Episode 18: Healthcare in Belize — The Realistic Picture

Healthcare is one of the top concerns for anyone considering Belize long-term. Today we're giving you the realistic picture.

Myth of the Week:

"Belize has terrible healthcare. I'd never get treated there."

That's wrong. Belize has competent doctors and nice facilities for routine and moderate care. Where it falls short is specialized care, emergency trauma, and complex procedures. It's not terrible—it's limited. There's a difference.

David's perspective: "When I need open heart surgery, I want a surgeon who does so many procedures he can perform mine with his eyes closed. Due to Belize's small population, a heart surgeon might only do one to three procedures a month."

What Healthcare Is Available:

• Public hospitals in major towns (Belize City, Belmopan have the largest)
• Private hospitals and clinics throughout the country, including tourist areas like San Pedro, Placencia, and Cayo
• Pharmacies well-stocked with many medications available without prescription

For routine care: Checkups, minor injuries, common illnesses, dental—you can get good care locally at reasonable prices. A doctor visit might be $50-75 BZD. Basic bloodwork, X-rays, minor procedures—all available.

Where It Falls Short:

• Specialists: Limited oncologists, cardiologists, neurologists. For serious diagnosis, you're likely traveling.
• Emergency trauma: Facilities and response times aren't what you'd find in a major U.S. city.
• Complex surgeries: Available in some cases, but many expats choose to go abroad for anything significant.
• Medical equipment: Some diagnostic equipment isn't available locally.

What Expats Actually Do:

Most use a hybrid approach:

• Routine care locally: Checkups, minor issues, prescriptions
• Medical tourism for bigger stuff:
  • Mérida, Mexico — Popular choice, 3-4 hours from Belize, excellent hospitals, lower cost than U.S.
  • Guatemala City and Chetumal are also options
• Fly back to U.S./Canada for major procedures
• Telemedicine: Increasingly used for consultations with specialists abroad

Listener Question: What Kind of Health Insurance Should I Have?

International health insurance: Companies like Cigna Global, IMG, GeoBlue offer plans covering you in Belize and abroad. Costs vary by age and coverage—maybe $200-$600/month for decent coverage.

Belize local insurance: Available but limited in scope. Good for routine care, may not cover medical evacuation or treatment abroad.

U.S. Medicare: Does NOT cover you outside the U.S. Don't rely on it.

Medical evacuation coverage: CRITICAL. Emergency transport to a better facility can cost $50,000+. Get evac coverage.

Many expats combine international insurance with high deductibles and pay out-of-pocket for routine care (since it's affordable locally).

Prescription Medications:

• Many medications available over the counter at much lower cost than the U.S.
• Pharmacies generally well-stocked
• Some specialized medications may need to be imported or obtained on trips abroad
• If you're on critical medications, bring a good supply and have a backup plan

Real examples: David pays US$9/month for generic Lipitor and US$12/month for generic Flomax in Belize.

How to Plan:

1. Get international health insurance with evacuation coverage — non-negotiable
2. Identify your Plan B medical destination — Know where you'd go for serious care (Mérida, Houston, Miami, wherever)
3. Build relationships with local providers — Find a good GP and dentist
4. Stay on top of preventive care — Don't wait until something is serious
5. Budget for medical travel — It's part of expat life here

Bottom Line:

Healthcare in Belize is adequate for daily life and minor issues. For serious care, you need a plan. That's not a deal-breaker—it's just reality. Plan for it and you'll be fine.

Connect:

📧 [email protected]
🏠 RE/MAX 1st Choice Belize]]>

Episode 16: Living in Belize — What Expat Life Is Really Like

A lot of people ask, "Could I actually live here?" Today we're talking about what expat life in Belize is really like—the good, the challenging, and the surprising.

Real experience, not just vacation impressions: Serena moved to Belize at age 11 and lived there until 18. David has been full-time for over 16 years. Between them, decades of actual expat life.

Listener Question:

"Living in Belize—is it just like being on vacation all the time?"

Vacation Belize and living Belize are two very different things. On vacation, everything is an adventure. When you live here, you need groceries, reliable internet, healthcare, and to deal with bureaucracy. The romance fades into real life. For the right person, that real life is wonderful. For the wrong person, it's frustrating.

