. The town’s growing popularity ensures that land values will continue to rise, making it a sound investment choice for those willing to play the long game in Belize.

Notable communities in San Pedro, Belize

San Pedro, Belize is home to several notable communities and residential areas that appeal to expats and other prospective buyers of every taste and lifestyle.

• DFC AREA. Named after and officially financed by the Development Financing Committee, San Pedro’s DFC area was created to provide affordable housing to the town’s growing population. Much of the land in this part of town is reclaimed, and it is known for being relatively close to essential and lifestyle amenities such as grocery stores, pharmacies, schools, restaurants, hotels, beaches, and the grand Ambergris Caye Stadium.
• CLUB CARIBBEAN. Located approximately 5 miles south of San Pedro, Belize, this community has some of the best-priced beachfront properties on the island. Homes here enjoy good road access, proximity to the Marco Gonzalez Mayan Ruin, a seawall, high-speed internet, and efficient phone service. The area also features a courtesy patrol service, making it one of the safest areas in the country.
• TRES COCOS. Situated along the northern shore of Ambergris Caye, Tres Cocos is rife with private homes, high-end resorts, restaurants, grocery stores, and day spas, many of which are situated right on the beach or relatively close to the water. The neighborhood is less than a mile from the San Pedro Town Center and just 10 minutes from entertainment, nightlife, and additional amenities.
• SECRET BEACH. Found on the western side of Ambergris Caye, this serene haven is known for its crystal-clear waters, soft sandy beaches, and vibrant yet laid-back atmosphere. Over the years, it has transformed into a lively spot with beachfront bars, restaurants, and exciting opportunities for real estate investment.

Important things to consider for your move to San Pedro

Moving to San Pedro, Belize, is an exciting journey that requires careful planning. That said, below are several aspects to consider and weigh as an expat.

YOUR LIFESTYLE GOALS

• Temporary vs. permanent. If you’re planning a short-term stay, look into renting a home or condo first. For a long-term move, investing in real estate might be more practical.
• Beachfront or inland. Decide if you want a bustling, central location like Downtown San Pedro or a quieter, more secluded area like Tres Cocos or South Ambergris Caye.
• Community feel. San Pedro has neighborhoods suited to various lifestyles – whether you want an expat-heavy area, a local Belizean vibe, or a mix of both. Find the community where you’ll feel most at home.

THE LOCAL REAL ESTATE MARKET

• Ownership opportunities. Since full foreign ownership of property is allowed in Belize, you have a chance to own any of the properties available in San Pedro, including condos, villas, single-family homes, and even vacant plots of land.
• Pricing trends. Properties closer to the beach or with water views typically cost more, but you’ll find affordable inland options within walking distance of the sea.
• Long-term investment. As mentioned earlier, property taxes in Belize are relatively low. That said, investing in homes for sale in San Pedro, Belize is a wise financial move for the long term.

RENT BEFORE BUYING. If you’re new to San Pedro, consider renting for a few months to get a feel for the island and its neighborhoods. It’s a great way to understand what suits you best before committing to a purchase.

ACCESSIBILITY

• Transportation. Note how most people get around San Pedro by golf cart, bike, or on foot. Make sure your chosen home has easy access to town, grocery stores, or the beach.
• Infrastructure. Some areas north of the bridge or further south may have less-developed infrastructure (e.g., fewer paved roads, slower internet speeds). This is improving but varies depending on the neighborhood.

EXPAT-SPECIFIC NEEDS

• Healthcare. While San Pedro has clinics and pharmacies, more advanced medical facilities are in Belize City. Consider proximity to healthcare if this is a concern.
• Social networks. Many expats live in neighborhoods like Tres Cocos, which offer a vibrant community with plenty of opportunities to connect through events, activities, or expat meetups.
• Cost of living. While living on Ambergris Caye is more affordable than many North American cities, imported goods and utilities (like electricity) can be pricey. Budget accordingly.

THE KNOWLEDGE AND EXPERTISE OF REALTORS IN BELIZE. Find a real estate agent who knows San Pedro inside and out. They’ll be your expert guide, helping you find properties that match your exact needs, understand the local market dynamics, and navigate Belize’s real estate laws and customs. They’ll also be able to recommend trusted lawyers and notaries for the purchase process.

CULTURAL IMMERSION. Life in San Pedro is relaxed, with a strong sense of community. Take time to learn about Belizean culture, from the cuisine to the festivals. This won’t be difficult, considering that English is the official language.

FUTURE/BUSINESS GOALS

• Investment potential. Belize’s growing tourism industry means real estate is guaranteed to appreciate in value, especially in sought-after areas like Ambergris Caye.
• Rental income. If you’re not planning to live in San Pedro full-time, consider turning your property into a vacation rental where you’ll earn passive income.

ISLAND REALITIES

• Weather. The tropical climate of San Pedro, Belize may be beautiful but be aware of hurricane season and take steps to protect your property.
• Utilities and internet. These services may sometimes be less reliable in San Pedro than in urban areas in North America, although improvements are ongoing.
• Cash transactions. Most transactions in Belize are cash-based, which means buyers should be prepared to use upfront capital with their purchases. The good news for expats from North America is that US dollars are accepted in cash-related transactions in Belize. While the country has its official currency which is Belize dollars (BZD), many businesses, especially those in tourist areas like San Pedro, quote prices in both BZD and USD. If you pay in USD, you’ll be given change in BZD.

SETTLING DOWN IN SAN PEDRO

Here are some tips to help make settling down in San Pedro, Belize much easier.

Embrace the local community and culture.

While English is Belize’s lingua officialis, still take time to learn some basic Spanish and Kriol phrases, as locals appreciate it when newcomers make an effort to connect linguistically. Also, don’t be shy about striking up conversations at local markets, beach gatherings, or neighborhood events, as the community here is wonderfully warm and welcoming, even to newcomers. Lastly, the laid-back lifestyle is a big part of Belizean culture. Embrace it and enjoy a slower, more relaxed pace once you move to San Pedro, Belize.

Get your home ready before you move in.

A few weeks before you move, make sure to contact utility providers like Belize Electricity Limited (BEL) and Belize Water Services to get your home ready. You should also look into getting eSIMs from local mobile providers like Smart and Digicell and inquire about their data plans to keep you connected to the internet.

Connect with local resources.

To make your move to San Pedro seamless, it helps to connect with an organized cluster of locals who will serve as your set of resources for anything and everything San Pedro. Recommended groups include the San Pedro Town Council, local community centers, and even expat groups on Facebook. Not only do they offer invaluable guidance on everything from healthcare to local regulations but they could also become your first batch of acquaintances – and eventually, friends – within your new neighborhood.

KICK OFF YOUR SHOES AND MAKE SAN PEDRO, BELIZE YOUR NEW HOME

So, out with the hustle and bustle and go all-in with the relaxed way of life amid the spectacular tropical surroundings that San Pedro, Belize offers. And when you do decide to make that home purchase, make sure to do it with the help of the reliable Realtors of Belize Coastal Real Estate.

Led by Mirna Waight, Belize Coastal Real Estate is known for unwavering honesty and integrity in their work and for building strong relationships with their clients for more than a decade in the local industry.

Ready to enjoy everything that San Pedro, Belize offers? Just make an inquiry to the team or send an email to schedule a personalized consultation.