CSPM and Architectural Committee Updates

What is Cerros Sands Property Management Ltd (CSPM)

CSPM is an independent Belizean Limited Corporation with its own Bank Account, Director(s) and Shareholders. 

Who owns CSPM?

Kayla Awe is the only Shareholder. There are no dividends paid. 

Who is the legal representative for CSPM? 

Elvina Garcia is the Director for 2024. Previously this was Angie Leslie. CSPM is required to have at least one director. The Director receives no compensation at this time.

Note: Any US citizen on a Belizean Corporation is opening theirself to required annual IRS filings and Foreign Bank Account Requirements. This in many cases is a checkmark for an IRS audit as well as serious penalties for non-reporting. 

Who administers CSPM?

Angie Leslie handles all the administrative duties for CSPM and is the signer on the Atlantic Bank account. 

How do you contact CSPM?

CSPM is reachable at +501-670-8725 and cerrossec@gmail.com.  Whatsapp messages can be utilized as well.

In the event of an emergency contact the local authorities and the number above.

Suggestions for improving the community, problems worth noting or oversights are welcomed.  The on-site staff have their job specifications 

and need to follow their assigned tasks, so its important to call or email and not directly interact with the on-site crew. 

What does the Annual Community Fee in Article 6 of our Covenants & Restrictions cover?

Common Area Maintenance which includes:

  1. The Entry and The Gatehouse; This area will be repainted in 2024.
  2. Upkeep of the 66 foot beachfront reserve.
  3. Channel Drainage & Culverts
  4. Roads within The Cerros Sands Community
  5. Common areas (driving range & green space).
  6. Security Onsite 7 Days a week.  These duties are shared by the night watchmen and the onsite maintenance crew.  They are entitled to their annual time off and Holidays.  
  7. Administrative Costs & Accounting which also includes weekly payroll, monthly Social Security and Tax Filings, as well as annual filings. 

Note: Never has at any time has anyone other than Staff or a Sub-contractor been compensated in any way for their time and effort. Cerros Sands Ltd provides on-site direction at NO cost to CSPM.

Note on Security: Night Shift comes on at 7pm. The security staff monitors the entry and the property.  2 Security guards are employed full time.  The gatehouse is equipped with a new power system with lithium batteries and a 24×7 security camera system.  Upgrades for 2024 will be: more cameras, remote viewing capabilities for staff and a call doorbell added.

When are The Annual Community Fees due?

CSPM bills in December which gives the owner over two months to pay the fee by January 31st of the new year.

How often is The Annual Community raised?

Since inception in 2004, the Annual Fee has only been raised once. It can by our Covenants & Restrictions be raised every year by 7%.

What happens if you do not pay your Annual Fee?

Delinquent owners have and will be reported to an attorney. Legal Action will be taken which will result in a lien and further court action to pursue settlement of a debt. This can result in foreclosure. To date only two owners are in serious arrears.

Why wasn’t an Home Owners Association (HOA) formed versus having a Community Fee?

In 2004 Law firms in Belize City as well as others simply recommended against it as it was not necessary. Also at that time setting up a NON-PROFIT was basically met with the answer, it just is not going to happen.

With the items CSPM was to cover, none of these directly effected what happens on a specific owners individual property where a home owner would be directly involved with another owner.

For example:  We have no adjoining structure that connects to another’s structure which is common with Condominiums, and multi-unit projects. This would require or if even desired Fire Insurance. This would also require a painting program to maintain the beauty of that particular structure.

We do not have a clubhouse, community pool or spa, that would require staff, maintenance and liability insurance. Anyone who has lived in a community with an HOA and has attended meetings can attest to the disagreements that occur as many do not use some or most of their Community Common Features.  

HOA fees are outlandish and are raised very often in most communities with the cost of Fire and Liability Coverage constantly rising, if not annually just to keep pace with inflation.

Where can CSPM save money?

