Land for Sale in Belize

Most searches for land in Belize return listing portals covering the whole country. This page is narrower and, we think, more useful: it is the complete, current inventory of one development — Caves Branch River Estates in Cayo District, Belize — with the actual price, acreage and status of every lot, and nothing listed that is not for sale.

What is actually for sale

42 lots make up the current phase, across approximately 56.2 acres. 34 are available and 8 have sold, as listed on September 18, 2026. Lots fall into four categories, which describe where a lot sits in the plan rather than a quality tier.

Every lot has its own page with its position in the masterplan, acreage and price. Browse all 34 available lots.

Where this land is

The estate is inland, in Cayo District, Belize, at Franks Eddy Village — not on Ambergris Caye or Caye Caulker, where most Belize property marketing is aimed. It sits along the Caves Branch River, about 1 mile from the Sibun River.

• Belmopan, the nearest city

  About 12–15 minutes by car

• Belize City

  About 52 minutes by car

• Nohoch Che'en Caves Branch Archaeological Reserve

  About 2 minutes

Belmopan is Belize's capital and the closest city with banks, hospitals, government offices and an international school. See what that proximity means in practice, or read more about Belmopan and Cayo District.

What you own, and what you do not

The inventory is described in the estate's own materials as 42 individual titled lots: a buyer receives title to a surveyed parcel, not a share, a lease, or a right to use land owned by someone else.

Foreign buyers are accepted — there are no project-specific restrictions preventing foreign buyers from purchasing, subject to the normal Belize real-estate closing and legal process.

No HOA. No developer-imposed building restrictions beyond applicable Belize law.

Ease of purchase is not a substitute for checking the title yourself. What to verify before closing sets out the checks, and can foreigners buy property in Belize? covers ownership rights for non-citizens.

These are off-grid lots

This is the single thing most likely to decide whether this land suits you, so it belongs in the body of the page rather than in the small print.

• No city electricity. Off-grid — buyers design and install their own power solution (e.g. solar).
• No city water. Off-grid — buyers design their own water solution (e.g. well).
• No city sewer. Buyers design their own septic solution.
• No wired/city internet. Satellite internet (e.g. Starlink) described as feasible based on available signal information for the property.

Main access road paved and currently operating; internal roads cleared (unpaved).

Off-grid living at Caves Branch River Estates goes through power, water, wastewater and internet in detail, and building a house in Belize covers what to plan for before you build.

Every available lot, with price

Listed prices below are the current asking prices as of September 18, 2026; the down-payment column is the owner-financing down payment, before attorney and closing costs.

Already sold: Lots 12–14, 20, 21 and 40–42.

Buying with owner financing

Financing is in-house, with no bank involved: 10% down, 10% annual interest, terms up to 30 years, and no prepayment penalty.

As an illustration only: a lot at $31,500 USD with 10% down leaves $28,350 USD financed, which over 30 years at 10% works out to about $249 USD a month. Your actual payment is set by the purchase agreement, not by this example.

Owner financing: the full terms and process.

How a purchase works

1. 01Buyer makes an inquiry.
2. 02The sales team communicates with the buyer and discusses the property.
3. 03If the buyer wants to, they arrange a site visit.
4. 04Buyer selects a lot.
5. 05Buyer and seller sign an agreement and the property goes under contract.
6. 06Buyer deposits the required funds into escrow.
7. 07Due diligence period begins.
8. 08Attorney / title-transfer work is completed during the due diligence/closing process.
9. 09Closing proceeds according to normal Belize real-estate closing procedures.
10. 10If applicable, the buyer uses the in-house owner-financing option.