What People Love About Living Here:

• Pace of life: Slower, less rushed, more present. People actually stop and talk to each other—say hi, good afternoon, good night in the evening.
• Community: Tight-knit. You'll know your neighbors. Real sense of belonging if you engage. Large expat community with activities like karaoke, bingo, poker, pickleball, and more.
• Nature access: Beach, reef, jungle, ruins—all within reach. Depending on location, you can snorkel before lunch and hike after.
• Lower cost of living (in some areas): Not everything is cheaper, but housing, property taxes, and some services can be significantly less than the U.S. or Canada. If you want to eat and drink like an American, it will cost you.
• English-speaking: No daily language barrier. David notes how nice it is coming back from Mexico or Nicaragua and understanding everything.

What's Challenging:

• Infrastructure: Power goes out, some roads aren't always maintained, driving can be challenging. You adapt or you struggle.
• Healthcare: Basic care available, but serious medical issues often require travel to Mexico, Guatemala, or back to the U.S. Medical tourism is part of expat life. "You can get open heart surgery here, but do you want a doctor that does a couple a month or five to ten a day?"
• Shopping and goods: No big box stores, limited selection, expensive imports. You learn to live with less or plan shopping trips abroad. Amazon freight forwarding is an option but items are often more expensive due to duty/tariffs.
• Bureaucracy: Government offices move slowly. Patience is mandatory.
• Distance from family: A few hours away—that's freedom for some, loneliness for others.

Cost of Living Reality:

Varies hugely by lifestyle:

• Modest living (paid-off home): $2,000-$3,000/month total
• Upscale lifestyle: $5,000-$8,000+/month

Housing often cheaper than U.S. Food can be comparable or higher for imported items. Local produce and seafood is affordable. Utilities are moderate. Healthcare is cheaper for routine stuff, but you need a plan for emergencies.

Paths to Residency:

• QRP (Qualified Retired Persons): Age 45+, show $2,000/month income from outside Belize. Get residency plus ability to import household goods and vehicle duty-free.
• Standard Residency: Live in Belize for a year on tourist visa renewals, then apply. Takes time and paperwork.
• Work Permits: Separate process with more restrictions if you want to work locally.
• NEW: Investor Residency (December 2025): $500,000+ investment may qualify for investor residency. Details still being finalized—dedicated episode coming when more information is available.

What Surprises People Most:

• How small the community is—you'll see the same people regularly
• How much the pace of life changes your mindset over time
• How some things that seemed essential back home become irrelevant
• How some things you took for granted (like reliable mail delivery or fast food) become precious

Who Thrives as an Expat in Belize:

• People who are adaptable, not rigid
• People who embrace simplicity over convenience
• People who can self-entertain (Belize doesn't have endless nightlife or shopping)
• People who value nature and community over stuff and speed
• People who come with realistic expectations, not fantasy

Bottom Line:

Living in Belize can be incredible for the right person. But:

• Visit multiple times, different seasons, before committing
• Rent before you buy
• Talk to expats who've been here more than five years—not just the honeymoon crowd

Connect:

📧 [email protected]
🏠 RE/MAX 1st Choice Belize]]>

Breaking News: Belize's New $500K Fast-Track to Permanent Residency

Big news out of Belize. The government just approved a new pathway to permanent residency for investors—and this could be a game changer. Today we're breaking down what it means for you.

What Was Announced:

In December 2025, Belize's Cabinet approved a proposal creating a new permanent residency route for foreign investors who commit US$500,000 or more into qualifying commercial ventures. This is the kind of policy shift that doesn't happen often—and it signals that Belize is serious about attracting international investment.

The big part: This pathway may eliminate the traditional requirement to physically live in Belize for a full year before applying for permanent residency. That one-year requirement has always been a hurdle for investors who want a foothold in Belize but can't relocate immediately.

Myth of the Week:

"Belize already has easy residency programs, so this doesn't change much."

Not quite. The QRP (Qualified Retired Persons) program is great for retirees 45+ with $2,000/month income—but it only gives renewable temporary residency, not permanent. Traditional permanent residency requires living in Belize for a year on consecutive tourist visa renewals before you can even apply.

This new investment pathway is designed to give permanent resident status tied directly to your investment commitment—faster and with less friction.

