Keeping Suite at Mahogany Bay
Mahogany Bay, Ambergris Caye
Studio-format suites in the canal-front buildings at the heart of Mahogany Bay, sold individually or in lots for buyers stacking a small rental portfolio in one transaction.
Starting at $130,000
Studio | 1 Ba | 49 to 630 Sqft
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Available as upper or lower suites with distinctly different feels and layouts
Sold individually, as paired upper-and-lower sets, or as full four-unit lots
Lower suites face canal-front gardens with a separate bedroom and rear porch
Eligible for Mahogany Bay's turn-key hotel rental operation, with unlimited personal use
Inside the only gated community on Ambergris Caye, a Curio Collection by Hilton property
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Interior:
Polished hardwood floors and finishes throughout
Louvered glass windows that capture the breeze and views (upper suites)
Bay window seat in the master bedroom (lower suites)
Separated bedroom with king-size bed and rear porch facing the canal-front garden (lower suites)
Small kitchen or kitchenette with quality appliances
Outdoor-style shower
Air conditioning, ceiling fans, in-unit washer and dryer
Heirloom-grade furniture package included
Exterior:
Covered porch (upper suites) or canal-front rear veranda (lower suites)
Direct canal-front garden access from the lower units
Walkable to The Great House, the swimming pool, the fitness center, and the resort's restaurants and bars
Community Amenities:
Beach Club: Private windward-side beach club reached by scheduled shuttle boat from the resort pier, with stilted beach beds, waiter service, paddleboards, and submerged hammocks
Pool: Resort swimming pool with cabanas and waiter service, plus additional Pool Clubs throughout the community
Dining: JYOTO sushi, Stirred, Shaken, and the on-site coffee shop, plus the Hilton check-in and the largest conference center on Ambergris Caye at The Great House
Grocery: The Farm House on-site
Wellness: Full spa and fitness center
Schooling: Island Academy international school (K-10) on-site
Management: On-site team handles the turn-key hotel rental operation
Security: The only gated community on Ambergris Caye
Nearby: 10 minutes south of San Pedro Town by golf cart
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Keeping Suites are the studio-format hotel suites inside the canal-front duplex buildings that anchor much of Mahogany Bay. They come in two configurations and sell in three different combinations depending on what's on the market and what you're after.
Upper Keeping Suites take the second floor at around 490 square feet. The living area is enclosed with louvered glass windows that capture the breeze and the view, and the layout is open and efficient, designed for one or two people who want a clean, well-finished retreat. Lower Keeping Suites occupy the first floor at around 630 square feet, with a fully separated bedroom, a small kitchen, a bay window seat in the master, and a rear porch facing the canal-front garden. They accommodate up to four guests, which makes them work for two couples, a family, or owners who want hosting flexibility.
The way these sell is what makes them interesting for investors. You can buy a single upper suite, a single lower suite, an upper-and-lower set that gives you the entire duplex (two units, $295,500 starting), or a full four-unit lot that puts two complete duplexes under one ownership (four units, around $645,000 starting). The four-unit lot is how investors enter Mahogany Bay when the goal is a small rental portfolio in a single transaction.
Both suite types are sold fully furnished with the same polished hardwoods, heirloom pieces, and modern finishes that run throughout the resort. They're eligible for the on-site turn-key hotel rental operation, which handles marketing, check-ins, cleanings, and maintenance. Keeping Suites tend to perform consistently because the price-per-night fills steadily, and Mahogany Bay holds the highest market share of any hotel property on the island. Owners keep unlimited personal use with no blackout periods, then collect on the rest of the calendar.
What's currently for sale shifts as the inventory cycles. You might find a single upper, a paired set, or a full four-unit lot at any given moment. Reach out and we can walk through what's available, where it sits within the community, and what comparable suites have been producing.
