Frequently Asked Questions
General
What is the average temperature in Roatan year-round?
Roatan enjoys a warm, tropical climate with average temperatures ranging between 77°F and 88°F (25°C–31°C). The sea breeze keeps the island comfortable throughout the year.
How big is the island of Roatan?
Roatan is approximately 40 miles long and 3–5 miles wide, making it the largest of the Bay Islands of Honduras. Despite its size, it offers a diverse landscape of beaches, hills, and lush tropical forests.
Are there direct flights to Roatan?
Yes. Roatan’s Juan Manuel Gálvez International Airport (RTB) offers direct flights from U.S. cities such as Houston, Dallas, Miami, Denver and Atlanta, as well as seasonal connections from Canada and other Central American hubs.
Do I need a passport or visa to visit Roatan?
Visitors from the U.S., Canada, and most European countries need a valid passport but do not require a visa for stays of up to 90 days.
What language is spoken on the island?
Spanish is the official language of Honduras, but English is widely spoken in Roatán, especially in real estate, tourism, and business.
What currency is used in Roatan?
The local currency is the Honduran Lempira, but U.S. dollars are widely accepted across the island. Credit cards are also commonly used.
Is Roatán safe for visitors and residents?
Please do check the Honduran requirements that you must fulfill.
What is the time zone in Roatan?
Roatan is on Central Standard Time (CST) year-round, with no daylight savings.
What activities is Roatan known for?
Roatan is world-famous for scuba diving and snorkeling along the Mesoamerican Barrier Reef. Other activities include fishing, sailing, golfing, and enjoying the island’s beaches, restaurants, and cultural events.
Property Ownership
Can a foreigner own property in the Bay Islands?
Yes, foreigners have been able to own property in Honduras since 1991.
Are there limitations of how much property I can buy?
A non-citizen of Honduras can purchase, as an individual, up to .72 acres (3,000 sqm) of land. A Honduran corporation, which can easily be set up for you, can own virtually any size (or quantity) of properties.
How do you form a Honduran Corporation?
This is a simple transaction which can be accomplished by a local attorney at a cost of approximately $1,800 USD. By forming a corporation, you are entitled to all the rights of a Honduran citizen regarding ownership of your property.
Real-Estate Transactions
Do I need residency to have a property in Honduras?
No, you do not need resident status to conduct real estate transactions in Honduras. The only limitation is that as a non-resident, after the first 90 days in the country, you need to apply and pay for a monthly extension, or as an option, leave the country for a minimum of 3 consecutive days.
What is the process for purchasing property in the Bay Islands?
From a client’s perspective, it differs little from any purchase you may have made in the past:
You choose the property best suited for your needs and complete a simple Purchase Agreement outlining the details of the property desired to be purchased, as well as the price, timeline, conditions, etc. This is your “Offer to Purchase.”
After the offer has been accepted by the seller, and all conditions removed, the earnest money or deposit, which is typically 10% of the purchase price, is transferred within the following 7 days. Closing on the property is usually completed within two months of the purchase, but can vary based on the circumstances of the parties to the transaction.
One of the biggest differences you’ll find is the role of the real estate agent in Roatan and his or her responsibilities, compared to what a typical agent would do in North America. Some of the tasks that an agent will do, in conjunction with their brokerage office once the offer has been accepted and the earnest money transferred, are:
(1) Work with your attorney to obtain:
Title copies
Title searches
Obtain recent surveys
(2) Work towards the closing.
(3) Attend the closing on your behalf, if you are not available. This is when the seller and buyer sign the Notary Protocol and the transaction is complete.
Can I purchase and not attend the closing?
Yes. As a buyer, you will be asked to apply for a Power of Attorney, which will allow a person of your choosing to attend the closing. That person will “accept” the property on your behalf.
Can I sell a property and not attend the closing?
Yes, but as an absentee seller, you are required to obtain either an “Apostille” (a document authenticating your desire to sell and your signature) from your states Attorney General (in the U.S.), or a Honduran Power of Attorney if you are from Canada. Other countries also use one of these two options. Those documents would then need to be registered here legally before the closing, and this may take an extra 2-3 weeks to accomplish. In this scenario, you’d want to add that extra time to your estimated timeline for closing.
What are the closing costs for a real estate transaction on the island?
The closing cost are normally the buyer’s responsibility:
If the transfer of property comes in the form of a “Change of Administrators” of a corporation, the cost is normally about 2.5% of the purchase price. If there is no corporation transfer involved, costs are approximately 4.2% of the purchase price.
