By:  Omar Silva

Editor/Publisher: National Perspective Bz – Digital 2025

www.nationalperspectivebz.com

 Belize City: Friday 17th January 2025

In recent years, Belize's coastline and waterfront properties have become highly sought after by locals and foreign investors alike. With picturesque beaches, turquoise waters, and a vibrant community atmosphere, these areas are seen as idyllic havens. However, a growing misunderstanding about property ownership rights—particularly the erroneous belief that buying waterfront property includes ownership of the surrounding waters and beaches—has fueled conflicts between property owners, the general public, and the authorities.

The core issue lies in the misrepresentation of property rights by some real estate agents and a lack of enforcement by authorities. This has left Belizeans grappling with encroachment and restricted access to what is legally their communal heritage.

The Law on Public Spaces in Belize

Under Belizean law, a 66-foot beach reserve is designated along the coastline to ensure that beaches remain accessible to the public. This reserve is meant to preserve the natural heritage of the country and prevent privatization of public spaces. Additionally:

1. Public Access to Beaches: Beaches, coastlines, and waterways are considered public goods, not private property. Regardless of ownership of adjacent lands, the beach itself is open to all Belizeans and visitors.
2. Waters Are Not for Sale: Ownership of waterfront property does not extend to the surrounding waters or the seabed. These are nationally owned resources, protected by law for the enjoyment of everyone.
3. Limits on Structures: Building docks, seawalls, or other structures in or near public waters requires specific government permits. Even then, such developments should not restrict public access.

Unfortunately, despite these laws, the enforcement of regulations has been inconsistent. This has led to disputes where some waterfront property owners block access to beaches, erect illegal structures, or assume control over waters near their properties.

The Misunderstanding

A significant part of the problem stems from real estate agents selling waterfront properties without adequately informing buyers of the legal limitations. Foreigners, in particular, may arrive with the misconception that purchasing land adjacent to the water entitles them to exclusive use of the surrounding beach and sea.

Area Representative Andre Perez recently highlighted this issue, stating, “Buying a waterfront property does not guarantee you that you will be building a dock or privatizing the beach. We are making it clear: no more docks. This is not only about protecting the rights of Belizeans but also preserving the natural beauty that belongs to all of us.”

Conflicts and Consequences

The consequences of these misunderstandings have been felt across Belize, with conflicts arising in key areas like Caye Caulker, San Pedro, Placencia, and Hopkins. Locals often find themselves locked out of beaches they’ve used for generations, facing hostility when trying to access public spaces.

Authorities, meanwhile, have been slow to take decisive action. Local councils and community leaders, like Caye Caulker Chairlady Seleny Villanueva-Pott, have stepped up to defend public access but often face resistance from well-funded private interests.

The Way Forward

To address these issues and preserve Belize’s coastal heritage, decisive action is needed from all stakeholders—government agencies, property owners, real estate agents, and the public. Here’s how Belize can move forward:

1. Clarify and Enforce the Law: Authorities must take a firm stance in outlining the legal boundaries of waterfront property ownership. A public education campaign should inform both locals and foreign buyers about the 66-foot reserve and public access rights.
2. Regulate Real Estate Practices: Real estate agencies should be mandated to provide clear information to potential buyers, ensuring that no property is sold under false pretenses. Misleading advertising and misrepresentation must be penalized.
3. Community Engagement: Coastal communities must have a voice in decisions about beach access and waterfront development. Engaging locals in the management of these spaces will foster better cooperation and understanding.
4. Protect Public Spaces: Development in coastal areas must prioritize public access and environmental sustainability. Authorities should rigorously monitor and enforce regulations to prevent encroachments and privatization of public resources.
5. Foreign Property Owners’ Responsibilities: Foreign investors must respect local laws and traditions. Buying property in Belize comes with an obligation to uphold the public’s rights and preserve the shared natural heritage.

A Shared Responsibility

Belize’s beaches and coastal waters are more than just attractive assets; they are integral to the nation’s identity and livelihood. By ensuring public access and educating all stakeholders, Belize can strike a balance between welcoming investment and preserving its natural and cultural heritage.

As a nation, Belize must reaffirm its commitment to protecting public spaces while fostering harmony between property owners and the community. For those purchasing waterfront properties, the message is simple: the sea, the beach, and the coastline belong to everyone.