What Kinds of Investments Qualify:

Final criteria are still being drafted, but emphasis is expected on industries that support sustainable economic growth and create jobs:

• Tourism and hospitality
• Sustainable agriculture
• Renewable and green energy
• Digital services and technology
• Logistics and export-oriented manufacturing

This isn't about parking money in a bank account or buying a condo for personal use. Belize is looking for productive commercial investment—ventures that create jobs, support diversification, and contribute to the economy long-term.

How the Program Is Expected to Work:

Step 1: Commit a minimum of US$500,000 to an approved commercial venture.
Step 2: Work with Belize's Investment Policy and Compliance Unit and relevant ministries to secure approvals, environmental clearances, and sector-specific licenses.
Step 3: Upon approval of your investment, receive permanent resident status—without the traditional one-year waiting period.

Important: The Cabinet has approved this framework, but formal legislation still needs to pass through Belize's National Assembly. That's expected in early 2026 once parliamentary sessions resume. Major milestone, but not quite the finish line yet.

Listener Question: Can This Lead to Citizenship?

Potentially yes. After maintaining permanent residency for five years, investors may become eligible to apply for Belizean citizenship—subject to finalized legislation. This could be the start of a path to a second passport—the "Plan B" David always talks about.

Why This Matters:

1. Strategic positioning: English-speaking, British-based legal system, 3-4 hour direct flights from U.S., access to CARICOM and Central American markets
2. Faster execution: Residency tied to investment commitment—no more waiting a year just to apply
3. Purpose-driven investment: Belize wants investments that build the country, not just "pay to play"
4. Competitive landscape: Positions Belize as one of the more compelling residency-by-investment options in the region

What You Should Do Now:

1. Get educated: Understand how Belize works, what the investment landscape looks like, which sectors align with your experience
2. Don't rush before legislation passes: Framework is approved, but details matter. Wait for formal regulations before committing capital
3. Build your team: Legal team for immigration and business law, accountant for cross-border tax implications, someone on the ground who knows the commercial landscape
4. Think about fit: Tourism project vs. agricultural operation vs. tech venture—match the opportunity to your expertise and goals

Red Flags to Watch For:

When new programs launch, people rush to sell "packages" and "turnkey solutions." Be careful. If someone promises guaranteed approval or shortcuts around the official process, that's a red flag. Work with legitimate professionals, verify through official channels, and budget beyond the $500K threshold for legal fees, setup costs, operating capital, and a buffer for the unexpected.

Bottom Line:

Belize is clearly signaling it's open for serious, forward-thinking investment. This new residency pathway is designed to attract capital that builds the country. For investors who've been watching Belize and waiting for the right moment, this announcement is worth paying close attention to.

Position yourself now. Get educated. Build your team. When the formal legislation passes, you'll be ready to move.

Connect:

📧 [email protected] (to discuss how this might fit your Belize strategy)
🏠 RE/MAX 1st Choice Belize

We'll do a follow-up episode when the regulations are finalized.]]>

Episode 15: Building vs. Buying in Belize — Which Path Is Right for You?

Should you buy an existing property or build your own? It's one of the most common questions we get. Both paths can work, but they're very different experiences with different risk profiles.

Key insight: Building can offer value, but "cheap and easy" is a fantasy. Construction costs have risen significantly. Managing a build from another country is challenging. Timelines slip. Budgets expand. It can absolutely be worth it—but go in with eyes wide open.

In This Episode:

• Advantages of buying existing property
• Advantages of building
• Realistic construction costs (2024-2025)
• Biggest risks of building
• When each path makes sense
• Listener Question: "Can I manage a build remotely or do I need to be there?"

Advantages of Buying Existing:

• Speed: Close in several weeks, start using or renting immediately
• Known quality: See exactly what you're getting—no surprises
• Established rental history: Real numbers to evaluate
• Less hassle: No managing contractors, permits, inspections from 3,000 miles away
• Financing: Some sellers offer financing on existing properties (hard to get construction loans as a foreigner)

Advantages of Building:

• Customization: Get exactly what you want—layout, finishes, features
• Potentially better value: In some cases, build for less than comparable resale prices
• Newer everything: No deferred maintenance, no previous owner's problems
• Better rental positioning: Purpose-built rental property can outperform older inventory
• Personal satisfaction: Some people just want to create something

Realistic Construction Costs (2024-2025):

• Basic: $150-$200 per square foot
• Mid-range quality: $200-$275 per square foot
• High-end finishes: $275-$400+ per square foot

Example: A 1,200 sq ft home with 300 sq ft deck might run $300,000-$450,000+ depending on finishes. NOT including land, site work, land clearing/fill, drawings, and permits.

