The Federal Trade Commission is returning nearly $23 million to consumers nationwide who bought deceptively marketed overseas real estate lots in what the sellers pitched as Sanctuary Belize, a supposed luxury development in southern, coastal Belize, and its nearby sister development, Kanantik.
The agency is mailing 1,659 checks to defrauded investors, with the average amount for Sanctuary Belize consumers reaching $16,462 and the average for Kanantik consumers totaling $6,346. The distribution represents the second mailing to consumers who invested in the Sanctuary Belize scheme, following approximately $10 million distributed previously.
The first round of checks was sent only to consumers who bought property within Sanctuary Belize. The current distribution includes both Sanctuary Belize investors and consumers who invested in Kanantik, a related development owned and operated by some of the Sanctuary Belize defendants, as well as other areas covered by the court relief in the case.
In November 2018, the FTC filed a complaint charging that Andris Pukke, a prior FTC defendant, and several other corporate and individual defendants deceived consumers who invested in Sanctuary Belize by promising they were investing in a luxury development and resort. The defendants failed to deliver on the promised amenities, and consumers who invested in Sanctuary property lost money and could not resell their lots.
Following a trial in 2020, a federal court found that the defendants, who took in more than $100 million, duped consumers into buying Sanctuary Belize lots by falsely claiming it would be a safe investment. The court determined that defendants made false promises that the development would include luxury amenities and be completed soon, and that consumers could resell their lots.
The defendants appealed the decision, but the Court of Appeals confirmed the deceptive scheme and the monetary judgment against Pukke and his associates, Peter Baker and John Usher. The appellate court's affirmation cleared the way for the current distribution of funds to victims.
The District Court ordered a receiver to send an initial round of payments, with the money coming from previous settlements. As part of the second round of payments, the Commission is sending a total of $22,865,008.34 to consumers affected by the schemes.
Checks totaling $20,028,170.25 are being sent to 1,202 claim applicants who invested in properties within Sanctuary Belize. Additionally, checks totaling $2,836,838.09 are being sent to 447 claim applicants who invested in properties in the Kanantik and other covered development areas.
The case highlights the FTC's ongoing efforts to recover funds for consumers victimized by deceptive business practices, particularly in the real estate investment sector. The agency's ability to secure nearly $33 million in total recoveries for victims demonstrates the effectiveness of its enforcement actions against fraudulent schemes.
The Sanctuary Belize case serves as a cautionary tale for consumers considering overseas real estate investments. The defendants exploited consumers' desires for luxury vacation properties and investment opportunities by making false representations about the development's amenities, completion timeline, and resale potential.
Consumers who receive checks in this second distribution should cash them promptly, as they typically have a limited validity period. The FTC advises recipients to be cautious of any follow-up communications claiming to be related to the settlement, as scammers often target victims of previous fraudulent schemes.
The case also demonstrates the complexity and duration of federal enforcement actions. From the initial complaint filed in November 2018 to the current distribution in 2025, the case has spanned more than six years, including trial proceedings, appeals, and the establishment of a receivership to manage asset recovery.
For consumers considering similar overseas investment opportunities, the FTC recommends thorough due diligence, including independent verification of development claims, review of all contractual terms, and consultation with qualified legal and financial advisors. The agency also suggests being wary of high-pressure sales tactics and promises of guaranteed returns or easy resale opportunities.
The successful recovery in this case reflects the FTC's commitment to pursuing consumer protection enforcement actions and seeking meaningful relief for victims of fraudulent schemes. While not all victims may receive full compensation for their losses, the distribution represents a substantial recovery from what could have been a total loss for investors.