Short answer: Hopkins is a Garifuna beach village in Belize’s Stann Creek District with a small, mid-priced property market. On October 12, 2026, our site had 90 active Hopkins listings with a median asking price of US$432,000, above the Belize median of US$325,000 but well below Placencia’s US$575,000. Land is the entry point (median US$113,750), while beach homes and resorts sit at the top of the market.
Updated November 2, 2026. By Grant Kenneth, Belize Real Estate MLS. All prices in US dollars (BZ$2 = US$1). Listing figures are seller asking prices, not sale prices.
See current Hopkins listings or compare every area on our Belize real estate statistics page.
How much does real estate cost in Hopkins?
The figures below come from our Q4 2026 Belize market report, which analysed 3,247 active listings on belizerealestatemls.com on October 12, 2026. They are asking prices, not sold prices.
| Hopkins property type | Listings | Median asking price |
|---|---|---|
| Land and lots | 40 | US$113,750 |
| Homes | 19 | US$695,000 |
| Resorts | 8 | US$724,750 |
| Farms and acreage | 7 | US$440,000 |
| Condos | 5 | US$539,000 |
| Businesses | 5 | US$650,000 |
| Commercial | 5 | US$595,000 |
| All Hopkins listings | 90 | US$432,000 |
Half of the land in Hopkins was listed between US$73,750 and US$238,750, and half of the homes between US$478,600 and US$1,150,000. Sixteen listings (18%) were under US$100,000, almost all of them lots, and 33 (37%) were under US$200,000. The cheapest listings were road-frontage and subdivision lots off the Hopkins Road and near the Sittee Point marina, from about US$55,000.
Listings that mention the beach in their title (19 of them) had a median asking price of US$599,000. Listings that mention Sittee, the river and point area just south of the village (9 of them), had a median of US$225,000.
How does Hopkins compare with other coastal markets?
| Area | Active listings | Median asking price |
|---|---|---|
| Corozal | 286 | US$197,450 |
| Dangriga | 30 | US$235,000 |
| Ambergris Caye | 1,041 | US$319,000 |
| Caye Caulker | 132 | US$429,500 |
| Hopkins | 90 | US$432,000 |
| Placencia | 443 | US$575,000 |
Hopkins costs more than Corozal or Dangriga but less than Placencia, its better-known neighbor to the south. It is also a much smaller market. With 90 listings against Placencia’s 443, you will see fewer choices at any moment, and good beach homes can be scarce. Read our Placencia property review if you are weighing the two.
What is Hopkins like?
The Belize Tourism Board calls Hopkins the cultural centre of the Garifuna community. Visitors come for Garifuna food and drumming lessons, including at the Lebeha Drumming Center, and for the beach. The tourism board also lists a seasonal bioluminescence tour from December to May and the nearby Maya Mountains. Hopkins holds a Mango Festival in June, and Garifuna Settlement Day on November 19 is celebrated with a dawn re-enactment (Belize Tourism Board Stann Creek guide).
Getting there is straightforward. The tourism board says Hopkins is about a 40-minute drive from Dangriga, which has a municipal airstrip with domestic flights, and that the Coastal Highway is the shorter road route to the international airport (Belize Tourism Board Stann Creek guide).
Hopkins is a village, not a town. Expect a main road lined with guesthouses, restaurants and small shops, resorts to the south toward Sittee Point, and bigger shopping and services in Dangriga. Bring the same expectations you would to any rural coastal village.
Who is Hopkins real estate a good fit for?
- Vacation-rental buyers who want a beach market with tourist traffic, at lower prices than Placencia. See turnkey rentals in Hopkins and Placencia and how to calculate Belize rental yield.
- Buyers who want to build. Lots are the largest category and the cheapest way into the market.
- People drawn to Garifuna culture and village life rather than a resort strip.
- Families comparing inland and coastal options. Our Belmopan vs Hopkins comparison looks at turnkey homes in both.
What should you check before buying in Hopkins?
- Title. Have your own attorney search the title at the Land Registry in Belmopan, where all transfers must be recorded (Ministry of Natural Resources Land Registry). See how to verify a Belize property title.
- Beachfront limits. Confirm where the title starts on the beach. Belize keeps a public reserve of up to 66 feet from the high-water mark (66-foot reserve (Ministry of Natural Resources, via San Pedro Sun)). Read how to evaluate beachfront property in Belize.
- Subdivision paperwork. Many lots off the Hopkins Road are in new subdivisions. Ask for the approved subdivision plan, road access rights and who maintains the roads and drainage.
