Are you building at Secret Beach? This article will provide a framework for how to think about the construction of your new home or investment property and what it will take to complete your project on time and on budget.
The most successful development projects are well thought out in advance. The more upfront planning you can do, the easier it will be to stay on task and within your construction budget.
It’s much harder to make changes down the road. It will be important to understand what to consider first and how things could affect your budget later down the line.
We are going to do our best to bring as much information to this topic as possible. Unfortunately, because of the nature of development and construction, there are too many different variables influencing the budget and scope of a project. It would be impossible to cover it all in one blog post or video.
This post is to provide an overview of ideas and considerations to make when building on your land at Secret Beach. Please remember that nothing in this article should be considered investment or financial advice, it is not an offer to invest, nor is it a commitment for service.
How much does it cost to build in Secret Beach, Belize?
This is one of the most common questions we get. But the question is difficult to answer in a blog or youtube video. It’s such a complex issue and so very specific to each project and each investor and each home buyer.
Not to mention the large number of variables that are at play. Things like the selection of materials and their costs. The size and scope of the build. Planning and thoughtfulness. How well planned out is the project? How professional and competent are your team and your contractors? Are they efficient? All of these elements will play a role in the cost of a building project.
We all love those youtube videos that have titles like “See how I built my off-grid cabin for only $5,000 bucks!” Or something like that… But the fact is those types of projects are a lot of hard work. A lot of the labor costs are reduced because you’re doing the work. Your sourcing places for scrap and low-cost materials. It’s amazingly interesting and I applaud anyone who can take the time to build their own off-grid cabin or casita for such a reduced expense.
Everyone’s goals and objectives are different when it comes to investing in real estate. Be clear on your own objectives and goals from the start. Have a clearly defined vision of what you want.
Do you want to own income-producing rental properties in a rapidly growing tourist and vacation market? Maybe you want a retirement home in the Caribbean that you can escape to when you’re ready.
Or you’re a lifestyle investor who wants to combine the best of both worlds. Have unrestricted access to the property for your own enjoyment, but also be able to rent it out and generate income when it’s not in use.
Only once you’ve defined exactly what you want and have a well-defined plan could someone even begin to tell you how much it will cost to build.
I should also note that when I say “build,” or “built,” I’m referring to a property that is move-in ready with all utilities, solar panels, water, HVAC, and waste systems in place. Fully turn-key and ready to go. Some builders may quite you a certain price but that may only be for the foundation and framing of the house. Be specific with your Belize home builder and ask lots of questions so that everyone is on the same page.
Let’s get started… You’ll need to start with some land.
Land
The land is the first consideration that needs to be made when determining the overall cost and objective of a construction project.
The price tag of the land will be determined by its location. Where is the land? It is waterfront? What kind of access does it have? Is there an existing road, is it only accessible by boat. Is it a highly desirable location or is it remote and hard to reach?
Location:
Where exactly is the land? Sometimes it’s hard to tell just where a building lot may be located based on a map or a listing from a real estate agent. If you’re not able to physically visit the land before making a decision, be sure to gather as much information as possible.
If you’re working with a real estate agent who specializes in Secret Beach, they should be able to provide you with several views and angles on the parcel maps, google earth, images from the location itself as well as other details such as terrain and accessibility. You can do this before making a purchase decision to ensure the land fits with your overall goals.
Terrain:
The terrain of the land at Secret Beach can change quickly from one area to another. In one section the land may be high and dry with natural landscaping and mature trees. Another section could be all mangroves and swampy and require lots of backfill to get it build-ready.
This goes without saying but make sure you have the land certificate and property ownership interest clarified ahead of time. You’ll also need to have a survey done to ensure the correct and proper boundaries.
Have you purchased land at Secret Beach yet, or are you still considering where you want to be located?
Drawings and Plans
Depending on the size, the number of units, the intended use, and the complexity of your project you will likely have to adhere to some standard building codes and guidelines.
Generally, residential homes will be able to receive approval for construction with building plans that are submitted to the San Pedro Town Council for review. Approval can take around 1-2 months from submission, so plan for this waiting period. You are allowed to prepare your site, while you wait for your plans to be approved by the San Pedro Town Council.
If you are building a commercial project or a multi-unit development you will most likely need to have a full set of architectural drawings approved by various building departments as well as potential impact studies and permitting that could impact the overall budget and timeline for your construction project. Plans for large-scale projects are submitted to the Lands Department in the capital city of Belmopan for review and approval.
Smaller residential construction projects like our turn-key investment properties at Secret Beach, will probably only require approval from the San Pedro Town Council.
Site Prep
Once you’ve identified and purchased your building lot, the land will most likely be in a raw state. It may need to be cleared, backfilled, and graded. Sometimes you will be able to purchase a lot that has been filled and graded. That’s great. One less step in that case.
Road Access
When you purchase your lot make sure there current road access. Site maps will often show proposed and surveyed roads. But it’s quite possible that there is no actual road in place yet. Many lots and neighborhoods have surveyed and proposed roads but don’t actually have physical roads or access. Make sure you have access to your property.