Subcontractors have been utilized to run the property management. They did good work. CSPM was charged for travel time resulting in 6 hour days and only having them on-site 2 weeks a month.  

Effectively CSPM was able to hire the same amount of workers and saved over 50%. 

CSPM will at some stage be able to afford a Property Manager. Cerros Sands Limited has provided this service at NO cost to owners. 

CSPM is always open to looking at this again and has approached other entities for consideration. The tractor is the property of Cerros Sands Ltd, allowing CSPM to operate it at no cost other than maintenance and diesel. 

When can the Owners manage CSPM?

This is covered in detail in section 6.06 of The Covenants & Restrictions. Owners, once they reach the threshold of 75% of the parcels within Cerros Sands, they may by vote approve, adopt and record a proposed amendment or amendments to this document. Currently the ratio is less than 30%. If our sales trend continues it could be approximately 5 years when this threshold is met.

Do note the requirements of being a Director. If the requirements for US Citizens are not an issue for that owner, there is a much broader choice of possible Directors. 

What are the duties of The Cerros Sands Architectural Committee?

This is covered under Article 9.02 of our Covenants and Restrictions. This committee considers and acts upon proposals, drawings or plans submitted for construction at Cerros Sands. There is no compensation. Meetings would be scheduled when submissions are received, to act as quickly as possible.

Who can serve on the Architectural Committee?

Cerros Sands Ltd, as Declarant may appoint no more than 5 members to the committee maintaining an odd number so as to not deadlock a vote by this committee. 

Since we are passed 15 years from the date of this adoption of the Covenants and Restrictions, the owners have the right to remove and appoint one member per year. 

This member must be a full-time resident of Cerros Sands. We do understand many owners must return to their birth country as required by law to maintain their nationality, so as long as Cerros Sands is their primary home they qualify as a full-time owner.

2023 Recap

Community Infrastructure & Beautification
– 37 Channel Lots given access via new excavation
– 3 New Walking Paths to the sea were added
– Buena Vista Lane built
– Marina Blvd extended
– Santa Rita Way extended
– Phase 2 Road improved
– Over 200 trees planted
– Rock Walls added at the Gate
– Rock Walls added to the end of Altun Ha Lane and Xunantunich Lane

New Neighbors
– At least 18 new owners have joined us in 2023
– 3 additional lots are currently pending signatures starting 2024.

Resort & Restaurant
– Kitchen expansion close to doubled the Kitchen Space
– a Stage has been added and is nearly finished
– Power system upgraded
– Resort is open and available with 4 separate rooms

Pickleball at Cerros Sands

Pickleball is a fast growing sport around Belize and the world!  We have imported court equipment that is available for use at Blackbeard’s Restaurant.

The rooftop of the Restaurant can be used for the court until a permanent court can be installed.

Disc Golf at Cerros Sands Schedule

Weekly #discgolf Schedule for the rest of 2023, League rounds are $5 BZD, Tournaments $50 BZD. Leagues payout cash prizes weekly to division winners.


November 2: Cerros Maya League

November 9: Progresso Monkey House League

November 16: Cerros Maya League

November 23: Progresso Monkey House League

November 25: Turkey Shootout a Borracho Cup

November 30: Cerros Maya League (Championship Layout)

December 7: Cerros Maya League (Championship Layout)

December 9: Belize Disc Golf Championships Presented by Cerros Sands

The 2024 Schedule is coming together.  Cerros Maya will be hosting at least 3 Disc Golf Tournaments on top of the weekly league.