Add 15-20% contingency for overruns. They happen.

Managing a Build Remotely:

You CAN manage remotely, but you need a trusted local project manager or contractor with a track record who will advocate for you.

Essential elements:
• Clear contracts with payment schedules tied to milestones (not just time)
• Regular check-ins, weekly video calls, photo updates
• Site visits when possible
• Do NOT take their word that work is complete—verify before draws

Realistic expectations: Things will take longer and cost more than quoted. Budget for it. People who try to manage a build with no local representation usually regret it.

Biggest Risks of Building:

• Cost overruns: Materials cost more than quoted, scope creeps, unexpected issues (reputable contractors honor material quotes)
• Timeline delays: Weather, permits, contractor availability—double your expected timeline as a starting point
• Quality issues: Without oversight, workmanship can suffer
• Contractor problems: Some disappear mid-project or do substandard work
• Permit and title issues: Make sure you can actually build what you want on that land
• Survey errors: Always get a survey before building—David knows of a case where an agent showed the wrong lot and the buyer started building on property they didn't own

When Does Building Make Sense?

• You have a specific vision existing inventory doesn't match
 • Found land at a good price in a great location
 • Have time—not in a rush to generate income (buy lot now, build in a few years)
 • Can be somewhat hands-on OR have trusted local representation
 • Have budget buffer for overruns
 • Treat it as a project, not a passive investment

When Does Buying Make Sense?

• Want to start generating income or using the property quickly
 • Prefer a known quantity over construction risk
 • Are purely an investor, not a builder at heart
 • Don't have local representation for construction oversight
 • Found a property that meets your needs at a fair price

Bottom Line:

Neither path is universally better. Buying is simpler and faster. Building offers customization but comes with real project risk. Match the path to your personality, timeline, and risk tolerance.

Connect:

📧 [email protected] (to discuss which approach fits your situation or get builder recommendations)
🏠 RE/MAX 1st Choice Belize]]>

Episode 14: Exit Strategies — Selling Your Belize Investment

Everyone thinks about buying, few think about selling. Today: Exit Strategies for your Belize investment. The best time to think about your exit is before you buy.

In This Episode:

• What affects how quickly a property sells
• Costs of selling in Belize
• Options when the market is slow
• Selling LLC shares vs. the property
• Ideal holding period
• Myth of the Week: "I can sell my Belize property as fast as I could sell back home"

The Reality Check:

Belize is a smaller, less liquid market. Properties can take 12-24 months to sell, sometimes longer. There's no MLS like the U.S., buyer pools are smaller, and financing for buyers is limited. That doesn't mean you can't sell—just plan accordingly. A trusted agent will help you throughout the whole process.

What Affects How Quickly a Property Sells:

Same factors as anywhere, but amplified:

• Location: Ambergris Caye, Placencia, and Hopkins have the most active resale markets. Secondary areas are slower.
• Price: Overpriced properties sit forever. Realistic pricing based on actual comps—not what you hope to get—matters more here.
• Condition: Move-in ready sells faster than "needs work." Buyers in Belize often don't want renovation projects from 2,000 miles away.
• Curb Appeal: Just like anywhere, you want great curb appeal to invite others in.
• Marketing: Professional photos, virtual walkthroughs, proper listings, reaching the right buyer pool. A lot of Belize real estate marketing is still unsophisticated—we have to go find the buyer.

Costs of Selling:

Plan for:
 • Agent commission: Typically 6-10% of sale price
• General Sales Tax (GST): 12.5% of the commission (not the sale price)—you're hiring a real estate company for a service
• Legal fees: Optional—only about 0.5% of David's sellers in 16 years have hired a lawyer to represent them
• Outstanding taxes/HOA fees: Must be cleared before transfer
• Capital gains tax in your home country: Belize doesn't tax capital gains, but the U.S. and Canada do

Example: Selling a $400,000 property? Budget $30,000-$40,000 in total selling costs.

What If the Market Is Slow?

