Belize boutique hotel for sale, at a nine-key scale

The live operation is 9 hotel keys. Architectural drawing A101 shows 8 ensuite rooms (A1–D1, A2–D2) plus a second-floor lounge that has been operated as a 9th guest key. The count to underwrite is 9. The drawing explains why a floor plan can look like 8. The published note exists so the key count is not rounded up and not rounded down.

A hotel at this key count is boutique in the plain sense. A buyer can walk the rooms, the restaurant, the docks, the pool bar, and the sandbar in a single visit and still be talking about one building’s operation. It is not a scattered set of optional rooms sold under a brand name. The guest keys in the main building are inside the hotel price.

If a listing you are comparing quotes a much larger key count, it is a different kind of hotel. Do not stretch these 9 keys to match it, and do not drop the lounge key to force a lower count. The operation is 9. The primary listing uses that same count.

With the keys, the price includes The Mayan restaurant, docks, a pool bar, and a sandbar. The Mayan is included as the resort restaurant: a 2-story restaurant, kitchen, and bar. The Mayan (mayanbelize.com) is brunch only. Monday–Saturday, 7:00 AM – 2:00 PM. Closed Sundays. No dinner service. Closed for slow season August 24 through November 11, 2026. The first public open day is November 12, 2026. Evenings are private events by WhatsApp. During the closure, in-house Lina Point guests receive continental breakfast.

The price also includes 30% management rights on 5 glass-floor overwater cabanas. Those rights come with operating the resort. They are not the cabana deeds. Deeds start separately at $400,000. 3 lots, at $100,000 each, are also separate, and you do not have to buy a lot in order to buy the hotel. A buyer who only wants the operating hotel should price $2,100,000, or about $1,995,000 for cash, and stop there.

Cash at about $1,995,000 is the list price less the published 5% cash discount. It is not a different hotel and it is not a reduced key count. The seller pays a 3% co-broke. That commission does not mark up the buyer’s price. Brokers register at the realtors page before a showing. Point Realtor LLC (Florida) markets the sale.

This fits a buyer who wants a turnkey freehold hotel with a restaurant and waterfront pieces already in the offer, at a key count one operator can learn on a site visit. Foreigners can hold freehold title in Belize, and English is the official language, so the operating conversation and the public pages are in English. The Belize dollar is pegged 2:1 to the US dollar. The asking price stays in USD: $2,100,000 list, about $1,995,000 cash.

It is a poor fit if you want only a vacant lot, or only one glass-floor cabana. Those buyers should use the lots page or the cabanas page instead of forcing this hotel price to mean something smaller. It is also a poor fit if you wanted a large hotel with a key count in the dozens. 9 keys is the number. Adding the 5 cabana deeds would be a different purchase, at separate prices from $400,000, and those deeds are not a way to relabel this hotel as a bigger resort.

The published legal path for the hotel is a Belize IBC share transfer or an asset sale, at the buyer’s choice. That is the structure question for this boutique hotel, discussed after an inquiry. It does not attach the lots, and it does not attach the cabana deeds.

Read the resort page for the primary listing and send the inquiry there, or email sales@overwater.com, or WhatsApp +1 (813) 850-5899. Say that you are asking about the 9-key hotel so the reply stays on this asset. The seller-paid 3% co-broke is available to a broker who registers the buyer first.

The overwater guide explains why the cabanas are management rights rather than deeds. The Ambergris Caye guide explains San Pedro and how a showing works: fly into San Pedro (SPR); the resort is a golf-cart ride north of the bridge, minutes from town and the airport; the visit is arranged after a short intro call, typically within two to four weeks. Both guides point back to the same listing and the same $2,100,000 price.

When you compare this hotel with another boutique property, compare 9 keys, The Mayan, the docks, the pool bar, the sandbar, and 30% management rights on 5 cabanas, at $2,100,000 or about $1,995,000 cash. Leave cabana deeds and the 3 lots out of that total unless you have decided to buy them as separate offers.