Cerros Sands August 2023 Drone Footage

Cerros Sands August 2023 Drone Footage

Resale Opportunities

Some Unique Offerings here at Cerros Sands, These are private listings that are coming available on the market. Land is marked in white.  You can inquire about these properties further at cerrossands@gmail.com

This is resales only, Financing is not available.  For our normal inventory you can view it at www.cerrossands.com/land-for-sale824 Las Milpas Ct – $699,000 USD (HOUSE)
827 Jabonche Ct – $110,000 USD
828 Jabonche Ct – $110,000 USD
829 Cerros Road – $25,900 USD
836 Floral Park Ct – $110,000 USD
847 Barton Ramie Ct – $115,000 USD

815 Noh Mul Ct – $120,000 USD
814 Noh Mul Ct – $28,000 USD

797 Yo Creek Ct – $135,000 USD
796 Lamanai Lane – $35,000 USD
795 Lamanai Lane – $35,000 USD
798 Lamanai Lane – $25,000 USD
793 Lamanai Lane – $39,000 USD

Why Corozal vs Other Area’s of Belize

Cerros Sands is in Corozal, Belize about 13 miles from Corozal Town.  There are some serious road upgrades going on around Corozal making the communities outside of town more accessible.

Why I chose Cerros, Corozal, Belize over other areas?  First off my name is Chris.  I am 41 years old.  I am married with 5 children, 2 of which reside with my wife and I here.

The children goto school in the closest village to our home here at Cerros Sands.  We are very active in the Disc Golf Scene here and travel the country for tournaments year round.

Cayo: We just returned from Cayo this past weekend June 10th and it was over 100° all weekend.  This is why I could never live in Cayo all summer long.  It’s average is around 10° or more than the coastal regions.

San Ignacio: Great town, market on Saturdays has some nice little shops.

Dangriga, mostly underdeveloped location with not alot to offer.

Hopkins: fun little seaside village with some decent restaurants.  Downside sargassum and some resorts and very overpriced.

Placencia: Never really had a good experience here, restaurant services weren’t great.  Mostly shut down on Sundays.  More to explore here but doesn’t seem worth it to go out of our way.  Certainly wouldn’t want to wait out a storm here with water on both sides of you.

Corozal Nature Lovers

A paradise within paradise, the new eco-evolutional development, encompassing 2.5 miles of pure unobstructed Belize coastline, just west of Ambergris Caye, will provide inspiration upon every visit.

Belize is known for its natural wonders, and having established itself as the eco-tour capital of the World, it is a Mecca for those wishing to be more in touch with nature.

The area is eco-significant as it is home to multiple species of fauna and flora. The rivers, bays and ocean’s edge are teaming with a sea of life. Our development will include “sheltered tree-top observation areas” adjacent to migration trails of the large cats, and other mammals, where you, as a resident, may come and go as often as you wish to experience the wonders of nature which only Belize can offer. We have included some of the highlights of those reports and listing them for your enjoyment. These reports only include sightings at the time of the report and conclude that there is a multitude of species not yet fully documented. This poses and exciting opportunity for the intrepid naturalist.

In order to truly appreciate Cerros Sands at La Playa de Cerros and Corozal District, you must come and see it for yourself.

Below is only a partial list of the species that can be seen in areas of the Corozal district.

84 species of Birds were noted by casual observation

Mammals, Carnivores:
Gray Fox, Jaguarundi, Jaguar, Kinkajou, Margay, Northern Raccoon, Ocelot, Puma, Tayra, White-nosed Coati.

Maya small eared shrew, collared ant-eater.

Nine-banded armadillo, Northern Tamandua.

Hoofed Animals:
Baird’s Tapir, Collared peccary, Red brocket deer, white-tailed deer, White-lipped peccary.

Common Opossum, Virginia Opossum, Gray four-eyed opossum.

Agouti, Big-eared climbing rat, Paca, Yucatan squirrel, Davy’s Naked-backed Bat, Parnell’s Mustached Bat, Thomas’ fruit-eating Bat, Pallas’ long-tongued Bat, Yellow-shouldered Bat, Argentine brown Bat, Mastiff Bat.

Frogs, Toads, Turtles.

Crocodiles, Lizards 17 species, Snakes 27 species.

118 fish species recorded in the waters abounding in Corozal area: 3 families and 6 species of exclusively freshwater fishes, 5 families and 35 species of brackish-water fishes with some salt tolerance, and 30 families and 77 species of marine fishes.

