There’s many things to ask about Roatán so here is our list of
Frequently Asked Questions
Yes. Honduras’s Constitution reserves island and coastal land for Hondurans, but Decree 90-90 creates a legal exception that lets foreigners buy property within declared urban and tourism zones—the route most foreign buyers on Roatán use. Each sale is signed as a public deed before a Honduran notary and recorded with the Instituto de la Propiedad. You do not need residency to buy, and the title is registered in your own name.
As an individual, you may own one home or condominium on a lot of up to 3,000 square meters, about three-quarters of an acre. If you buy a vacant lot, the home must be completed within 36 months or a 20% annual surtax applies. Larger parcels, multiple properties, or development projects require tourism-project approval through the Honduran Tourism Institute, typically held through a Honduran corporation.
Plan on roughly 3% to 6% of the purchase price. That covers the 1.5% transfer tax, about 0.15% in registry fees, notary and attorney fees (commonly 1% to 3%), plus survey and title-search costs. By law the transfer tax falls on the seller, but local custom often shifts it to the buyer, so your purchase agreement should state who pays what. On a $300,000 home, budget about $9,000 to $18,000.
Most resale purchases close in roughly 30 to 90 days. The timeline depends mainly on how quickly your attorney completes the title search, survey, and cadastral review, and on whether the seller’s paperwork is in order. Once the deed is signed before a notary, registration with the Property Institute typically takes a few more weeks. New construction follows the developer’s own schedule.
Hire your own independent Honduran attorney—never rely on the seller’s notary alone. Your attorney should search the registry for the full chain of ownership, obtain a current cadastral certificate, and confirm that a new survey matches both. The U.S. State Department cites estimates that a large share of private land in Honduras is untitled or improperly titled, so title insurance is well worth considering.
Most Roatán purchases are made in cash. Honduran banks do lend, but foreign buyers typically face larger down payments, higher interest rates, and stricter requirements than in the U.S. or Canada. Common alternatives include a cash-out refinance or home-equity line on property back home, or seller and developer financing, which is sometimes offered on new projects.
Property taxes are low: municipalities charge up to about 0.35% of cadastral value, so a $250,000 home pays at most around $875 a year. Your larger line items are usually electricity—island power costs more than in most of North America, so many owners add solar—plus HOA dues in gated communities, homeowner’s insurance, water, internet, and routine maintenance in a salt-air climate.
It depends on your lifestyle. West Bay offers premium beachfront and resort living; West End is a walkable village of dive shops and restaurants; Sandy Bay is quieter and residential; French Harbour and First Bight put you near groceries and services at lower prices; and the East End offers privacy, mangroves, and Garífuna culture in Punta Gorda. Touring several areas before you buy is time well spent.
Yes. Divers and beach travelers keep Roatán’s short-term rental market active year-round. Hosts should register with tourism and tax authorities, collect the 15% sales tax (ISV) and 4% tourism tax on stays, and follow any HOA rental rules. Rental use can affect how you hold title, so confirm your structure with your attorney. When you sell, Honduras taxes capital gains at 10%.
Buying property does not automatically grant residency. The main routes are Pensionado, for a lifetime pension of at least US$1,500 a month; Rentista, for stable income of at least US$2,500 a month; and Investor, for a documented investment of at least US$50,000. Documents must be apostilled and translated, the government fee is US$300, and processing usually takes several months.
Roatán’s Juan Manuel Gálvez International Airport (RTB) has nonstop service from several U.S. hubs, including Houston, Atlanta, Miami, and Dallas, plus seasonal flights from cities such as Denver, Chicago, Minneapolis, and Toronto. Most nonstops from the southern U.S. take two to three hours. You can also connect through San Pedro Sula or Tegucigalpa, or ride the ferry from La Ceiba.
Roatán’s private clinics handle routine care, minor emergencies, lab work, and dental needs, and the island has a hyperbaric chamber for divers. For major surgery or specialized treatment, residents typically travel to San Pedro Sula or fly to the U.S. Most expats carry international health insurance with medical evacuation coverage, and private office visits cost far less than in North America.
Roatán, especially its tourism corridor, generally sees considerably less violent crime than Honduras’s mainland cities, and the island’s tourism economy keeps security a community priority. Most issues residents face are property crimes such as theft and burglary, so gated communities, alarm systems, and sensible precautions go a long way. Review the current U.S. State Department advisory and ask IHR’s team about specific neighborhoods.
Direct hits on Roatán are uncommon compared with much of the Caribbean, but the island is not outside the hurricane zone—Hurricane Mitch battered the Bay Islands in 1998. Hurricane season runs June 1 through November 30. Smart buyers favor well-built homes on higher ground, review roofing and construction quality, and carry insurance that includes windstorm coverage.
Próspera is a privately governed economic zone on Roatán created under Honduras’s ZEDE law. Congress repealed that law in 2022 and the Supreme Court ruled the ZEDE regime unconstitutional in 2024, yet the zone continues to operate while an international arbitration claim is pending. Before buying inside any ZEDE, get independent Honduran legal advice on how your title would hold up.
Information current as of October 2026 and provided for general guidance only. It is not legal, tax, or immigration advice. Laws, fees, and flight schedules change—confirm details with a licensed Honduran attorney and your own advisors before you buy.