Backfill
In most cases, however, plan on needing to perform some amount of site prep before construction begins. The most common expense in the site preparation process is for backfill. The island of Ambergris Caye, where Secret Beach is located, is a low-lying Caribbean island. Many areas become saturated with water, especially during the rainy season, and need to be raised up using a backfill material that hardens once placed. This material is referred to as white marl.
Foundation
Next, is the foundation. The land features as well as the design of the house will determine how your foundation is placed. How it’s created will be up to you and your builder or contractor. Do you want wood beam posts with concrete footers? Do you want concrete piers? By working with your architect, the best foundation for your project, needs, desire, and budget will be determined. Also, depending on how high your home will be set off the ground, planning for utilities will need to be taken into account before actually placing a structure.
Utility Prep
Are you building off-grid cabins at Secret Beach or are you closer to San Pedro Town with access to municipal services? Homes and businesses at Secret Beach are all 100% off-grid. There are no municipal utilities running to the area. Electricity is derived from solar panel systems and water comes from rain catch barrels and hand-dug wells.
The off-grid aspect of Secret Beach is part of its allure. But it also presents some unique challenges when planning a construction project. How will your solar system be arranged? What will your power needs be? How will you handle waste? Above ground or below ground systems. How will water be provided to the property? Is there availability for a well or is a rain catchment system needed?
Plan your site prep well to avoid challenges down the line.
Framing & Construction
You have purchased your Secret Beach land, your lot has been prepped, your foundations are set, the subfloor is in, and now it’s time to start actually building the house.
Framing happens rather quickly and so you’ll want to make sure that the entire team is clear on the plans. Your plans and drawings will be your builder’s guide to ensure that everything is being done according to the blueprints.
The one thing that’s always certain in construction, is that changes to your plans after the plans are set will slow the building process and will add costs to your project. It’s best to limit changes after the project has begun otherwise you will find the timeline extended and the budget adjusted.
If you do need to make changes or adjustments, it’s best to figure them out at this stage. Framing is the fastest part of the construction process. But if you decide to change room sizes or layouts, location of windows and doors, etc. Be sure to figure it out before the framing is complete.
Roofing and exterior. Your roofing materials will be added during this stage and your exterior surfaces should be sealed as well including window installation (most likely).
Rough-In Stage
Your rough-in refers to the point at which the walls are in and the framing is complete and now you are starting to run lines for electrical, plumbing, and mechanical.
Your electrical contractor will run the wiring in accordance with your building plans. The plans will indicate where all of the outlets, panels, fixtures, A/C, etc will be located and the wiring will be placed appropriately to correspond.
The same goes for your plumbing contractor and mechanicals as well. All your lines for waste and water will be run. The location of fixtures will be stemmed out. Any mechanical elements that are needed as well, such as HVAC and ductwork systems.
This is also the time in which you will coordinate with your solar contractor. When building a home at Secret Beach, you will need to use off-grid systems. Most homes at Secret Beach use solar power for electricity. Depending on your needs you will develop a system that fits your electricity usage and determine what will work best for you.
Rough-in is the stage in which all the elements that are set up and run through the walls are placed. They are not yet connected to any services or fixtures generally at this time. But they are in place and ready for the next stage of the construction.
Once completed and approved the next step is to begin the fit-out.
Fit-out and Finishes
Framing is done and rough-ins are complete. Now it’s time to start buttoning up the walls, getting insulation put in, hanging wall-board, installing fixtures, trim work, doors, cabinets, paint, flooring, etc.
Fit and finish are what make the unit suitable for occupation. During this time all the connections will be made as well. Your rough-ins will be connected with their corresponding systems and fixtures.
Your project is well on its way. Once your fit and finish are completed it’s time to move on to the final stage before sign-off, and that is the punch list stage.
Punch List
The last stretch of work in any construction or renovation project is the punch list phase. This is where all the final details come together.
It’s all the final tasks that need to be completed before a project can be signed off on. It’s a myriad of anything and everything that isn’t 100% complete or needs attention. Punch list items are also known as snags or deficiencies.
Develop the punch list of deficiencies during a thorough walk-through of the property. Anything that needs attention is noted. This could be touching up paint, repairing small damage or scratches, cleaning, etc.
Once the punch list is done to everyone’s satisfaction the project can be signed off as completed. All final payments are made and the construction of the property is over.
Completion
Congrats! You’ve built your investment property in Belize. It’s been a lot of fun and a lot of hard work and now you have the amazing reward of your own investment property at Secret Beach and in San Pedro Belize. One of the hottest and fastest-growing tourist and investment markets in the Caribbean.
We’re building turn-key investment properties for people who want to own income-producing real estate in the rapidly growing market of Belize. Check out these completed and upcoming projects at Secret Beach and San Pedro, Belize.
This blog post is intended to provide some food for thought when it comes to how you might want to approach the construction of your home or rental property in Belize. It is in no way a complete and comprehensive guide for developing real estate in Belize. This content is for informational purposes only. Always consult a professional home builder in Belize.
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