Airbnb San Pedro Belize: investor guide to Ambergris STR.
San Pedro has ~3,000 active Airbnb listings - the most saturated STR market in Belize. Top-quartile listings run 60–75% occupancy at $200–$320 nightly for 2BR units, producing 5–7% net yields on purchase price. Mid and bottom tiers struggle. This is no longer a "buy any unit and rent it" market - it's a specific-location, professionally-managed, top-quartile-or-skip market. Here's the honest 2026 picture.
San Pedro has approximately 3,000 active short-term rental listings across Airbnb and Vrbo combined as of 2026 - by far the most saturated STR market in Belize. Listing count has grown 8–12% annually since 2020, driven by foreign-buyer investment activity. The number means San Pedro is no longer an undersupplied market. Pricing power and occupancy are concentrated in the top 20–25% of listings; mid-tier and below struggle.
Occupancy by quartile
Quartile
Annual occupancy
Top quartile
60–75%
Second quartile
40–55%
Bottom half
25–40%
The market average around 50% hides the bimodal reality. Quartile placement depends on three things: location, design and amenity quality, and active professional management.
Nightly rates by season
High season (Dec–Apr) top-quartile 2BR: $280–$320
Shoulder season (May–Jul, Oct–Nov): $200–$260
Low season (Aug–Sep): $180–$220
Bottom-half listings run 30–40% lower across all seasons. Beachfront condos within walking distance of town command 20–30% premiums over inland equivalents.
Best-performing neighborhoods
Central San Pedro Town beachfront - highest occupancy, walking access to restaurants and dive shops; smaller condos, aging buildings
Sea Grape Drive corridor (Mile 2–4 north) - newer beachfront condos, good occupancy, golf-cart distance to town
Tres Cocos / Boca del Rio (Mile 1–2 north) - strong price/occupancy mix, less crowded
Full-service STR property management on Ambergris runs 25–35% of gross revenue. Includes guest communications, cleaning, restocking, maintenance coordination, owner accounting. Self-managing remotely is technically possible but rarely worth it for foreign buyers - local cleaning and quick-response maintenance are operationally essential. BTB hotel tax (9%) and GST (12.5% on some services) apply on top.
Practitioner experience: 60+ San Pedro foreign-buyer STR underwrites 2019–2026
STR markets shift quickly. Last reviewed May 15, 2026.
Frequently asked
San Pedro Airbnb quick answers.
How many Airbnb listings are in San Pedro Belize?
San Pedro has approximately 3,000 active short-term rental listings across Airbnb and Vrbo combined as of 2026, making it by far the most saturated STR market in Belize. Listing count has grown roughly 8-12% annually since 2020, driven by foreign-buyer investment activity. The number means San Pedro is no longer an undersupplied STR market - pricing power and occupancy are concentrated in the top 20-25% of listings (well-located, professionally photographed, with strong review counts). Mid-tier and below struggle.
What's the average Airbnb occupancy in San Pedro?
Highly bimodal. Top-quartile San Pedro listings (best location, design, management, reviews) run 60-75% annual occupancy. Mid-tier listings run 40-55%. Bottom-half listings sit at 25-40%. The market average around 50% occupancy hides the reality that getting into the top quartile is the only path to investable returns. Quartile placement depends primarily on three things: location (Sea Grape Drive, Tres Cocos, central San Pedro Town beachfront), design and amenity quality, and active professional management.
How much does an Airbnb 2BR cost per night in San Pedro?
2BR nightly rates run $200-$320 USD depending on season, quartile, and location. High season (December-April) top-quartile 2BR: $280-$320. Shoulder season (May-July, October-November): $200-$260. Low season (August-September): $180-$220. Bottom-half 2BR listings run 30-40% lower across all seasons. Beachfront condos within walking distance of town command 20-30% premiums over inland equivalents. After all costs, top-quartile 2BR Airbnbs in San Pedro produce 5-7% net yields on purchase price - meaningfully lower than gross-yield marketing claims.
What's the best neighborhood for Airbnb in San Pedro?
Three areas consistently outperform: (1) Central San Pedro Town beachfront - highest occupancy, walking access to restaurants and dive shops, but smaller condos and aging buildings. (2) Sea Grape Drive corridor north of town (Mile 2-4) - newer beachfront condos, good occupancy, golf-cart distance to town. (3) Tres Cocos / Boca del Rio (Mile 1-2 north) - strong mix of price and occupancy, less crowded than central. Avoid far-south or far-north Ambergris for STR - distance from town drops occupancy meaningfully even when nightly rate looks attractive on paper.
Is the San Pedro Airbnb market saturated?
Yes, in the mid and bottom tiers. ~3,000 listings on a small island with bounded tourism volume means the average new listing has to fight for occupancy against established competition. Top-quartile listings still produce good returns and continue to grow demand. Mid-tier listings have seen real occupancy declines since 2022 as supply expanded faster than demand. The honest investor takeaway: San Pedro STR is no longer a 'buy any unit and rent it on Airbnb' market. It's a specific-location, professionally-managed, top-quartile-or-skip market.
How much can I make running an Airbnb in San Pedro?
Top-quartile 2BR in good locations gross $40,000-$70,000 annually. Net (after 25-35% property management, ~5% BTB hotel tax, utilities, maintenance, insurance, HOA dues) lands at $22,000-$45,000 - producing 5-7% net yields on a $400,000-$650,000 purchase price. Bottom-half listings often net negative after costs. The realistic underwriting for foreign buyers: assume mid-quartile until you've proven otherwise, model 50% occupancy at average $200/night, and confirm the math still works before buying. Walk away from any seller pitch promising 70%+ occupancy on a unit not yet in the top quartile.
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The Belize Property Buyer's Pre-Purchase Checklist
Includes STR underwriting worksheet, occupancy reality-check by quartile, management-cost framework, and BTB licensing checklist.
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