A few options:

• Price adjustment: The fastest way to sell in any market. If you're not getting interest, you're probably priced too high.
• Seller financing: Offering terms can dramatically expand your buyer pool since bank financing is limited here.
• Rent until the market improves: Generate income while you wait for better conditions.
• 1031 Exchange: For U.S. investors selling to buy another investment property, you may be able to defer capital gains. Rules are strict and you need a qualified intermediary. Yes, you can do a 1031 exchange from Belize to another property outside the USA.

Selling LLC Shares vs. the Property:

If you own through an LLC, you can potentially sell the shares instead of the property itself. This used to avoid stamp duty for the buyer and simplify the transfer.

Important update: As of late 2024, new rules now require a transfer tax on shares. But this still comes with its own due diligence requirements—the buyer is taking on whatever's in that LLC. Work with your closing team on both sides.

Ideal Holding Period:

David generally tells investors to think 5-10 years minimum.

In 2023-2024, you could flip a property easily in a year. But the market has shifted. Short-term flips are hard now:
 • Transaction costs eat into profits
 • The market moves slower
 • You're competing against new inventory from developers

If you need liquidity in 2-3 years, Belize real estate probably isn't the right vehicle—unless you buy right.

Bottom Line:

Know your exit before you enter. Buy right, hold with a long-term view, price realistically when you sell, and budget for the costs and timeline.

Connect:

📧 [email protected] (if you're thinking about selling your Belize property)
🏠 RE/MAX 1st Choice Belize]]>

Episode 13: Belize Taxes for Foreign Investors — What You Actually Owe

Nobody's favorite topic, but skip it and you'll regret it. Today: Taxes in Belize for Foreign Investors.

Disclaimer: David is not a tax professional. This isn't tax advice—just what investors commonly deal with and where to get proper guidance.

In This Episode:

• What taxes exist in Belize for property investors
• Home country tax obligations (U.S. and Canada)
• Do you need accountants in both countries?
• Structuring considerations
• The biggest tax mistake investors make
• Myth of the Week: "Belize is a tax haven, so I don't owe anything"

The Reality Check:

Belize has favorable tax treatment in some areas, but "tax haven where you owe nothing" is a myth—especially for U.S. and Canadian citizens. You likely still owe taxes in your home country, and Belize has its own taxes too. They're low, which is why Belize is considered favorable for investment.

Belize Taxes for Property Investors:

1. Property Tax — Very Low
• Usually 1-1.5% of undeveloped land value (not improved value)
• ~$50 BZD per acre on acreage
• On a $300,000 condo: ~$25-$300 BZD/year
• Varies by village vs. town (David's Placencia house: $25 BZD/year; San Pedro house: $180 BZD/year)
One of the lowest property tax environments in the region.

2. Stamp Tax / Transfer Tax — The Big One at Purchase
• Lands Department transfers: 8% for foreigners, 5% for Belizeans (after first US$10,000)
• Tax applies to house and land only—furniture, fixtures, appliances, boats, cars are separated
• Share transfers (buying LLC or foreign company shares): 7% on share value, paid to Companies Registry
This is a transfer tax, not annual.

3. Business Tax on Rental Income
• ~3% on gross receipts for small operators
• Some structures and situations vary

4. Capital Gains Tax — NONE
• Belize does not tax capital gains
• If you sell for a profit, Belize doesn't tax that gain
• But your home country might!

5. Estate Tax — NONE
• No estate tax in Belize

Home Country Tax Obligations:

For Americans:
• Taxed on worldwide income
• May get foreign tax credits for taxes paid in Belize
• If you own through a foreign corporation: additional reporting requirements
• Required forms: FBAR (Foreign Bank Account Report), Form 8938, Form 5471
• Miss these filings and penalties are brutal
• Flip side: You can write off deductions as well

For Canadians:
• Similar story—worldwide income reporting
• Foreign property disclosure required if value exceeds $100,000 CAD

Listener Question: "Do I need a Belize accountant AND a U.S. accountant?"

Yes and/or no.
• Your property manager should handle local filings (it's a one-page form you can do yourself)
• Belize accountant: Handles local compliance, business tax filings, understands Belize structures
• Home country accountant: The bigger deal—ensures correct reporting and captures credits/benefits
• They should talk to each other

Structuring to Minimize Taxes:

This requires professional advice tailored to your situation. Generally:
 • LLCs and trusts don't magically make taxes disappear for U.S. citizens
 • Sometimes they create MORE reporting requirements
 • Right structure depends on goals: liability protection, estate planning, AND taxes
 • Don't set up a complex structure just because someone said it's "tax efficient" without understanding the full picture

The Biggest Tax Mistake:

Ignoring home country reporting requirements.
People buy property, earn rental income, and just don't report it. Years later they want to sell or refinance and have a mess to clean up—or worse, they get audited.