What are typical real estate commissions on the island?
The real estate commission is normally the seller’s responsibility and amounts to 10% of the purchase price.
What is the residency process?
NOTE: This information is given as a general overview of the process and cost involved. If it is something that may be of interest to you, we will recommend a dependable local attorney to advise you.
There are several different types of residency in Honduras. It usually takes 3-6 months and costs between $1,200-$5,000 USD, depending on the type of residency.
(A) Residence renter:
i. Your income records authenticated by a public notary and by the Chamber of notaries of their state/province of residence.
(B) Residence pensioner:
i. Bank reference confirming the origin of the pension or income.
ii. Certificate issued by the company or institution providing the pension or income.
iii. Both documents must be authenticated by a public notary and by the Chamber of notaries of their province of residence.
(C) Residence for work:
i. Contract work or a letter of commitment from your employer, authenticated by a notary and by the Chamber of notaries in the state/province of residence. If the contract is drafted in Honduras, you don’t need to be authenticated in USA/Canada.
(D) Residence as an investor:
i. You can purchase the quality of resident investor, foreigners who invest their capital in any branch of licit economic activity in Honduras, not less amount of $ 50,000.00. As well as those who invest their capital in certificates, securities, stocks, or bonds of State and international financial institutions, in the form and terms determined by the law. For more information, contact the Consulate General or Embassy near you.
Residency
Banking
Is banking safe in Honduras and on the Island?
Yes, local banks are far more conservative and less susceptible to failure than foreign counterparts.
Is financing available?
Most purchasers choose to obtain financing in their home country via mortgage on their residence, line of credit, or personal loan, and then wire transfer the money for the transaction to Roatan.
Some sellers will consider financing the purchase themselves with either a legal, registered mortgage contract, or possibly with stock certificates (which become “bearer bonds,” held in escrow until the mortgage is paid.
Though local financing does exist, it is offered to citizens and legal residents only and normally at higher interest rates, higher down payments, and shorter terms than what North Americans are accustomed to.
Once You Are Here
What is the cost of living in the Bay Islands?
Electricity costs are higher than what most people are used to, which makes it a commodity that needs to be used wisely.
Food costs depend upon personal tastes. If you take into consideration that you can eat and shop where the locals do, your expenses are normally far less than what you may pay at home for fresh seafood (fish, lobster, and shrimp) and locally-grown fruits and vegetables.
Property taxes are low compared to what most are used to, ranging around 0.35% of the registered value. These are paid annually. Property insurance is about 0.4% of the insured value. Please note that most insurance packages do not cover theft.
What if I have school-aged children coming with me?
There are two schools where most children of expatriates attend: NuNa Academy in French Cay and Bay Islands International School in Sandy Bay.
Can I get health insurance in Roatan?
Yes, there are health insurance providers on the island. “BUPA” is one that covers expats who live more than six months outside of the U.S. Their coverage works in either country.
Roatan Sotheby’s International Realty
What makes Roatan Sotheby’s International Realty different from other real estate companies?
We combine local expertise in the Roatán market with the global reach of the Sotheby’s International Realty brand. This means our clients benefit from deep community knowledge as well as international marketing exposure.
Do you only handle luxury properties?
While we specialize in luxury real estate, we represent a wide range of properties — from beachfront condos and family homes to investment land and private estates.
Can you help me sell my property in Roatan?
Yes. We provide full-service marketing, professional photography, global listing exposure, and access to qualified buyers worldwide through the Sotheby’s International Realty network.
Do you offer property management services?
Yes. For Watercolors Roatan, property management is handled exclusively by Roatan Sotheby’s International Realty. For other homes, we also partner with trusted local property managers to help owners maintain their residences, oversee rentals, and ensure peace of mind when they’re not on the island.
How do you market properties internationally?
Your property is showcased not only locally but also across the global Sotheby’s International Realty platform, reaching buyers in over 80 countries through exclusive online portals, print publications, and luxury marketing channels.
Can you assist with relocation and living in Roatan?
There are two schools where most children of expatriates attend: NuNa Academy in French Cay and Bay Islands International School in Sandy Bay.
Do I need to be on the island to purchase a property?
Absolutely. Beyond real estate, we guide clients on schools, healthcare, lifestyle, and community resources to make the transition to island living seamless.
Why should I choose Roatan Sotheby’s International Realty?
No. Many clients complete their purchases remotely. We offer virtual tours, digital document handling, and trusted legal guidance to make off-island transactions secure and efficient.