Belize
Homes for Sale in Marco Island, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Belize prices on a per-square-foot basis first and a headline number second. At $859.74 per square foot against a $2,637,500 median, the math says unit size and finish level are doing the work here, not shared amenities — none are identified in current MLS listings for this building. That per-foot rate is the number to anchor on when comparing a specific unit to what else has traded.
A median 163 days on market and a market heat score of 16 describe a slow, thin market right now, and the 20.1% year-over-year pullback confirms sellers have been repricing to meet where buyers actually are. With only 10 closings in the tracked window, any single sale can swing the median, so treat these figures as directional rather than precise, and expect negotiation room to be real, not theoretical.
Belize right now
🔴 Off the recent peak. The trailing-12-month median ($2.64M) is down 20.1% from the prior 12 months ($3.30M). With about 7 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level fgc closed sales, 12-month windows ending July 29. Confidence: Low (10 and 3 sales in the two windows).
What's unique here: the median sale price is about 4x the typical Collier County sale ($2.64M vs $619K, trailing 12 months, fgc records).
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Updated July 29, 2026 · Live data: fgc, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Belize market snapshot (as of July 29, 2026): the median sale price is about $2.64M ($860 per sq ft over the trailing 12 months of closed sales), and a median 163 days on market for closed sales. The trailing-12-month median is down 20% from the prior 12 months, computed from record-level fgc closed sales (10 closings in the current window).
Belize is a high-price-point, low-volume corner of the Marco Island market, where per-square-foot value carries more signal than the headline median and deals move slowly once they're on the table.
Who Belize is best for.
Best for
- A buyer focused on unit size and per-square-foot value over building amenities.
- A buyer with flexibility on timeline who can work through a 163-day median sales cycle.
- A seller willing to price against the current 20.1% year-over-year trend rather than prior peak comps.
Probably not for
- A buyer who wants on-site shared amenities as part of the purchase decision.
- A buyer or seller who needs a fast, high-certainty close given the low closings volume.
- A seller expecting last year's pricing levels rather than the current repriced market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level fgc closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.64M) IS the median in the snapshot above, and the move from 2025 ($3.30M) IS the -20.1% one-year change.
Windows contain 3 to 16 sales each (10 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
25% of homes for sale in ZIP 34145 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
The Belize buying strategy.
If we were buying in Belize today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Belize.
A Thin, Repricing Market
The combination of a 163-day median days on market and a market heat score of 16 points to a building where listings sit, get adjusted, and eventually trade closer to buyer expectations than original ask. That's consistent with the 20.1% year-over-year decline — this isn't a market correcting on a single outlier sale, it's a broader downward reset playing out slowly.
With only 10 closings in the current window, Belize doesn't generate the transaction volume of a larger community, so pricing conclusions should be drawn from the most recent, most comparable units rather than trailing averages. The $859.74 per-square-foot figure is the most stable data point available and the one worth stress-testing against any specific unit under consideration.
The location and the amenities are priced into every listing in Belize. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market this thin rewards buyers and sellers who read the per-square-foot data correctly rather than reacting to a single comp. We track how Belize's pricing is actually moving — not just the median — so offers and listing strategy are built on the current repricing trend, not last year's numbers.
Belize in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Belize buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Belize sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belize, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belize home worth?
Get a no-obligation home value based on real comparable sales in Belize, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Belize?
How long do homes in Belize take to sell?
Do cash buyers compete in Belize?
Who is the best real estate agent for Belize?
How do I find a top Marco Island real estate agent who knows Belize?
Can Momentum Realty connect me with an agent for Belize?
Should you buy in Belize?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2014 (95 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of fgc records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the fgc member average and 8 days faster, and we’ll price yours against live your area comps.
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