Bottom Line:

Belize property taxes are low, but don't confuse that with no tax obligations. Budget for professional advice on both sides of the border. It's way cheaper than fixing mistakes later.

Connect:

📧 [email protected] (for accountant referrals in Belize and the U.S.)
🏠 RE/MAX 1st Choice Belize]]>

Episode 12: Rental Income Reality — What to Actually Expect in Belize

Everyone wants to know: "How much can I make renting my Belize property?" Today we're getting real about the numbers. This is where fantasy meets spreadsheet.

In This Episode:

• What drives rental income (4 key factors)
• A realistic example with real numbers
• Short-term vs. long-term rentals
• Common income projection mistakes
• Myth of the Week: "I'll make 15-20% returns on vacation rentals in Belize"

The Reality Check:

15-20% net returns are possible—but rare, and usually mean you're running a serious hospitality business, not passively collecting rent. For most investors, 3-8% net is realistic. Some hit higher, many hit lower.

The Total Return Picture:

(Not accounting advice—check with your accountant)
Consider your 5% cash-on-cash return PLUS:
• Market appreciation
• Tax deductions for property visits (U.S. citizens)
• Alternative depreciation options
• Value of personal use (no rental costs when visiting)
When you add it all up, the total return can be very attractive.

4 Factors That Drive Rental Income:

1. Location
Ambergris Caye and Placencia command higher nightly rates. Hopkins is growing. Inland/secondary areas have lower rates and different demand profiles.

2. Property Type
Beachfront or ocean-view condos outperform. Pool access matters. Newer builds with good amenities attract bookings. Larger properties with en suites, pool, game room, and media room attract massive income.

3. Seasonality
• Peak: Thanksgiving, Christmas/New Year, Easter, Lobsterfest, July 4th, Belize Independence
• High Season: December 1 – April 30 (plus May-June for summer breaks)
• Low Season: July – November (can be very slow)
You can't assume peak season rates year-round.

4. Management & Marketing
Professional photos, good listings, 5-star reviews, responsive management—these make a measurable difference.

Realistic Example: 2BR Placencia Condo ($300K)

Gross Rental Potential:
• Peak: $150-$200/night
• High season: $100-$130/night
• Low season: $80-$100/night
• Realistic occupancy: 45-55% annually

Gross Income: $25,000-$35,000/year

Expenses:
• Management (25%): $7,500
• HOA ($500/mo): $6,000
• Insurance, taxes, utilities: $3,000
• Maintenance reserve: $4,000
• Platform fees: $2,000

Net Income: $2,500-$12,500/year
Net Return: 1-4% on $300K

Sobering for people expecting 15%—but if you're using the property 4-6 weeks/year AND it appreciates 3-5% annually, the total return picture changes. Just don't buy based on fantasy projections.

Short-Term vs. Long-Term Rentals:

Short-term: Flexibility for personal use, potentially higher gross—but more management headaches and seasonality.
Long-term: Steady, predictable income with less hassle—but lower gross and no personal use.
Hybrid: Long-term tenant in low season, vacation rental in peak season.

Common Income Projection Mistakes:

• Using only peak season rates
 • Assuming 50-65%+ occupancy in year one
 • Ignoring some or all expenses
 • Not factoring vacancy between guests
 • Comparing to U.S. markets that behave differently

Bottom Line:

Why are you buying? Lifestyle hedge to offset costs, or strictly numbers and appreciation? Run your numbers conservatively. If it still makes sense at 40% occupancy with realistic expenses, you've got something. If it only works in a perfect-world scenario, keep looking.

Connect:

📧 [email protected] (put "SPREADSHEET" in subject line for David's short-term rental spreadsheet)
🏠 RE/MAX 1st Choice Belize]]>

Episode 11: Property Management in Belize — The Make-or-Break Factor

You can buy the perfect property in the perfect location—and still lose money. The difference? Management. Today we answer two questions you'll never find the answer to on Google or AI.

