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The Belize Real Estate Insider

The Belize Real Estate Insider

De : David Kafka
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 Belize Real Estate Insider delivers short, practical episodes on how Belize really works as an investment and lifestyle market. Hosted by David Kafka, Broker/Owner of RE/MAX 1st Choice Belize and an active international investor, this show gives you daily market intelligence from the ground in paradise. In 3–7 minute episodes, you’ll learn: Why serious investors are paying attention to Belize How the buying process actually works (offers, contracts, title, Lands Department) The real costs beyond the sticker price: closing, holding, and management How different regions (Ambergris Caye, Placencia, Hopkins, inland/ag plays) fit different goals and budgets How to think about rental income, vacancies, and realistic pro formas No hype, no glossy brochure fantasy—just grounded advice, real numbers, and an honest look at the risks and rewards of investing in Belize real estate. If you’d like to see rough pro‑forma numbers for a specific budget or region, email David at david@1stchoicebelize.com.© 2026 David Kafka Direction Economie Finances privées Management et direction
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    Épisodes
    • Episode 21: Growing Up in Belize — What's It Really Like? (David Interviews Serena)

      Episode 21: Growing Up in Belize — What's It Really Like? (David Interviews Serena)
      Jan 27 2026

      Episode 21: Growing Up in Belize — What's It Really Like?

      Today we flip the script. Usually Serena asks the questions, but this episode David interviews his daughter about what it's actually like to grow up in Belize.

      Serena moved to Belize at age 11 (after vacationing there since age 6-7) and lived there until she was 18. Belize is home for her in a way it isn't for people who move as adults.

      Topics Covered:

      The Biggest Adjustment: The pace. Everything moves slower. At first frustrating coming from the U.S. where everything is instant—but you adapt. Now when Serena goes back to the States, that pace feels stressful.

      Education Options:

      • When they moved in 2010, not many options existed
      • Today: public schools, private schools, some international options depending on location
      • San Pedro has several private schools; Placencia and Belize City have options too
      • Many families homeschool
      • Quality varies—do your homework on specific schools
      • Serena's path: Homeschool with Pear Blossom, an accredited private school out of California. Real school books every year, worked at her own pace, more individual attention, college-ready if desired.

      Social Life:

      • Belize is small = smaller social circle, but deeper relationships
      • Everyone knows everyone—you can't be anonymous
      • Great for understanding different cultures, being adaptable, problem-solving
      • "Just plain being happy with less"

      Myth Busted: "My kids will be bored in Belize—there's nothing to do."

      "That's ridiculous. I grew up snorkeling, diving, exploring ruins, kayaking, fishing. Nature is your playground here. Yes, there's no mall or movie theater in most areas. But if your idea of fun requires a shopping center, that says more about you than Belize."

      What Serena Missed:

      • Some conveniences
      • Faster internet (when younger—it's improved a lot)
      • Organized sports leagues aren't as developed
      • Sometimes wanted to just go to Target or grab Chick-fil-A
      • But: "I wouldn't trade my childhood here for a 'normal' American one."

      How Growing Up in Belize Shaped Her:

      • More adaptable—when things don't go as planned, doesn't panic, figures it out
      • Comfortable around people from all different backgrounds
      • Appreciates nature, doesn't need constant entertainment
      • Has a perspective most Americans her age don't have

      Advice for Families Considering Belize:

      • Visit first—and not just the resorts
      • See the schools, talk to other families who've done it
      • Kids adapt faster than you think, but make sure YOU'RE ready for the lifestyle change
      • Kids pick up on their parents' stress
      • "Know that your kids will be different from American kids who never left their bubble. That's a feature, not a bug."

      The Reality for Teens: Many young people come to Belize when young and leave around 16-18 when they're ready for more opportunities.

      Any Regrets?

      "None. Seriously. I've had experiences most people only dream about. Even though I left when I was 18, I'll always have Belize as my foundation. When I'm homesick, I cook my stew chicken with rice and beans and visit you a couple times a year."

