West Caye is a planned residential subdivision a few minutes’ drive from Secret Beach. New homes go up here every year. Lots run from about $59,000 to $85,000, with no HOA and no deadline to build.
At a glance
| Location | West side of Ambergris Caye, next to the Secret Beach area |
| Drive to Secret Beach | About 3 to 5 minutes |
| Distance to San Pedro Town | About 7 miles; 20 to 30 minutes by golf cart |
| Phases | Phase 1 and Phase 2 |
| Standard lot | 60 x 75 ft (4,500 sq ft); some 55 x 75 ft and 75 x 100 ft |
| Land prices (2026) | About $59,000 to $85,000 per lot |
| Homes built | About 30, with 10 completed in 2025 (broker estimate) |
| Ground | Mostly dry, elevated, buildable |
| Utilities | Off-grid: solar power, rainwater catchment, septic |
| Title | Fee simple, Belize land certificate |
| HOA / build deadline | None |
Location and access
West Caye sits on the west coast of Ambergris Caye, right beside the Secret Beach area and about seven miles from San Pedro Town. Some lots sit just behind the southern main road into Secret Beach. Habitat Belize is nearby, and Grand Mayan Estates lies to the north.
Most lots are a 3 to 5 minute drive from the beach bars and restaurants. From San Pedro, plan on 20 to 30 minutes by golf cart, depending on road conditions.
Road access varies by lot. Some parcels front a built road; others have only partial access today. Check this for any lot you consider.
Growth and what sets West Caye apart
West Caye is a planned community, sold in two phases. When it first opened, lots started at $49,000. By 2024, it was hard to find one under $60,000. Today, asking prices run to $85,000-95,000 in some cases, depending on location.
Building has kept pace. One local broker counts about 30 homes in West Caye, with 10 finished in 2025 alone and many more already permitted for construction.
What buyers like here is simple: dry, buildable lots close to the beach, at prices well below the waterfront, with no HOA dues and no pressure to build. You can start a house next month or hold the land for years.
Lots and land conditions
The standard West Caye lot is 60 x 75 ft, or 4,500 sq ft. Some are 55 x 75 ft, but many lots are 75 x 100 ft, about 7,500 sq ft, offering large, high-and-dry lots with good value.
Most of the land is dry and elevated, with solid ground that is ready to build on. That is a real advantage over subdivisions where low lots need heavy backfill before construction.
Adjacent lots come up for sale together fairly often. Buying two side by side gives you room for a main house and a casita, or a pool.
Land prices and financing
In 2026, West Caye lots are asking about $59,000 to $85,000. Size and road frontage drive the spread.
Current listings:
| Lot / Parcel | Size | Price | Terms | Notes |
|---|---|---|---|---|
| Lot 1231 | Not listed | $85,000 | Not listed | |
| Lot 1167 | Not listed | $75,000 | Not listed | |
| Lot 1069 | 60 x 75 ft | $70,000 | Not listed | Behind the southern main road to Secret Beach |
| Parcel 14217 | 75 x 100 ft | $65,000 | Financing available | Road access; adjacent 14218 also for sale |
| Lot 1014 (Parcel 15260) | 60 x 75 ft | $60,000 | Not listed | Development ready |
| Parcels 15250 / 15251 | 55 x 75 ft each | $60,000 each | Not listed | 15251 is a corner lot |
| Parcel 15274 | 75 x 60 ft | $59,000 | Not listed | |
| Parcels 15296, 15297, 15302, 15303 | About 4,500 sq ft each | $59,000 each | Cash only | Can combine into a 17,992 sq ft site |
| Lots 403 + 404 | 14,944 sq ft combined | $155,000 for both | Not listed | Two adjoining lots |
Look closely at that table and the larger 75 x 100 ft lot at $65,000 stands out against 4,500 sq ft lots at $59,000 to $70,000. Size alone doesn’t set the price here. Position and road access vary lot to lot, so compare carefully.
Seller financing is available on some lots. Others are cash only.
What’s being built and who it suits
West Caye is residential. Owners here build vacation homes and rental properties. One property currently listed has three private casitas, each with its own kitchen, bath, and screened porch, on a 75 x 120 ft corner double lot. It is asking $409,000.
West Caye fits you if you want:
- A ready-to-build lot without a large backfill bill
- A short drive to the beach at an entry-level price
- Neighbors who are building now, not someday
- No HOA dues and no build deadline
- Room to buy adjoining lots and build bigger
It is a poor fit if you want a gated community with design rules, or if you want to walk to the beach.
Off-grid living and utilities
There is no utility power in West Caye today. Homes run on solar with battery storage, rainwater catchment, and septic. A properly sized system runs air conditioning, a full kitchen, and everything else a vacation guest expects. Our homes are built this way.
That is starting to change. In October 2026, power poles began going up along the main road to Secret Beach, near the main turn past the new gas station, starting at the east end. Nobody has published a timeline or a build-out plan, so don’t buy expecting a grid connection on a set date. We cover what we know in Is Electricity Coming to Secret Beach?
When the grid does arrive, solar becomes backup and a way to cut the power bill. A well-designed system keeps working either way. For details, see our guide to designing a solar system for Secret Beach.
Ownership and land use
Land in West Caye is held in fee simple under a Belize land certificate. Foreigners buy and hold title on the same terms as Belizeans.
There are no HOA fees, no building restrictions, and no deadline to build. Property taxes are low. Running a rental in Belize requires the proper licensing, which we handle for the homes we build.
Before you buy
West Caye lots are mostly dry and buildable, but they are not identical. Check these before you make an offer:
- Road access. Confirm the lot fronts a built road. Some parcels have only partial access today.
- Phase. Know whether the lot is in Phase 1 or Phase 2, and how far the roads in that phase are built out.
- Ground condition. Most lots are dry and elevated. Confirm it with a site visit rather than a listing photo.
- Survey. Confirm the boundaries on the ground match the land certificate. We can arrange a land survey.
- Title. Have a Belize attorney confirm a clean land certificate before closing.
- Comparable sales. Price the lot against similar lots in West Caye, not just against the asking price next door.
If you are not in Belize, you can’t walk the lot yourself. Have someone you trust walk it for you before you commit.
How we can help
We are based at Secret Beach and build throughout the area. If you are looking at a lot in West Caye, send us the parcel number. We will check site conditions and tell you what it will take to build.
If you already own land, browse our floor plans and read how building in Belize works. We handle design, permits, site work, foundations, the home, and the solar system, through to move-in.
Book a 15-minute intro call or send us a message.
Prices are asking or reported sale prices as of October 2026 and change often. Confirm current availability before making decisions.