Summary
Only a little, and not everywhere: apartment asking prices tracked by TuLugar went from $2,500 to $2,541 per sq m between September and October 2026, slower than inflation at 6.28%, while closed sales on the Roatán MLS fell 26% in the first half of 2026.
The median asking price of everything listed for sale in Honduras was $225,000 in September 2026, and the median 3-bedroom house asked $223,000. Portals lean to the top of the market: social housing still starts around L 1.5 million in Villanueva and Choloma.
Nobody publishes real sale prices on the mainland. On the Roatán MLS, buyers closed 7.7% to 10.1% below the last asking price in Q2 2026, so aim for 5% to 10% off on the mainland.
Apartments ask about $2,541 per sq m of built area and houses about $1,257, with San Pedro Sula the priciest big city for apartments at $2,690 per sq m.
Building is getting more expensive but less is being built: the central bank measured construction costs up 11.7% in 2024 and 2.0% in 2025, and new private residential floor area fell 17.8% in Q2 2026 compared with a year earlier.
By size, the national medians are $110,000 for a 1-bedroom apartment, $182,000 for a 2-bedroom, $223,000 for a 3-bedroom house and $380,000 for a 4-bedroom house.
New towers ask more: an off-plan 3-bedroom in Río de Piedras, San Pedro Sula, asks $3,326 per sq m, about 24% above the city's apartment median. Treat 15% to 30% as a working range for the new-build premium.
The top of the market is in new towers in Lomas del Guijarro (about $2,949 per sq m) and beach condos in Roatán; the bottom is older houses in La Ceiba, at about $804 per sq m.
On top of the price, plan 4% to 8% for transfer tax, registry and notary (5% to 6% in Roatán), and 8% to 15% if you add light renovation.
No credible forecast exists for 2027. Inflation at 6.28%, a policy rate raised to 6.00% and 13% home loans hold prices back, while remittances up 12.3% support family buyers.
For cash buyers, late 2026 is a decent time to buy: fewer locals can borrow, and in Roatán 1 in 4 listings has already been cut, by 15% on average.
Bottom line: $100,000 buys a 1-bedroom apartment in Tegucigalpa or a family house in La Ceiba, $300,000 a 3-bedroom house in San Pedro Sula or a 3-bedroom in Sandy Bay, and real beachfront in Roatán starts well above $500,000.
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Message a proWhat a typical home costs in Honduras, from entry level to luxury
The median is the number to watch in Honduras. A few beachfront villas in Roatán or big houses in Lomas del Guijarro drag any average up, while most buyers pay far less.
In September 2026, the median asking price of all properties listed for sale in Honduras was $225,000 (about L 6,040,000, or €200,000), according to TuLugar, which monitors about 4,200 listings across the country. That figure mixes apartments, houses, land and commercial units.
For homes only, the median apartment asks about $191,000 (L 5,130,000) and the median house about $267,000 (L 7,170,000). The most common product, a 3-bedroom house, asks a median of $223,000 (L 5,990,000), from 662 listings.
Be careful with these numbers: online portals show the formal, upper part of the market, in Tegucigalpa, San Pedro Sula and the coast. Most Honduran families buy far cheaper homes. In San Pedro Sula, the cheapest new houses start around L 2.5 million (about $93,100), and social housing in Villanueva and Choloma starts around L 1.5 million (about $55,900), according to La Prensa (September 2025).
About 22% of the homes and lots listed nationally ask less than $100,000 (L 2,680,000), about 58% ask between $100,000 and $500,000, and about 20% ask more than $500,000. Only 185 listings, about 6.6%, ask more than $1 million.
A realistic entry budget is about $60,000 to $120,000 (L 1.6 million to L 3.2 million): an older 3-bedroom house in La Ceiba (median $119,000 in October 2026), a 1-bedroom apartment in Tegucigalpa (median $100,000) or a modest family house in Choloma, Comayagua or the outskirts of the capital.
