The Insider's Guide to Buying Property in Roatan
Welcome to the 7th Heaven Properties guide to buying property in Roatan, your essential companion for navigating the enchanting appeal of this tropical island paradise in the Bay Islands of the western Caribbean.
A breathtaking location with superb dives sites and white sand beaches, Roatan is a comparatively affordable destination with a rapidly growing property market.
Discover the charm of this idyllic island, find out why property buyers are investing in real estate in Roatan and delve into the real estate market with a showcase of property listings and blog posts highlighting the island’s unique qualities and advantages.
From the ins and outs of buying property in Roatan to an essential overview of relevant taxes, this is your ultimate go-to resource.
Overview - The Roatan Real Estate Market
Discover Roatan, the Hidden Jewel of the Caribbean
Nestled in the warm embrace of the Caribbean Sea, the sun-drenched island of Roatan emerges like an emerald gem amid sapphire waves. This enchanting isle, which is part of the Bay Islands of Honduras, offers a unique blend of pristine natural beauty, vibrant culture, and a thriving property market, making it an irresistible haven for those seeking their very own slice of Caribbean paradise.
An Island Oasis Teeming with Natural Splendor
Shaped by the whispers of gentle breezes and the caress of crystal-clear waters, Roatan boasts an astonishingly diverse landscape of lush tropical rainforests, sun-kissed beaches, and dramatic coral reefs. From the moment you set foot on this idyllic island, you are welcomed by a symphony of colors and scents that paint an alluring picture of tranquility and charm.
The island’s azure shores are dotted with exquisite beaches, each with its own unique appeal. The powdery white sands of West Bay Beach are an invitation to bask in the sun, while the palm-fringed tranquility of Camp Bay Beach provides a secluded escape from the world.
Roatan’s Underwater Wonderland: A Diver’s Paradise
More than just a visual treat above water, Roatan’s true treasure lies beneath the waves. Home to the world’s second-largest barrier reef, the Mesoamerican Barrier Reef System, Roatan has become a mecca for diving lovers. Its vibrant coral gardens, teeming with marine life, create an underwater utopia, with dive sites like Mary’s Place and the Cara a Cara shark dive offering unforgettable encounters with the wonders of the deep.
Roatan Real Estate: Your Dream Home in the Tropics
Beyond its natural splendor, Roatan’s thriving property market has emerged as one of the key draws for buyers seeking a taste of the Caribbean dream. From contemporary condos to tropical beach houses, Roatan’s real estate market caters to a variety of tastes and budgets.
The island’s comparatively affordable property prices offer a unique opportunity to own a piece of paradise without breaking the bank. Popular locations such as West End, Sandy Bay, and Palmetto Bay provide an enticing mix of convenience, luxury, and privacy, allowing buyers to enjoy their perfect island lifestyle.
The Laidback Island Lifestyle: Experience Roatan’s Cultural Riches
Life on Roatan unfolds at a leisurely pace, where the island’s friendly people and expat communities embrace a laidback lifestyle that is truly contagious. The island’s diverse cultural heritage, a fusion of influences, is reflected in its vibrant arts, music, and cuisine, offering visitors a rich tapestry of experiences to explore.
As you meander through bustling markets, colorful festivals, and cozy beach bars, you’ll find the warmth and camaraderie of the Roatan community to be as captivating as its breathtaking surroundings.
Roatan’s Irresistible Charm: A Caribbean Paradise Awaits
From its stunning beaches and world-class diving to its idyllic laidback island lifestyle, Roatan captures the heart and soul of all who visit. Its blossoming property market, offering a range of real estate options at comparatively affordable prices, is the icing on the cake for those seeking their very own Caribbean sanctuary.
As you embark on your journey to discover the hidden jewel of the Caribbean, Roatan extends an open invitation for you to uncover its myriad charms and experience the magic of island living. So, why wait? Dive into the Roatan adventure and craft the life of your dreams in this mesmerizing tropical paradise. Embrace the island’s natural beauty, immerse yourself in its vibrant culture, and savor the enchanting allure of Roatan – a destination where lifelong memories are waiting to be made. Welcome to your Caribbean haven, where the shimmering sands and azure waters beckon, inviting you to experience a world of wonder and delight.
“From its stunning beaches and world-class diving to its idyllic laidback island lifestyle, Roatan captures the heart and soul of all who visit”
Buying Process, Fees & Taxes
- Can foreigners buy property in Roatan?
Yes, foreigners can buy property in Roatan and the Government welcomes investment from overseas buyers. Foreign nationals can acquire up to 3,000 square meters (0.74 acres) of land in Roatan. Larger areas can be acquired through a corporation, which a foreign national can be either sole or joint owner of.