These are far too many to list. It seems everyday the rain forest yields yet another species to be discovered. Although not in the “rain forest” of Belize, Cerros Sands at La Playa de Cerros affords the best of both worlds as the Rain forest areas are just over an hours drive by car.

Purchasing in Belize

Purchasing in Belize

The process of purchasing property in Belize is amongst the easiest on the planet.

The legal system in Belize is English Common Law just as it is in the USA and Canada.

After locating the property you wish to acquire, an offer to purchase or purchase agreement is written, agreed to and, upon mutual agreement, is signed by the buyer and seller. This agreement sets forth the terms by which the purchase is consummated.

A deposit or full payment as outlined in the agreement is sent to the escrow account. Funds may be held by a broker, developer, an attorney, facilitator or by a title company.

Once the funds are received, the seller or developer sends his title along with the necessary government forms to transfer the title to the escrow agent.

The agent will send the aforementioned forms to the Government of Belize Land Titles Unit in Belmopan for the purpose of recording the transfer of title and issuance of a new title in the name of the new owner, in this case you or any entity name you might choose to hold title to your land in.

If you are buying with a down-payment and a mortgage, an original copy of mortgage is sent to the Land Titles Unit in order to be recorded against the property. Once the mortgage is paid in full, the mortgage is released and title is issued in the name of the buyer.

Cerros Sands at La Playa de Cerros has a master title policy in place with First American Title Company in Miami. Should you like to purchase an individual title policy; the forms will be sent to you. These forms and the funds necessary for the policy should be sent directly to First American Title in Miami.

The costs applicable to purchasing in Belize are as listed below in United States Dollars:

  • Belize Government Stamp Duty on the full purchase price: 5% due upon transfer of title. In the case of a mortgage this is not paid until the mortgage is paid in full.
  • Belize Government Stamp Duty on a Mortgage: $7.50 per $1000.00 due upon filing of the mortgage.
  • Attorney Fees: 2% of the purchase price is the normal rate charged.
  • First American Title Policy: $750.00
  • The attorney fees and title policy are at your option should you desire to use such services.

Getting to Belize

Getting to Belize

First off, we highly recommend that you do not book your entire stay in Belize at one location. Belize has many sites to see and it is very easy to get from place to place. We would be very happy to put together a customized travel plan for you.

We recommend reservations be made prior to arriving in Belize for both your Belize air flights and hotel for the first few nights if you are coming in during high season (November to May).

International Flights

For International flights the following carriers serve Belize:


United 800-864-8331. Direct flights originate from Houston Texas and Los Angeles, California during high season.


American Airlines800-433-7300 (7 Days a week). To check on your current flight, schedule and gate information call this 24 hour number, 1-800-223-5436. Direct flights originate from Miami, Florida and Dallas, Texas.


US Airways 800-622-1015 for International Destinations. To check on your current flight 800-943-5436. Their hub is Charlotte, North Carolina.


Taca/Avianca 800-400-8222 Direct flights from Texas and San Salvador, El Salvador.


Delta 800-221-1212 Direct flights from Atlanta, Georgia. Beginning in December 2013, there is a direct, non-stop flight Saturday non-stop fromLos Angelesthat returns later each Saturday.

Via Cancún

Many visitors are flying into Cancun, as the rates are much less with more options. Rental cars and fuel are also much cheaper than in Belize. To bring a rental car from Mexico into Belize you have to fill out another form when renting the car. Be sure to tell them you want to cross over the Mexican border and drive around Belize. The highway between Cancun and Belize is very good.

Domestic Flights

There are two carriers that offer flights within Belize, and also from Cancun, Mexico:


Maya Island Air 800-225-6732 or 011-501-223-1140. The direct number at (Goldson) Belize International is 501-225-2219.


Tropic Air 800-422-3435 or 011-501-226-2012. Email: reservations@tropicair.com orcustomerservice@tropicair.com.