A realistic luxury budget starts around $500,000 (L 13,420,000): a beachfront home in Roatán, a big house in Lomas del Guijarro or El Hatillo in Tegucigalpa, or a new gated home in the northwest of San Pedro Sula. True beachfront villas in West Bay go well above $1 million.
Are Honduras property listing prices close to the actual sale price in 2026?
Nobody knows exactly for the mainland. Deeds are registered, but Honduras has no public database of sale prices, so every figure you see online, including ours, starts from asking prices.
The only measured benchmark comes from the Roatán MLS: in Q2 2026, homes that were never reduced closed 7.7% below their last asking price, and homes that had already been cut closed 10.1% below the reduced price. On top of that, 34% of the homes sold in Q2 2026 had been cut before the sale.
On the mainland, a reasonable target is 5% to 10% below asking. Expect a smaller gap for modern apartments in good towers and scarce gated homes, and a bigger one for large older houses, homes with title or access questions, and anything that has sat online for months. The same unit often appears on several portals at different prices: ask when it was first listed.
What is the price per sq m or per sq ft for properties in Honduras in 2026?
In October 2026, apartments in Honduras ask a median of $2,541 per sq m (about L 68,200, or €2,260), which is about $236 per sq ft. Houses ask about $1,257 per sq m (L 33,800), or about $117 per sq ft. These are built-area figures from TuLugar's monitored listings.
Houses look cheaper per square meter because you buy more space, more land and often older construction, not because they are a bargain. Apartments sell security, elevators and parking, and they are concentrated in the richest parts of the big cities.
By city, San Pedro Sula apartments ask the most, at $2,690 per sq m (L 72,200), against $2,481 (L 66,600) in Tegucigalpa. Houses ask $1,422 per sq m in San Pedro Sula, $1,152 in Tegucigalpa and only $804 (L 21,600) in La Ceiba. In Roatán, the dated MLS listings we checked range from about $145 to $280 per sq ft.
The highest prices per square meter are in new towers: a 3-bedroom off-plan unit in Río de Piedras, San Pedro Sula, asks about $3,326 per sq m, and a 61 sq m 2-bedroom in Lomas del Guijarro, Tegucigalpa, was listed at about $2,949 per sq m in September 2026. The lowest are big older houses: 5-bedroom-plus houses in Tegucigalpa ask only about $869 per sq m.
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How have property prices evolved in Honduras?
Here is the honest answer: Honduras has no official house price index, so nobody can give you a reliable 12-month price change for the country. Anyone quoting a precise national figure is guessing.
What we can measure is small. TuLugar started its monthly series in September 2026: apartments asked $2,500 per sq m that month and $2,541 in October, a 1.6% move. San Pedro Sula went from $2,649 to $2,690 and Tegucigalpa from $2,440 to $2,481. One month is noise, not a trend.
Building costs explain why sellers keep asking more. The central bank's construction survey put the average cost of building at about L 13,000 per sq m (about $484) in 2025, after rises of 5.6% in 2023, 11.7% in 2024 and 2.0% in 2025. On site, a bricklayer who charged L 700 a day now asks about L 1,000, according to the construction chamber (CHICO).
At the same time, less is being built. New private residential floor area fell 21.1% in Q1 2026 and 17.8% in Q2 2026 compared with a year earlier, according to the central bank. Fewer new homes keeps prices firm in the good areas.
The lempira slipped about 2% against the dollar between January and early October 2026, and many mid- and upper-market homes are quoted in dollars. So in dollar terms prices look close to flat, in lempira terms they drift up a little, and after 6.28% inflation, they are not keeping up in real terms.
Roatán follows its own cycle: a local broker estimates about 5% a year of appreciation over the last five years, but in 2026 closed MLS sales fell 26% and dollar volume 32% in the first half. The median sold price did rise 8.4% in Q2 2026, to $363,000, mainly because better properties happened to sell that quarter.