      Connect:

      📧 david@1stchoicebelize.com — to connect with families who've made the move
      🏠 RE/MAX 1st Choice Belize]]>
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      5 min
    • Episode 20: Your Belize Action Plan — Bringing It All Together

      Episode 20: Your Belize Action Plan — Bringing It All Together
      Jan 26 2026
      Episode 20: Your Belize Action Plan — Bringing It All TogetherWe've covered a lot in this series so far. Today we're bringing it together: Your action plan for moving forward with Belize real estate.Whether you're just curious or ready to buy, having a clear process saves time, money, and frustration. The main step on how David has accumulated his portfolio is action.Step 1: Get Clear on Your "Why"Before you look at a single listing, ask yourself:Why Belize specifically?Is this primarily lifestyle, income, a hedge, or some combination?What's my timeline? Am I buying this year or in five years?What's my realistic budget, including closing costs, setup, and reserves?If you can't answer these clearly, you're not ready to shop—you're ready to research.Step 2: Educate YourselfListen to this podcast seriesRead about the regionsUnderstand the buying process, costs, and structuresTalk to people who've done it—not just people selling you somethingEducation is free or cheap. Mistakes are expensive. Invest in learning first.David's mentor says: "Trust but verify." AI makes research easier, but there's a lot of old, false, or outdated information out there. Do your homework, then turn that information into questions for your trusted advisor.Step 3: Visit with IntentionWhen you come to Belize, don't just vacation—have a purpose:Visit 2-3 regions maximum (don't try to see everything)Get a feel for each locationTalk to expats, property managers, and local businessesAsk around about your trusted advisor or real estate agentLook at properties in your budget rangeExperience the area as a potential owner, not a touristVisit different times of year if possible (December is very different than August/September)A scouting trip is different from a vacation. Treat it that way. Plus, depending on your tax situation, the trip may be a tax deduction.Step 4: Build Your TeamBefore you make an offer, you should have:A knowledgeable agent who understands your goals and works for you, not a commission. (Belize has no MLS—many agents only show their own properties.)A local legal team (closing company or lawyer)An accountant who understands cross-border accountingProperty manager contactsBuilder contacts if buying a lot to buildYour team protects you from expensive mistakes. Don't cheap out here.Everyone in Belize seems to be a builder or real estate agent. Choose wisely. David's team is here to collapse timeframes—what took him 10+ years should take you a fraction of the time.Step 5: Run Your Numbers ConservativelyBefore any purchase:Model rental occupancy at 40-50% for the year with realistic ratesInclude ALL costs: closing, holding, management, reservesCalculate your real net return—not the fantasy versionStress test: Does this work if things go wrong?If it only works in a perfect scenario, keep looking. If it's half income and half lifestyle and you really like the property, move to Step 6.Want David's short-term rental spreadsheet? Email him with "spreadsheet" in the subject line.Step 6: Make an Informed OfferWhen you find the right property:Offer based on real value, not emotionInclude proper contingencies for due diligenceUse escrow and proper contractsLet your team do their job: title search, inspections, verificationDon't rush. The right deal will still be there if you take a few weeks to do it properly.Step 7: Close and Execute Your Post-Close PlanClosing isn't the finish line. Before you close, know:Who's managing the property?How are you handling accounting and taxes?What's your insurance situation?Who's your on-the-ground contact?The buyers who succeed long-term have these answers before they wire funds.Listener Question: How Long Does This Process Take?From first serious interest to closing, most buyers take 6-18 months:Research and education: 1-3 monthsScouting trips: 1-2 trips over 3-6 monthsSearching and identifying property: 1-6 monthsOffer to close: 1-3 monthsDon't rush. Use common sense. This is a long-term investment. Taking time upfront saves regrets later.You wouldn't pay a contractor 50% upfront in your home country—why do it here? Even David gets in trouble when he skips steps and gets too comfortable with contractors and managers.Final Words:Belize can be an incredible investment—for lifestyle, income, or both. But it rewards people who do the work: education, realistic expectations, proper structure, and long-term thinking.If you've listened to these episodes, you're already ahead of 90% of people who show up in Belize and start shopping blind.Take what you've learned, build your plan, and reach out when you're ready to take the next step.What's Next:That wraps up our foundational series! From here, we'll dive into specific topics, market updates, deal spotlights, and listener questions.If there's something you want us to cover, email david@1stchoicebelize.com with "podcast question" in the subject line.Connect:📧 david@1stchoicebelize.com 🏠 RE/MAX 1st Choice Belize]]>
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      6 min
    • Episode 19: Development Investing in Belize — Opportunities and Landmines