In This Episode:

• Why management is where investors win or lose long-term
• The 4 management options in Belize
• What to look for in a property manager
• Red flags to watch for
• Myth of the Week: "I'll just manage it myself remotely. How hard can it be?"
• Two Questions You Can't Find Online
• Deal Spotlight: The cheap manager that cost way more

Why Management Is Critical in Belize:

You're probably not here full-time. Things break in tropical climates—salt air, humidity, storms. Guests have problems. On acreage, squatters or illegal loggers can happen. If nobody's watching your property, small issues become expensive disasters.

The 4 Management Options:

1. Resort/HOA Management
They handle everything: bookings, cleaning, maintenance. Pay 30-50% of gross plus bills. Hands-off, but watch for hidden fees.

2. Independent Property Manager
Local company or individual. Usually 20-30% of gross. More flexibility but you need to vet carefully—then manage the manager.

3. Caretaker Model
For personal-use properties or land. Someone checks on things, handles basic maintenance, keeps squatters away. Budget $300-$800 USD monthly plus a place to stay. Husband/wife teams can handle rentals, provisioning, check-in/out—common with high-end houses.

4. Hybrid Model
Owner handles bookings and marketing online. Boots-on-the-ground team handles the rest. Property managers get paid when there's a "head in the bed"—they may not care if it's your house or one of 20 others. Let them handle operations; you handle marketing.

Question #1 You Won't Find Online: How Do You Pick a Caretaker?

Rule of thumb: You do NOT want a person with family in the area. Why? They'll be partying in your house—pool parties and more. If hiring in San Pedro, don't find someone born and raised on the island. Look for someone from one of the smaller mainland villages.

Question #2 You Won't Find Online: Ask Before You Buy

Ask the property manager and especially the HOA: "How will you pay me my rental income—in US dollars or Belize dollars?" You can't spend Belize dollars anywhere except Belize. Big question.

What to Look For in a Property Manager:

• Track record with foreign owners
 • Clear, quick communication
 • Transparent accounting—can you see every expense?
 • How do they charge on repairs/maintenance?
 • References from other investors
 • Actually based in Belize (not managing from Miami)

Fair Management Fees:

• Long-term leases: ~10%
 • Vacation rentals (independent): 20-30% of gross
 • Resort programs: 20-50%
 Ask what the fee covers. If way below market, ask why—you often get what you pay for.

Red Flags:

• No written contract
 • Vague accounting
 • Can't provide references
 • Managing 100 properties with staff of 2
 • Not actually based in Belize
 Trust your gut—if something feels off, it probably is.

Deal Spotlight:

Client bought a beautiful Hopkins rental. First year: cheap manager at $150/month. Property got trashed, maintenance ignored, bookings inconsistent. Switched to professional manager at 25% of gross. Within 6 months: revenue doubled, property actually cared for. The "cheap" option cost way more.

Bottom Line:

Budget for proper management before you buy. If the numbers only work with you self-managing from another country, the numbers don't actually work.

Connect:

📧 [email protected] (put "PM CHECKLIST" in subject line for property manager questions)
🏠 RE/MAX 1st Choice Belize]]>

Episode 10: Financing Your Belize Purchase — What's Real and How Buyers Actually Do It

If you're planning to stroll into your bank at home, ask for a 30-year mortgage on a condo in Belize, and call it a day—this episode is going to save you a very awkward conversation.

In This Episode:

• The reality of Belize bank financing
• Seller and developer financing options
• How most foreign buyers actually pay
• David's recommendations for smart financing
• Myth of the Week: "I'll just get the same kind of mortgage I have at home"
• Listener Question: "Is seller financing safe or scammy?"
• Deal Spotlight: A smart HELOC strategy that worked

The Reality of Belize Mortgages:

Belize banks do lend, but expect:
 • 40-50% down payment
 • 10-12% interest
 • 10-15 year terms with balloon in 5 years
 • Slow, picky approval process

Your bank back home? They don't want to lend on foreign collateral they can't easily take back.

Seller/Developer Financing:

• 30-70% down, seller finances the rest
 • 6-10% interest rates
 • Sometimes amortized 20-30 years with balloon in year 2-10
 • Faster than banks, less paperwork
 • Watch out for balloon payments sneaking up on you

How Most Foreign Buyers Actually Pay:

1. Cash — Sold something back home, saved, or invested. Clean, simple, strong position.
2. HELOC/Cash-Out Refi — Use home equity back home. Often lower interest, Belize property stays unencumbered.
3. Seller/Developer Financing — Smaller upfront, higher rate, shorter term.
4. Partnerships — More buying power, also more humans to coordinate.

