Direct answer: Buyers in Belize pay one main purchase tax, stamp duty: 8% for foreign buyers (5% for Belizeans and CARICOM nationals) on the value above the first US$10,000. After that, owners pay a small yearly land tax (1% of unimproved land value) or town property tax. Belize has no separate capital gains tax, and most resale homes are GST-exempt.
Updated October 26, 2026. Rates checked against the Ministry of Natural Resources, the Belize Tax Service, the Belize Tourism Board and the Stamp Duties Act. Amounts are in US dollars at the fixed rate of BZ$2 = US$1.
Belize property taxes at a glance
| Tax | When | Rate (US$) | Who pays | Source |
|---|---|---|---|---|
| Stamp duty (transfer tax), foreign buyer | One time, at transfer | 8% of value above US$10,000 (BZ$20,000) | Buyer, by custom | Ministry of Natural Resources Valuation Unit; Stamp Duties Act, Cap. 64 |
| Stamp duty, Belizean or CARICOM buyer | One time, at transfer | 5% of value above US$10,000 | Buyer, by custom | Ministry of Natural Resources Valuation Unit |
| Land tax (outside towns) | Yearly | 1% of unimproved land value | Owner | Ministry of Natural Resources land tax FAQ |
| Town property tax (e.g. San Pedro) | Yearly, due April 1 | Set by the town council under Cap. 65 | Owner | San Pedro Town Council property tax page |
| GST on buying a resale home | None | Exempt (not new residential premises) | n/a | General Sales Tax Act, Cap. 63 (Fourth Schedule) |
| GST on a business, incl. a rental business | Monthly returns once registered | 12.5%; register at BZ$75,000 (US$37,500) turnover | Registered business | Belize Tax Service GST FAQ |
| Tourist accommodation tax | Monthly | 9% of room charges | Rental operator, collected from guests | Belize Tourism Board |
| Capital gains tax (individual seller) | None | No separate tax | n/a | Belize Tax Service income and business tax FAQ |
| US tax on a gain | When you sell | Per IRS rules | US citizens and residents | IRS |
A Belize property price is only the starting number. Whether you are comparing a beachfront condo on Ambergris Caye, a Placencia rental home, inland acreage, or a small resort, your real acquisition cost includes stamp duty, legal work, registration, and ongoing ownership costs. Use the Belize closing cost calculator to run the numbers on a specific price.
What taxes apply in Belize when you buy property?
Short answer: The main purchase tax is stamp duty: foreign buyers pay 8% on the value above the first US$10,000, charged on the higher of the price or the open market value. After closing, owners pay annual land tax or town property tax, and rental owners may owe accommodation tax, GST and income or business tax.
The Ministry of Natural Resources Valuation Unit assesses stamp duty on open market value and states the rates: 8% for foreigners on land value above BZ$20,000 (US$10,000), and 5% for Belizeans and CARICOM nationals. The rates are set in the Stamp Duties Act, Cap. 64. By custom the buyer pays it, but your Agreement for Sale should say so in writing.
You should also budget for attorney fees and Land Registry fees. They are not taxes, but they affect the cash you need at closing. See Belize closing costs buyers pay for the full breakdown.
No licence is needed for a foreigner to buy titled private land. The US State Department 2025 Investment Climate Statement confirms there are no residency restrictions on private land ownership, but foreign and non-resident buyers cannot acquire national leased land, and non-residents must give the Central Bank of Belize prior notice of land purchases (Central Bank of Belize land transfer requirements).
Stamp duty example
On a US$300,000 home bought by a foreign buyer: (US$300,000 − US$10,000) × 8% = US$23,200, assuming the government’s assessed market value is not higher than your price. A Belizean or CARICOM buyer would pay 5%, or US$14,500.
How much are annual property taxes in Belize?
Short answer: Outside towns, land tax is 1% of the land’s unimproved market value. Inside towns and cities, the local council charges property tax instead, due April 1 each year. Ask for the latest tax receipt before closing so you know the amount and that nothing is owed.
According to the Ministry of Natural Resources land tax FAQ, land tax is calculated at 1% of the unimproved market value, taken from a schedule that sets values for parcels by location and size. Unimproved value means the land alone, without buildings.
In towns, the council charges property tax under the Towns Property Evaluation Act, Cap. 65. The San Pedro Town Council property tax page explains that its authority comes from that Act and that property tax is due and payable on April 1 each year. Rates differ by town and by property type, so ask the seller and your attorney for the current bill rather than relying on an estimate.
Also ask whether condo association dues or other fees apply. They are not taxes, but they change the carrying cost of a vacation home or rental.
Do you pay GST when you buy property in Belize?
Short answer: Usually not on a resale home. The General Sales Tax Act lists the sale of residential premises, other than new residential premises, as exempt. The standard GST rate is 12.5%, and it applies to taxable business activity once a business registers.
The Fourth Schedule of the General Sales Tax Act, Cap. 63 (Fourth Schedule) exempts “a sale of real property to the extent that the property relates to residential premises other than new residential premises” and “a supply of residential accommodation.” The Act defines residential premises as a building occupied or capable of being occupied as a residence, but not including hotel or holiday accommodation. If you are buying a newly built home, a commercial building, or a resort, ask your attorney whether GST applies.
The Belize Tax Service GST FAQ says the standard rate is 12.5% and that you must register once your annual taxable turnover reaches BZ$75,000 (US$37,500).