How do prices vary by housing type in Honduras in 2026?
Detached houses dominate what is for sale. Among the listings TuLugar classifies by type in October 2026, about 51% are houses, 35% land, 13% apartments and 1% commercial units.
Apartments are concentrated in Tegucigalpa, San Pedro Sula and Roatán. Houses are everywhere, because many Honduran families built or bought on their own lot.
| Property | Median asking price | Median price per sq m |
|---|---|---|
| 1-bedroom apartment | $110,000 L 2.95 million |
$2,632 |
| 2-bedroom apartment | $182,000 L 4.89 million |
$2,501 |
| 3-bedroom apartment | $265,000 L 7.12 million |
$2,515 |
| 2-bedroom house | $139,000 L 3.73 million |
$1,118 |
| 3-bedroom house | $223,000 L 5.99 million |
$1,313 |
| 4-bedroom house | $380,000 L 10.2 million |
$1,301 |
| 5+ bedroom house | $393,000 L 10.55 million |
$1,004 |
| Urban lot under 500 sq m | $59,000 L 1.58 million |
not published |
| Residential lot 500 to 2,000 sq m | $112,000 L 3.01 million |
not published |
In Roatán, the picture is different: a broker benchmark puts the average condo at about $325,000 and the average house at about $397,000 (May 2026), and the median home sold on the MLS was $363,000 in Q2 2026.
How do property prices compare between existing and new homes in Honduras in 2026?
In our listing comparisons, a new or recent home in Honduras usually asks 15% to 30% more than a similar older one. Treat that as a working range: no study measures this premium on matched properties.
One clear example: a 3-bedroom off-plan apartment in Río de Piedras, San Pedro Sula, asked $403,000 (L 10,820,000) for 121 sq m in August 2026, about $3,326 per sq m, or about 24% above the city's apartment median of $2,690. A new 3-bedroom house in Jardines del Valle asked $330,000 (L 8,860,000) for about 160 sq m in September 2026.
Roatán is the exception: off-plan 2-bedroom condos in West Bay were listed at $295,000 to $399,000 in May 2026, about the same as resale 2-bedroom condos in West End ($315,000 to $328,500 in August 2026). With so much stock on the island, new does not automatically mean more expensive.
Buyers pay the premium for security, parking, elevators, backup power, lower repair risk and easier bank financing. Off-plan means paying before the building exists: check the developer's finished projects, the construction permit and the title of the land before paying anything.
How do property prices vary by neighborhood in Honduras in 2026?
In Roatán, West Bay is the most expensive area, with the best-known beach and the easiest vacation-rental demand. West End is walkable and popular with expats, and Sandy Bay has the widest spread, from a 3-bedroom away from the beach at $249,000 (June 2026) to a beachfront 3-bedroom at $579,000 (August 2026).
In Tegucigalpa, Lomas del Guijarro and Lomas del Mayab lead, with new towers, embassies and offices nearby. A compact 61 sq m 2-bedroom in Lomas del Guijarro was listed at $179,900 (L 4,830,000) in September 2026. San Ignacio, Palmira and Miraflores are a step below.
In San Pedro Sula, the money goes to Río de Piedras, Colonia Trejo, Jardines del Valle and the gated northwest. A 2-bedroom condo in Río de Piedras asked $275,000 (L 7,380,000) in October 2026.