      Episode 19: Development Investing in Belize — Opportunities and Landmines
      Jan 23 2026
      Episode 19: Development Investing in Belize — Opportunities and LandminesBeyond buying condos and homes, some investors look at development projects—building something bigger. Today we cover the opportunities and the serious landmines.Important note: Development investing can offer the biggest returns in Belize—and also the biggest losses. This isn't for beginners.Myth of the Week:"I'll buy cheap land and develop a resort, and I'll be rich in five years."David's seen this story end badly more times than he can count. Development in Belize is hard. Timelines are long, capital is intensive, and there are a hundred ways to fail. Can you succeed? Absolutely. But it requires experience, capital reserves, and realistic expectations.Development Opportunities in Belize:Small-scale residential: Buying lots and building homes or duplexes to sell or rent. Lower risk, smaller returns. Belize has a shortage of workforce housing—always a good option.Condo or multi-unit projects: Building 4-20 units for vacation rental or sale. Medium complexity.Boutique resorts or hotels: 5-20 rooms, often eco-focused or niche market. Higher complexity, higher potential.Subdivision development: Buying larger land, subdividing, adding infrastructure, selling lots. Capital intensive, longer timeline.Agricultural projects: Cacao, citrus, cattle. Production-focused with different risk profiles.What Makes Development Attractive:Spread between land cost and finished value: Buy land cheap, create significant value through developmentGrowing tourism demand: More visitors need more places to stayLimited competition: Market isn't saturated with sophisticated developersLower labor costs: Construction labor cheaper than U.S. (though the gap is closing)The Landmines (There Are Many):Unrealistic timelines: Everything takes 2-3x longer than expected. Permits, contractors, weather, materials.Cost overruns: Budget 25-40% contingency minimum. Materials often need to be imported.Finding reliable contractors: Challenging. Some take deposits and disappear.Permitting complexity: Environmental permits, building permits, coastal regulations—it's a maze.Infrastructure: You might need to bring in power, water, and roads yourself.Title issues: Make absolutely sure the land is clean before developing.Capital requirements: Most foreign buyers can't get construction financing. You need cash or private capital.Market absorption: Will buyers or renters actually show up? Some developments sit empty.Listener Question: Should I Invest in Someone Else's Development Project?Yes, that's what Caribbean Capital Group does. But be very careful.Passive investment—where someone else does the work and you provide capital—can work, but vet the developer thoroughly:Track record: References, previous projects completedUnderstand the structure: What are you actually getting? Equity? Debt? Guaranteed returns? Be skeptical of guarantees.See the financials: Pro formas should be conservative, not fantasyVisit the project: Is it real? Is progress happening?Legal protection: What happens if the developer fails? Get an attorney review.David has seen people lose everything in development deals that were fraud or just incompetence. Due diligence is critical.Advice for Someone Interested in Development:Start small: Build one house before you try to build tenPartner with experience: If you don't know Belize construction, find someone who doesHave deep reserves: Assume everything costs more and takes longerLive nearby or visit frequently: Remote development management is very difficult. Have a boots-on-the-ground team or visit often.Get proper legal and environmental guidance: Cutting corners creates big problems laterModel conservatively: If it only works with perfect assumptions, don't do itBottom Line:Development in Belize can be rewarding, but it's not passive investing. It's a business that requires hands-on involvement, expertise, and significant capital. If you're not ready for that, stick to buying finished properties.Connect:📧 david@1stchoicebelize.com 🏠 RE/MAX 1st Choice Belize 💼 Caribbean Capital Group (for development investment opportunities)]]>
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      5 min
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