Short answer: Belize stamp duty is 8% for foreign buyers and 5% for Belizean citizens, Belizean companies and qualifying CARICOM nationals, on the value above the first US$10,000 (BZ$20,000). Use the calculator below to estimate duty plus your attorney, title and other fees, all in US dollars.
Belize Closing Cost Calculator (US$)
| Dutiable value (higher of price or market value) | – |
| Stamp duty | – |
| Legal fee (estimate) | – |
| Title search / registration (estimate) | – |
| Other fees (estimate) | – |
| Estimated closing costs | – |
| Estimated total cash needed (price + costs) | – |
| Closing costs as % of price | – |
Disclaimer: Estimates only, not legal, tax or financial advice. Stamp duty uses the Stamp Duties Act (Cap. 64) rates as amended by the Stamp Duties (Amendment) Act 2017 and described by the Ministry of Natural Resources: the first BZ$20,000 (US$10,000) is exempt; 8% for foreign transferees and 5% for Belizean citizens, Belizean companies and qualifying CARICOM nationals on the value above that. Duty is assessed on the higher of the price or the market value set by the Lands Department, so your bill can be higher than shown. Share transfers and trusts can also attract duty (2024 amendment). Figures in US$ at BZ$2 = US$1. Confirm every figure with a licensed Belize attorney before you sign.
Calculator by Belize Real Estate MLS
How stamp duty works in Belize
Stamp duty is the government’s tax on transferring land. The Ministry of Natural Resources Valuation Unit says that from November 1, 2017, the transfer tax on the value of land above BZ$20,000 is 8% for all foreigners and 5% for Belizean or CARICOM nationals. The Stamp Duties (Amendment) Act 2017 sets those rates and charges them on the value of the land or the purchase price, whichever is greater. The first BZ$20,000 (US$10,000) is exempt.
Because the Lands Department can assess a market value above your price, enter that value in the optional field if your attorney has it. Legal, title search and other fees aren’t set by law, so the calculator leaves them blank for you to fill in from real quotes.
For the full picture, read our guides to Belize property closing costs, taxes for Belize property buyers, property tax in Belize and Belize capital gains tax on property.
Frequently asked questions
How much is stamp duty in Belize for a foreign buyer?
Foreign buyers pay 8% stamp duty on the value above the first BZ$20,000 (US$10,000), according to the Ministry of Natural Resources Valuation Unit and the Stamp Duties (Amendment) Act 2017. On a US$325,000 purchase that is 8% of US$315,000, or US$25,200.
What rate do Belizeans and CARICOM nationals pay?
Belizean citizens, Belizean companies and qualifying CARICOM nationals pay 5% on the value above BZ$20,000 (US$10,000), under the Stamp Duties (Amendment) Act 2017. On US$325,000 that is US$15,750.
Is stamp duty based on the price I pay?
Not always. The Stamp Duties (Amendment) Act 2017 charges duty on the value of the land or the consideration, whichever is greater. The Ministry of Natural Resources Valuation Unit assesses open market value, so duty can exceed the rate applied to your contract price.
Does buying the company that owns the land avoid stamp duty?
Not reliably. The Stamp Duties (Amendment) Act 2024 extends stamp duty to transfers of shares and certain other instruments, so ask your attorney how a share purchase would be taxed.
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Estimates only, not legal or tax advice. Figures in US$ at BZ$2 = US$1. By Grant Kenneth, Belize Real Estate MLS.