Here is our working table. These are asking prices built from dated listings and city medians, so read them as orders of magnitude, not valuations:
| Area in Honduras | Market profile | Typical asking price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| West Bay, Roatán | Luxury and beach | L 7.92m to L 10.71m $295k to $399k (off-plan 2-bed); villas over $1m |
not comparable | not comparable |
| West End, Roatán | Expat and rental | L 8.46m to L 8.82m $315k to $328.5k (2-bed condos) |
L 69,300 $2,582 |
$240 |
| Sandy Bay, Roatán | Expat and quieter | L 6.69m to L 15.55m $249k to $579k |
L 41,800 to L 44,100 $1,556 to $1,643 |
$145 to $153 |
| Pristine Bay, Roatán | Gated and golf | L 11.95m to L 16.08m $445k to $599k |
L 61,600 to L 80,700 $2,295 to $3,005 |
$213 to $279 |
| Lomas del Guijarro, Tegucigalpa | Prime and secure | L 4.8m to L 22m $180k to $820k |
L 45k to L 90k $1,680 to $3,350 |
$156 to $311 |
| Lomas del Mayab, Tegucigalpa | Premium apartments | L 5.8m to L 16m $215k to $595k |
L 55k to L 80k $2,050 to $2,980 |
$190 to $277 |
| San Ignacio, Tegucigalpa | Family and upper-middle | L 4.2m to L 11m $155k to $410k |
L 50k to L 70k $1,860 to $2,610 |
$173 to $242 |
| El Hatillo, Tegucigalpa | Large homes and luxury | L 10m to L 35m $370k to $1.30m |
L 30k to L 55k $1,120 to $2,050 |
$104 to $190 |
| Palmira, Tegucigalpa | Central and established | L 3.8m to L 10m $140k to $370k |
L 42k to L 60k $1,560 to $2,230 |
$145 to $207 |
| Miraflores, Tegucigalpa | Middle-class and urban | L 2.8m to L 7.5m $105k to $280k |
L 38k to L 58k $1,420 to $2,160 |
$132 to $201 |
| Río de Piedras, San Pedro Sula | New towers | L 7.38m to L 10.82m $275k to $403k |
L 89,300 $3,326 (off-plan) |
$309 |
| Jardines del Valle, San Pedro Sula | Popular and family | L 8.86m $330k (new 3-bed house) |
L 55,400 $2,062 |
$192 |
| Colonia Trejo, San Pedro Sula | Central and mixed | L 8.11m $302k (new 3-bed townhouse) |
not comparable | not comparable |
| La Ceiba | Affordable coastal | L 3.2m $119k (3-bed house median) |
L 21,600 $804 (houses) |
$75 |
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Taxes and fees on top of the price, before you sign.
Message a proHow much more do you pay for properties in Honduras when you include renovation work, taxes, and fees?
On a clean resale with no work to do, buyers in Honduras usually pay about 4% to 8% on top of the price for transfer tax, registry and legal work; in Roatán, brokers put it at 5% to 6%. Add light renovation and you are closer to 8% to 15%. A home that needs a new roof or new plumbing costs much more.
For a property bought at $200,000 (about L 5,370,000), an extra 8% to 15% for legal checks, registry costs and light upgrades means about $16,000 to $30,000 (about L 430,000 to L 806,000), for a total of roughly $216,000 to $230,000.
For a property bought at $500,000 (about L 13,420,000), the extra cost can be about $35,000 to $77,000 (about L 940,000 to L 2.07 million) with normal legal work and moderate improvements, so the all-in cost lands around $535,000 to $577,000.
For a property bought at $1 million (about L 26,850,000), taxes, legal work, title checks, furniture and renovation can add about $69,000 to $192,000 (about L 1.85 million to L 5.16 million), depending on condition. On an older villa, renovation risk matters more than the transfer tax.
