Active Community · Ambergris Caye, Belize
Mahogany Bay Belize
Real Estate — Canal Homes, Lots & Marina Living on Ambergris Caye
Updated October 2026 · Will Mitchell, RE/MAX Belize
Mahogany Bay Belize Real Estate
Buy Homes & Lots at Mahogany Bay
Mahogany Bay Belize real estate centers on the only master-planned beach club and marina community on Ambergris Caye — canal-front homes, custom lots, and resort amenities for buyers who want titled island living.
Located just south of San Pedro Town, Mahogany Bay combines canal-front homes and lots with village dining, retail and a private beach club. Compare current asking prices below, and confirm association fees, amenity access and rental rules for each property. RE/MAX Belize can help arrange viewings and gather the documents for your review.
- Curated gated community
- Direct canal-front living
- Ask for property rental records
- Marriott homes featured on Marriott Home and Villas
- Sophisticated infrastructure
- Homes and custom-build lots
- Land Listings
- 51
- Active Listings
- 58
- Total Community
- 800+ Home Sites
- Established
- 2016
World-Class Amenities
Everything You Need
Beach Transportation Service
Exclusive west-coast white sand beach access
Canal System
Deep-water canals providing boat access to every home
The Village Center
On-site dining, bars, and specialty retail shops
Farmhouse Market & Sushi
On-site grocery store and premium sushi bar
24/7 Security
Comprehensive gated security and concierge
Resort Services
Property management and hospitality integration
Mahogany Bay Belize Real Estate
See Mahogany Bay Belize with Will Mitchell
Market context for buyers researching mahogany bay belize and mahogany bay belize real estate.
Owning & Renting
How the Rental Program Works
Mahogany Bay is the only gated, master-planned community on Ambergris Caye. Many owners use their home part of the year and rent it the rest of the time through the community's managed rental program.
- 01
Marriott distribution
Since 2024, rental homes are listed with Homes & Villas by Marriott Bonvoy, which puts them in front of Marriott Bonvoy members. The management company handles bookings, cleaning and guests.
- 02
Owner revenue split
As of the April 2026 update, owners keep 80% of gross rental income up to $50,000 a year and 90% above that. Confirm the current management agreement before you buy.
- 03
Seasonality
Occupancy is strongest from Christmas through Easter and in the summer months, when Ambergris Caye books up. Ask for a specific home's booking history rather than relying on community averages.
Owner perks beyond the canal
Homeowners have boat service to Secret Beach on the island's west coast, and the village added a waterfront bar alongside the existing sushi bar, Farmhouse grocery, Sanctuary Spa and pool clubs. Water, power, high-speed internet, paved roads and 24/7 security are already in place.
Read the owner interviews
Will walked the community with homeowners in April 2026. Read the Mahogany Bay April 2026 update and the Mahogany Bay rental performance breakdown.
Available Properties
Find Your Perfect Home
- 01
Canal Homes
$650K - $1.3M
7 Available
- 02
Custom Lots
$160K - $678K
51 Available
- 03
Commercial Space
Check Availability
0 Available
On the market
Mahogany Bay listings
Live canal homes, lots, and commercial space currently listed in Mahogany Bay Village.
Investor Insights
Mahogany Bay Guides
Guides on marina living, rental performance, and buying in Ambergris Caye's master-planned village.
Living in Mahogany Bay Belize: What These Residents Value Most
Colleen and Patrice explain why Mahogany Bay Village has become their ideal home on Ambergris Caye. Their experiences reveal the appeal of waterfront properties, thoughtfully maintained neighbourhoods, shared community standards and the freedom to enjoy island life. Their story also offers practical considerations for anyone thinking about purchasing property in Mahogany Bay.
The Farmhouse at Mahogany Bay Part II: Tips for Running a Successful Belize Business
Farmhouse’s experience in Mahogany Bay shows the value of meeting everyday needs, listening to customers and bringing a proven concept to a growing neighbourhood.
Airbnb Rental Data in Belize's Top Performing Community: Mahogany Bay Village
How much do vacation rentals in Mahogany Bay actually earn? We analyzed active properties to uncover real-world revenue, occupancy, nightly rates, and the amenities driving the strongest performance on Ambergris Caye. Based on 2025 results and 2026 year-to-date trends. Check this out if you're looking at Belize real estate as an investment and are wondering how are Airbnb properties are performing.
Secret Beach vs Mahogany Bay: Which Belize Investment Is Better in 2026?
Secret Beach and Mahogany Bay are two of the most popular real estate investment destinations on Ambergris Caye, Belize. But which one is right for you? In this guide, we compare appreciation potential, vacation rental performance, infrastructure, lifestyle, and buyer profiles to help you determine which opportunity best aligns with your goals.
Mahogany Bay Village Belize - Update April 2026
Mahogany Bay Village Belize 2026 Update: Rental Returns, New Amenities & Why It’s the Top Community on Ambergris Caye
Sister property
Official Mahogany Bay Village site
Floor plans, community life, and partner details are maintained on the official Mahogany Bay Village website. Use RE/MAX Belize for active listings, pricing, and agent contact.
Prime Location
Discover Ambergris Caye
Mahogany Bay Village is located on Ambergris Caye, the crown jewel of Belize. Known for its world-class diving, vibrant nightlife, and the famous Secret Beach, this island offers the perfect blend of adventure and relaxation.
Mahogany Bay Belize Real Estate
Mahogany Bay Belize FAQ
Answers for buyers researching mahogany bay belize and related belize real estate.
- Mahogany Bay Village is a master-planned marina and beach-club community on Ambergris Caye, Belize. Buyers shop canal-front homes, custom lots, and commercial space with titled ownership and resort amenities.
- Yes. RE/MAX Belize lists active Mahogany Bay homes, lots, and commercial opportunities. Start on this hub or browse filtered inventory under Belize real estate on willmitchellrealestate.com/properties.
- Prices move with inventory — canal lots and finished homes span entry lots to luxury marina residences. Check live Mahogany Bay Belize listings on this hub for current asking prices, or ask RE/MAX Belize for a shortlist by budget.
- Yes. Foreign buyers, including US citizens, can purchase titled real estate at Mahogany Bay Village. Will Mitchell and RE/MAX Belize guide title, closing, and holding structure — the same process as other Belize real estate purchases.
- Yes. Canal-front homes near San Pedro and the beach club often attract STR and vacation demand when furnished and managed well. Suitability depends on HOA rules, location in the village, and your yield goals — review comps with RE/MAX Belize before buying.
- Fly into San Pedro (Ambergris Caye); Mahogany Bay Village is a short golf-cart or taxi ride south of town. RE/MAX Belize can arrange a buyer itinerary covering canal homes, lots, and nearby Secret Beach in the same trip.
- Mahogany Bay focuses on canal-front living near San Pedro with a private beach club and village center. Compare also Secret Beach Belize (west-coast beachfront) and Red Rock Belize (estate lots between Placencia and Hopkins).
- Will Mitchell and the RE/MAX Belize team advise on pricing, title, rentals, and viewing trips — the same advisors covering Belize real estate nationwide.
Talk to an advisor
Get the Mahogany Bay investor brief
Tell us what you are looking for — canal home, lot, or rental — and Will will follow up with availability and next steps.
Ready To Make Mahogany Bay Your Home?
Schedule a private tour or virtual walkthrough with Will Mitchell to discover your perfect property in this exclusive community.