What taxes apply to Belize rental income?
Short answer: Short-term rentals must register with the Belize Tourism Board and pay a 9% tourist accommodation tax. Rental income can also be subject to business tax and income tax, and to GST once the rental business reaches the registration threshold.
The Belize Tourism Board requires accommodation to be registered before it is advertised and collects the 9% tourist accommodation tax. Our Belize short-term rental permits guide covers registration, timing and penalties.
The Belize Tax Service income and business tax FAQ explains that business tax is charged on gross receipts, including receipts from real property. How your rental is taxed depends on whether you earn the income personally or through a company, so get advice from a Belize accountant before you project returns.
Do not build a forecast on gross nightly revenue alone. Model management, cleaning, utilities, maintenance, insurance, accommodation tax, GST where it applies, and income tax. See how to calculate Belize rental yield.
Is there capital gains tax in Belize?
Short answer: No separate capital gains tax applies when an individual sells Belize real estate. People or companies in the real estate business can owe business tax on gross receipts, and US citizens must still report the gain to the IRS.
Belize’s direct taxes are set out in the Income and Business Tax Act, Cap. 55, which taxes income and business receipts rather than one-off gains on privately owned property. Our Belize capital gains tax guide covers the business tax rules for frequent sellers and developers.
The IRS says US citizens and resident aliens are taxed on worldwide income, so a gain that is not taxed in Belize may still be taxable in the United States. Coordinate with a US tax adviser.
A buyer’s tax checklist before making an offer
- Get the expected stamp duty in writing, based on the higher of price or assessed value.
- Ask for the latest land tax or town property tax receipt and confirm nothing is owed.
- For a new build or commercial property, ask your attorney whether GST applies.
- For a rental, confirm BTB registration status and ask for statements that separate accommodation tax and GST from revenue.
- Have your attorney file the Central Bank notice and register your funds coming in.
Work with Belize and US advisors
Engage a Belize attorney for the transfer and a Belize accountant if the property will earn rental or business income. If you are a US taxpayer, coordinate with a US CPA who understands foreign real estate. Rates and rules can change, so get a current, property-specific estimate before you write an offer.
Sources
- Ministry of Natural Resources Valuation Unit: stamp duty rates and basis.
- Stamp Duties Act, Cap. 64: stamp duty law.
- Ministry of Natural Resources land tax FAQ: land tax at 1% of unimproved value.
- Towns Property Evaluation Act, Cap. 65 and the San Pedro Town Council property tax page: town property tax.
- Belize Tax Service GST FAQ and General Sales Tax Act, Cap. 63 (Fourth Schedule): GST rate, threshold and exemptions.
- Belize Tax Service income and business tax FAQ: business tax on receipts.
- Belize Tourism Board: 9% tourist accommodation tax.
- US State Department 2025 Investment Climate Statement and Central Bank of Belize land transfer requirements: foreign ownership and Central Bank requirements.
- IRS: US tax on worldwide income.
Related Belize guides
- Property tax in Belize: land tax, town property tax and what owners pay
- Belize closing costs
- Belize closing cost calculator
- Short-term rental permits
- Tax and residency guidance
- Can foreigners buy property in Belize?
- Legal requirements for foreigners buying land
- Financing property in Belize
- Is Belize real estate expensive?
Frequently asked questions
How much is stamp duty on Belize property?
Foreign buyers pay 8% stamp duty on the value above the first BZ$20,000 (US$10,000); Belizeans and CARICOM nationals pay 5%. It is charged on the higher of the price or the open market value. On a US$300,000 purchase a foreign buyer pays (US$300,000 − US$10,000) × 8% = US$23,200. Source: Ministry of Natural Resources Valuation Unit.
How much is annual property tax in Belize?
Outside towns, land tax is 1% of the land’s unimproved market value, based on a schedule of values by location and size (Ministry of Natural Resources land tax FAQ). Inside a town such as San Pedro, the town council charges property tax under the Towns Property Evaluation Act, Cap. 65, due April 1 each year (San Pedro Town Council property tax page). Ask the seller for the latest receipt.
Does Belize charge GST on buying a home?
Not on most resale homes. The General Sales Tax Act, Cap. 63 (Fourth Schedule) lists the sale of residential premises, other than new residential premises, as an exempt supply. The standard GST rate is 12.5%, and businesses must register once taxable turnover reaches BZ$75,000 (US$37,500) a year (Belize Tax Service GST FAQ).
Is there capital gains tax in Belize?
No separate capital gains tax applies when an individual sells Belize property. The Income and Business Tax Act, Cap. 55 taxes income and business receipts instead, so people in the real estate business pay business tax on gross receipts (Belize Tax Service income and business tax FAQ). US citizens still report the gain to the IRS.
What taxes apply to a Belize vacation rental?
Short-term rentals must be registered with the Belize Tourism Board, which collects a 9% tourist accommodation tax. Rental income can also attract business tax and income tax, and GST registration if taxable turnover reaches BZ$75,000 (US$37,500) a year. The GST exemption for residential accommodation does not cover hotel or holiday accommodation.
Do foreigners need a special licence to buy property in Belize?
No licence is needed to buy titled private land. The US State Department 2025 Investment Climate Statement says there are no residency restrictions on private land ownership, but foreigners cannot acquire national leased land, and non-residents must give the Central Bank notice of land purchases (Central Bank of Belize land transfer requirements). Your attorney handles that filing.