David's Recommendations:

• Cash: If you can do it without wrecking your life, do it.
• HELOC/Refi: Make sure you can handle the payment from existing income. Treat Belize rental income as bonus.
• Seller Financing: Make sure the balloon is realistic. Get a Belize lawyer in the middle—no exceptions.
• Partnerships: Get everything in writing. Vet your partners.

Deal Spotlight:

Client with U.S. home equity took a HELOC at a decent rate, paid cash for a $350K Placencia condo. Budgeted HELOC payment from regular income, treated Belize rental as extra. Result: self-paying vacation home and real Plan B—no house of cards.

Series Recap (Episodes 1-10):

✓ Who David is
 ✓ Why Belize is on the table
 ✓ Key regions and who they're for
 ✓ How buying actually works
 ✓ Real costs beyond sticker price
 ✓ Who Belize is right for
 ✓ What different budgets buy
 ✓ Biggest mistakes to avoid
 ✓ How to structure your purchase
 ✓ How people actually finance

Connect:

📧 [email protected] (put "PODCAST QUESTION" in subject)
🏠 RE/MAX 1st Choice Belize

Coming Next: Property management, rental strategies, tax planning, expat life, and real case studies.]]>

Episode 9: How to Structure Your Belize Purchase for Tax Efficiency and Asset Protection

Today we're talking about the unsexy stuff that can save you a fortune—how you hold title to your property in Belize. Structure affects your taxes, estate planning, liability protection, and how easy it is to sell or transfer later.

Disclaimer: This is not legal or tax advice. David shares what smart buyers actually do—then you talk to your own professionals.

In This Episode:

• Why structure matters (and why fixing it later is expensive)
• The 4 main ownership options in plain English
• David's rule of thumb for most buyers
• Myth of the Week: "Structure doesn't matter—I can always fix it later"
• Listener Question: "If I buy one condo for personal use and some rentals, do I really need an LLC?"

Why Structure Matters:

If you change structure after you buy (personal name to LLC or trust), you'll likely trigger stamp duty and legal fees again—you're transferring ownership even if it's to yourself. Getting it mostly right before closing is much cheaper than untangling it 5 years later.

The 4 Main Options:

1. Personal Name
✓ Simple, cheap, easy to understand
✓ No annual company fees
✗ No liability shield—lawsuits come after you personally
✗ Heirs may face slow, expensive probate
Works for: One condo, simpler situations, paired with good insurance

2. Belize LLC
✓ Liability protection—lawsuits go after the LLC, not you
✓ Easier to sell/transfer by moving shares
✓ Estate planning benefits—shares pass to heirs
✗ Annual fees ($500-$1,500/year)
✗ Extra IRS reporting for U.S. citizens
Works for: Rental properties, standalone homes, liability concerns

3. IBCs and Offshore Companies
• Belize IBCs CANNOT own land in Belize
• Other jurisdictions (Nevis, Anguilla, Bahamas) trigger heavy reporting for U.S. citizens
• Belize is moving away from these in favor of standard LLCs
For most buyers in 2025+, IBCs are NOT the right first option

4. Trusts
✓ Strong asset protection and estate planning
✓ Avoids probate in Belize (and maybe back home)
✓ Extra privacy—trust name shows, not yours
✗ Setup: $3,000-$10,000+
✗ Annual trustee fees: $2,000-$5,000
✗ Huge IRS reporting for U.S. citizens
Works for: Larger portfolios, complex estates, high liability exposure

David's Rule of Thumb:

• Single condo, mostly lifestyle: Personal name + solid insurance is usually okay
• Standalone home or serious rentals: Strong case for a Belize LLC
• Multiple properties, high-risk profession, big estate: Talk trusts and advanced planning with pros on both sides of the border

"Own nothing. Control everything." — That doesn't mean hide. It means be intentional about what your name is directly attached to.

Key Takeaway:

How you buy in Belize can matter as much as what you buy.

Connect:

📧 [email protected] (for referrals to closing teams and accountants)
🏠 RE/MAX 1st Choice Belize

Next Episode: Financing Your Belize Purchase — What's Real and How Buyers Actually Do It]]>