Palmaya Woods is a small, private residential subdivision about a mile from the waterfront at Secret Beach. One road in, cul-de-sacs throughout, and two fishing ponds at the front gate. Land runs from about $45,000 to $90,000, and elevation decides most of the price.
At a glance
| Location | North side of the main road to Secret Beach, Ambergris Caye |
| Drive to Secret Beach | About 5 to 8 minutes |
| Drive to San Pedro’s east side | About 15 minutes |
| Lots | 167 total |
| Standard lot | About 6,000 sq ft; 16 oversized lots near 10,000 sq ft |
| Land prices (2026) | About $45,000 interior to $90,000 pond-front |
| Access | One road in and out, cul-de-sacs |
| Water features | Two brackish ponds at the entrance. Fishing available. |
| Utilities | Off-grid: solar power, rainwater catchment, septic |
| Title | Fee simple, Belize land certificate |
| Use | Residential and short-term rental; limited commercial |
| HOA / build deadline | None reported |
Location and access
Palmaya Woods sits on the north side of the main road to Secret Beach, just past the stretch between Guapo’s First and Last Stop and Roadkill Bar. Secret Beach is on the west side of Ambergris Caye, several miles northwest of San Pedro Town.
You are close enough to golf cart to the beach bars in 5 to 8 minutes, and far enough back that you don’t hear them. The east side of the island and San Pedro’s services are about 15 minutes away.
The subdivision has a single entrance road. There is no through traffic. If a cart is driving past your lot, it belongs to a neighbor or their guest.
Layout, the ponds, and tarpon fishing
Two ponds flank the entrance road. They give the neighborhood its look, and they buffer it from the main road.
The ponds are brackish and hold small landlocked tarpon, barracuda, and mangrove snapper. Fly fishermen cast here regularly. If you buy a pond-front lot, the fishing is in your backyard.
Inside, the roads split off into several cul-de-sacs. That layout is why the neighborhood stays quiet. It is the main thing that separates Palmaya Woods from the grid-style subdivisions around Secret Beach.
Lots and land conditions
Palmaya Woods has 167 lots. Most are about 6,000 sq ft, roughly 60 x 100 ft. Sixteen are oversized at close to 10,000 sq ft. Both are bigger than the 60 x 75 ft lots common in neighboring subdivisions at Secret Beach.
Elevation is not uniform, and it is the single biggest factor in what a lot is worth here.
- Northwest section: Low-lying and dominated by mangroves. These lots can hold water in the rainy season and usually need a lot of backfill before you can build.
- Other sections: High ground with extensive bedrock, well above the high-water mark. Some are already partially cleared.
If you are buying to hold, a low lot is less of a problem. If you plan to build, budget for clearing and backfill, and price the lot against comparable high-ground lots. Get a fill estimate before you make an offer.
Land prices and financing
In 2026, Palmaya Woods land runs from about $45,000 for interior, low-lying lots to about $90,000 for pond-front lots with water views. In 2021, we bought a lot here for $30,000.
Recent deals and listings:
| Parcel | Size | Price | Terms | Notes |
|---|---|---|---|---|
| 10239 | 10,044 sq ft | $52,000 | $13,000 down, 10-year seller financing | Oversized, backs onto a pond |
| 10253 | 62 x 100 ft | About $59,900 (sold) | 10% down, 10 years, 10% interest, $712/month | Larger than standard |
| 10238 + 10239 | 19,557 sq ft combined | $90,000 for both | Seller financing | Earlier listing; corner lots on the pond |
Inventory is thin. Most lots are privately held, and only a few come up for sale at any time. Seller financing is common. The financed deals above needed between about $6,000 and $13,000 down.
What’s being built and who it suits
Palmaya Woods is all residential. Owners use their homes as personal getaways, short-term rentals, or both. There are no commercial properties in the subdivision.
We started building here in 2021: two off-grid casitas on one lot, designed to rent separately on Airbnb or VRBO and to house the owners when they visit. Two units on one lot is a model that fits these larger lots well. More owners have built since, and more are planning builds now.
Palmaya Woods fits you if you want:
- A quiet street with no through traffic, minutes from the beach bars
- A larger lot than most Secret Beach subdivisions offer
- Pond views and fishing at home
- A rental near Secret Beach without paying waterfront prices
- A buy-and-hold lot in a neighborhood with limited supply
It is a poor fit if you want to walk to the beach or run a business from your property.
Off-grid living and utilities
There is no utility power in Palmaya Woods 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 Palmaya Woods is held in fee simple under a Belize land certificate. Foreigners buy and hold title on the same terms as Belizeans.
Land use is flexible. Listings report no HOA and no deadline to build, so you can build now or hold the lot as long as you like. Homes are used for personal stays and short-term rentals. Running a rental in Belize requires the proper licensing, which we handle for the homes we build.
Before you buy
Every lot in Palmaya Woods is different. Check these before you make an offer:
- Elevation and drainage. Is the lot on high ground or in the low northwest section? Visit in or after the rainy season if you can.
- Fill estimate. If the lot is low, get a clearing and backfill quote and add it to your land cost.
- 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.
- Road access. Confirm the lot fronts a built road, not just a platted one.
- Comparable sales. Price the lot against others with similar elevation and position, 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. Explore more neighborhoods of Secret Beach.
How we can help
We are based at Secret Beach and have been building in Palmaya Woods since 2021. If you are looking at a lot here, 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.