- Survey. The US State Department 2026 Investment Climate Statement lists poorly conducted surveys among Belize’s title risks, so have a licensed surveyor confirm the corner markers.
- Rental rules and numbers. If you plan to rent, ask the seller for real booking records, not projections, and check any HOA rules on short-term rentals.
- Insurance. Get a quote for windstorm and flood cover before you commit. It affects your yearly costs.
How much are closing costs on a Hopkins purchase?
A foreign buyer pays stamp duty of 8% on the value above US$10,000, on the price or market value, whichever is higher (Stamp Duties Act). Belizean citizens pay 5%. Attorney fees run about 1.5% to 2% (Mikhail Arguelles & Associates; Reyes Retreage LLP).
On a US$432,000 property, the Hopkins median, a foreign buyer would pay 8% x US$422,000 = US$33,760 in stamp duty, plus about US$6,480 to US$8,640 in attorney fees. That is roughly US$40,000 to US$42,500 in total, before disbursements, surveys and inspections. Try our closing cost calculator or read Belize closing costs for the full breakdown.
Non-residents must also give prior written notice of the purchase to the Central Bank of Belize. Your attorney normally files it.
What does it cost to own property in Hopkins?
Yearly holding costs are modest. National land tax is 1% of the land’s unimproved value, assessed by the Ministry of Natural Resources, and it is usually a small bill for a village lot. Belize has no capital gains tax when you sell, according to Belize law firm Wrobel & Co., though your home country may tax the gain. See property tax in Belize.
The bigger costs are practical ones. Beach homes need regular upkeep because salt air wears down roofs, metal fittings and air conditioners. If you rent the home out, budget for a local manager, cleaning, and any licences your attorney says a rental needs. Our guide to property management in Belize covers what managers do and charge.
What kinds of property come up for sale in Hopkins?
The October 12 data shows four broad groups. Lots and acreage make up about half of the market and run from roughly US$55,000 for a subdivision lot to several hundred thousand dollars for larger beach or river parcels. Homes are fewer and pricier, because most are beach or near-beach houses built for owners or rentals. Small resorts, guesthouses and businesses form a third group for buyers who want an operating income. Finally, a handful of condos and commercial units sit near the resorts and the marina. If you want a home under US$300,000, expect to look at inland or road-side lots and build, or widen your search to Dangriga and the rest of Stann Creek.
Is Hopkins a good investment?
Nobody can promise appreciation, and Belize has no public database of sold prices. What our listing data shows is that Hopkins sits between budget and premium markets: it costs more than Corozal but about a quarter less than Placencia at the median. Supply is thin, so a well-located beach home can attract interest, but resale of ordinary lots can take time because many similar lots are listed. Buy for use or long-term holding, and run rental numbers conservatively.
How do you start a Hopkins property search?
Start with our Hopkins listings, then widen to the Stann Creek District for nearby options. Filter by land, homes or beachfront. Visit in person, and engage your own attorney before you sign. To talk to us, call 501.602.4476 or use our contact page.
Sources
- Q4 2026 Belize market report and our Belize real estate statistics page: listing counts and median asking prices, October 12, 2026.
- Belize Tourism Board and Belize Tourism Board Stann Creek guide: Hopkins culture, attractions and travel times.
- Stamp Duties Act: stamp duty rates.
- Mikhail Arguelles & Associates and Reyes Retreage LLP: attorney fees.
- Central Bank of Belize: notice for non-resident land purchases.
- US State Department 2026 Investment Climate Statement: title and survey risks.
Frequently asked questions
How much does property cost in Hopkins, Belize?
On October 12, 2026, the 90 Hopkins listings on belizerealestatemls.com had a median asking price of US$432,000. Land had a median of US$113,750 and homes US$695,000.
Is Hopkins cheaper than Placencia?
Yes, at the median. Hopkins listings had a median asking price of US$432,000 against US$575,000 in Placencia, but Hopkins has far fewer listings: 90 compared with 443.
What is the cheapest property in Hopkins?
The cheapest listings were lots off the Hopkins Road and near the Sittee Point marina, starting at about US$55,000. Sixteen Hopkins listings were under US$100,000 on October 12, 2026.
How do you get to Hopkins, Belize?
The Belize Tourism Board says Hopkins is about a 40-minute drive from Dangriga, which has domestic flights, and that the Coastal Highway is the shorter road route to the international airport.
Can foreigners buy beachfront property in Hopkins?
Yes. Foreigners can buy titled private property, including beachfront. They pay 8% stamp duty on the value above US$10,000, and should confirm the 66-foot public reserve from the high-water mark with their attorney and surveyor.
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