- Buying process
Buying property in Roatan is a relatively simple process, which typically involves the following steps:
- Begin your property search.
- Find your perfect property and make an offer.
- Once you have made an offer for a property and that offer has been accepted, you will be required to pay a 10% deposit which will be held in escrow by a Notary.
- Your attorney should undertake a title search.
- Once both you and the seller have signed the relevant documents, the balance should be transferred, the sale recorded and new title issued.
- Pay all required taxes and fees.
- Fees & taxes
Transfer Tax
There is a land transfer tax of 1.5% of the value of the property.
Property Tax
Property tax in Honduras is levied annually by local governments, with rates varying by location. As of 2025:
- Real estate is assessed at roughly $4 per $1,000 of property value
- Tax calculations are based on either the registered deed value or municipal catastral assessment, using whichever amount is higher
- Municipal authorities establish catastral valuations and may revise these assessments every five years
- Annual property taxes become due in August, though early payment in January or February qualifies for a 10% reduction
- For most properties, this typically amounts to several hundred to low thousands of dollars annually, depending on property value and location
Latest Real Estate Listings in Roatan
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Residency & Citizenship
- How long can a foreign citizen stay in Roatan?
Citizens of the USA, Canada, EU countries and many Caribbean and Latin American countries can visit Roatan and the Bay Islands for up to 90 days without a visa.
You can apply for a one-time additional 30-day extension at the immigration office in Tegucigalpa, La Ceiba, San Pedro Sula or Coxen Hole (Roatan).
As of August 2025, UK citizens are required to have a visa to enter Honduras, including Roatan.
- How do you become a resident of Roatan?
Individuals looking to stay longer than 90 days in Roatan and the Bay Islands can apply for Honduran residency. To be eligible, applicants must conform to one of several categories, including (but not limited to) the following:
- A person of independent financial means (Rentista) who can demonstrate a minimum income of at least $2,500 per month from investments such as rental property
- A retiree or pensioner (Pensionado) who can demonstrate a minimum income of $1,500 per month from a verifiable private or governmental source
- An individual investing at least $50,000 in a business or project in Honduras in approved sectors (tourism, agriculture, manufacturing), plus a $5,000 deposit in the Central Bank of Honduras
Additional details for investor residency:
- The $5,000 deposit serves as a guarantee and is returned within one year after residency is granted
- Investors must register with the Registry of Investors with the Ministry of Industry and Commerce
- A feasibility study and investment plan must be submitted within 60 days of approval
- Physical presence requirement: Must visit Honduras at least once every 12 months to maintain residency
- How do you become a citizen of Roatan?
Individuals who have lawfully resided in Honduras (including Roatan) for 3 years can apply for citizenship by naturalization (after 1 year in the case of individuals who are Central American by birth and 2 years in the case of Spaniards and Spanish-Americans by birth).
Mortgages in Roatan
Looking for financing to fund the purchase of property in Roatan?
Most property transactions in Roatan are made outright in cash.
Overseas buyers investing in real estate in Roatan who require financing tend to seek financing in their home country via a second mortgage.
In some cases, the seller may offer financing.
Financing is available to foreign buyers who are resident in Roatan but interest rates and required downpayments tend to be higher and the term tends to be shorter.
How to Get There
There are currently 8 airlines offering flights to Roatan’s Juan Manuel Gálvez International Airport (RTB), including American Airlines, United Airlines, Delta Airlines, WestJet, CM Airlines, TAG Airlines, Aerolineas Sosa, and Tropic Air. Note that flight schedules vary significantly by season, with more frequent service during North American winter months
From the USA
- United Airlines operates non-stop flights from Houston (IAH). Currently operates 3-7 flights per week depending on season
- American Airlines operates daily non-stop flights from Miami (MIA)
- American Airlines also operates flights from Dallas Fort Worth (DFW) to Roatan. Schedule varies seasonally
- Delta Airlines operates flights from Atlanta (ATL). Currently operates 3 flights per week (Monday, Friday, Saturday)
- United Airlines operates flights from Denver (DEN) seasonally
- Sun Country Airlines operates seasonal flights from Minneapolis (MSP)
From Canada:
- WestJet operates seasonal direct flights from Toronto (YYZ)
- Charter flights are available seasonally from Toronto and Montreal through various operators
- Miami to Roatan 2h 00m
- Houston to Roatan 2h 50m
- Atlanta to Roatan 3h 15m
- Toronto to Roatan 4h 00m
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