Here are the extra costs to plan for when buying a home in Honduras:
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Transfer tax (tradición) | Tax | 1.5% of the higher of the sale price and the cadastral value, due within 3 days of the deed (20% fine if late). On a L 5,370,000 home ($200,000), that is about L 80,600, or about $3,000. The law puts it on the seller, but in practice buyers often pay it: settle this in the contract. |
| Registry fee | Fees | L 200 plus L 1.50 per L 1,000 of value, so about 0.15%. On a L 5,370,000 home, about L 8,250, or about $305. |
| Notary and legal work | Fees | Often about 1% to 2% of the price. On a L 5,370,000 home, about L 53,700 to L 107,000, or about $2,000 to $4,000. In Roatán, an independent lawyer for the buyer adds about 1% to 1.5%. |
| Agent commission | Fees | No official rate. The seller usually pays it and it is built into the price. Roatán broker guides quote about 10% (May 2026), negotiable. |
| Title search and due diligence | Legal | Usually about L 15,000 to L 75,000, or about $560 to $2,790. This is where you confirm ownership, liens, boundaries and registration at the Instituto de la Propiedad. |
| Light renovation | Renovation | About L 3,000 to L 7,000 per sq m, or about $110 to $260 per sq m: paint, small repairs, basic fixtures. |
| Medium renovation | Renovation | About L 8,000 to L 14,000 per sq m, or about $300 to $520 per sq m: kitchen, bathrooms, flooring, plumbing and wiring. |
| Heavy renovation | Renovation | About L 15,000 to L 25,000+ per sq m, or about $560 to $930+ per sq m, when the roof, drainage, structure or plumbing need major work. For scale, building new costs about L 13,000 per sq m on average (central bank, 2025). |
| Furniture and appliances | Move-in cost | A practical budget is 3% to 10% of the property price, more for a rental-ready unit in Roatán. |
Will Honduras property prices go up or down in 2027?
No credible published forecast exists for Honduras house prices in 2027, so be wary of anyone promising a number. What we can do is weigh the signals.
Holding prices back: inflation reached 6.28% over 12 months in September 2026, the central bank raised its policy rate from 5.75% to 6.00% that month to slow it (El Heraldo), and a standard home loan costs about 13% in lempiras (Ficohsa, June 2026). Fewer local families can borrow, which caps prices in the middle of the market.
Pushing them up: remittances reached $8,920 million between January and August 2026, up 12.3% (El Heraldo), the housing deficit is about 1,576,000 homes according to the UNAH, and residential construction is falling. The central bank expects 3% to 4% growth in 2026.
Our reading: mainland asking prices roughly flat in dollars, so not keeping up with 6.28% inflation, with firm prices for titled homes in gated areas. Roatán stays under pressure until the stock is absorbed: there were 3.7 new MLS listings for every sale in Q2 2026.
Is now a good time to buy in Honduras, or should you wait?
For cash buyers, late 2026 is a decent time. Higher rates push local buyers out, and sellers of mid-range homes need cash. In Roatán, 1 in 4 active listings had already been cut by early July 2026, by 15% on average.
Waiting will not bring a currency windfall: the lempira only slid about 2% against the dollar this year, at about 26.85 lempiras per US dollar in October 2026. If you pay in dollars, fix the price in dollars in the contract.
What to do: offer 8% to 10% below asking on fresh Roatán listings and 12% or more on stale ones, around 5% on new mainland towers and 8% to 10% on older houses. Ask how long the property has been listed and whether the price was cut.
Then check the things that can wipe out a good discount. On the coast and in Roatán, Article 107 of the Constitution and Decree 90-90 limit a foreigner to one urban home of up to 3,000 sq m. Roughly 80% of private land in Honduras is untitled or poorly titled, according to the US State Department. And buying inside Próspera means buying into an unresolved legal fight: its arbitration claim against Honduras stands at about $1.63 billion (La Prensa, August 2026).
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What properties can you buy in Honduras in 2026 with different budgets?
With $100,000 (about L 2,680,000), you are right at the median for a 1-bedroom apartment in Tegucigalpa ($100,000), close to the median 3-bedroom house in La Ceiba ($119,000), or you can buy a residential lot in Roatán, where lots of 500 to 2,000 sq m asked a median of $63,000 in October 2026.
With $200,000 (about L 5,370,000), you clear the 2-bedroom apartment median in Tegucigalpa ($148,000) and can look at a compact 2-bedroom in Lomas del Guijarro, a 1-bedroom apartment in San Pedro Sula (median $150,000), or a serviced lot in Pristine Bay, Roatán ($199,000, July 2026).
With $300,000 (about L 8,060,000), you are above the 3-bedroom house median in San Pedro Sula ($253,000). Options include a new 3-bedroom townhouse in Colonia Trejo, a 3-bedroom house in Sandy Bay away from the beach ($249,000, June 2026) or a small off-plan 2-bedroom in West Bay ($295,000, May 2026).
With $500,000 (about L 13,420,000), you reach prime areas: an off-plan 3-bedroom in Río de Piedras ($403,000), a 2-bedroom West End condo ($315,000 to $328,500), a 3-bedroom villa in Pristine Bay ($445,000) or a large renovated house in Lomas del Guijarro.
With $1,000,000 (about L 26,850,000), you are in the luxury market: a beachfront 3-bedroom in Sandy Bay ($579,000, August 2026) with money left for work, a villa in El Hatillo, or a high-end gated home in the northwest of San Pedro Sula.
With $2,000,000 (about L 53,700,000), the choice gets thin: only 185 listings in the whole country ask more than $1 million. Think large beachfront houses in Roatán, such as a 5,500 sq ft home in Camp Bay listed at $1,250,000 in August 2026, or estate-size properties in El Hatillo.
Our methodology
This article estimates whether housing prices in Honduras are still rising and what homes cost in 2026: medians, price per square meter, prices by type, size and area, the gap between asking and sale prices, extra buying costs, and what each budget buys.
Honduras has no official house-price index and no national MLS, so we build the picture from several pieces: monitored asking prices (TuLugar, refreshed on October 22, 2026), dated individual listings (Encuentra24, Roatán MLS), closed-sale data from the Roatán MLS (Q2 2026 report), and official data from the Banco Central de Honduras on inflation, the exchange rate and private construction. The neighborhood table and renovation costs are our own working ranges built from listings.
Rules and costs come from the Constitution (Article 107), Decree 90-90, the tax authority (SAR) for the transfer tax, the US State Department for title risk, and recent reporting on Próspera.
We checked these figures in October 2026. Conversions use a single rate of about 26.85 lempiras per US dollar (and about 30.15 lempiras per euro where euros appear).
Limits: asking prices are not sale prices, portals over-represent the formal upper market, TuLugar's monthly series only started in September 2026, Roatán MLS data leaves out off-market deals, and small samples can move a median a lot.
Key sources used for this analysis include TuLugar, Honduras market, TuLugar, Distrito Central, TuLugar, San Pedro Sula, TuLugar, La Ceiba, Roatan Reef, Bay Islands Q2 2026 market report, Tomás Figueroa, Roatán market guide, Roatán MLS, Roatán MLS-style West Bay listings, Century 21 Roatán West Bay listings, Encuentra24 Honduras market statistics, Encuentra24 Honduras real estate listings, Encuentra24 Honduras houses for sale, Properstar Honduras, Banco Central de Honduras, ECOPT construction survey, Estrategia & Negocios, construction cost per sq m (2025), Estrategia & Negocios, private construction Q2 2026, Estrategia & Negocios, private construction Q1 2026, La Prensa, housing construction costs, Radio HRN, citing CHICO, Banco Central de Honduras, reference exchange rate, Banco Central de Honduras, CPI series, La Tribuna, September 2026 inflation, El Heraldo, BCH policy rate, El Heraldo, the lempira in 2026, El Heraldo, remittances to August 2026, TuNota, UNAH housing deficit, Ficohsa, June 2026 tariff, IMF Honduras, SAR transfer-tax guidance, Trolto, Honduras closing costs 2026, Ana Flores Realtor, Roatán closing costs, Decree 90-90, Constitution of Honduras, Article 107, US State Department, Investment Climate Statement and La Prensa, return to ICSID.
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