Authored by the expert who managed and guided the team behind the Honduras Property Pack

Everything you need to know before buying real estate is included in our Honduras Property Pack
Moving to Honduras and purchasing property requires careful planning and understanding of local regulations. The Central American country offers opportunities for foreign buyers, but with specific legal requirements and restrictions that must be navigated properly.
If you want to go deeper, you can check our pack of documents related to the real estate market in Honduras, based on reliable facts and data, not opinions or rumors.
Foreigners can legally buy property in Honduras with some restrictions, requiring specific visa types for long-term residence and following a structured purchase process.
The process typically takes 2-4 months with total costs ranging 4-6% of property value, while legal protection requires hiring local attorneys for proper due diligence.
Aspect | Details | Key Requirements |
---|---|---|
Residency Options | Rentista, Pensionado, Investor, Kinship | $1,500-$2,500 monthly income proof |
Property Ownership | Up to 3,000 m² directly; more via corporation | Honduran partner for corporation |
Coastal/Border Zones | Ownership restricted within 40km | Corporation needed |
Required Documents | Passport, RTN, purchase agreement | Power of attorney if remote |
Timeline | 2-4 months from offer to ownership | 30-45 days to closing |
Total Costs | 4-6% of purchase price | Excludes agent fee (5%) |
Financing Options | Cash preferred, limited mortgages | 10-14% rates, 30-40% down |

What kind of visa or residency status do I need to live in Honduras long-term?
To establish long-term residence in Honduras, you must obtain one of four main residency visa categories.
The Rentista Visa requires proof of passive foreign income of at least $2,500 per month, deposited into a Honduran bank account. The Pensionado (Retiree) Visa demands verification of a guaranteed lifetime pension of at least $1,500 monthly. Both options require additional amounts for dependents.
The Investor Visa mandates a minimum investment of $50,000 in a Honduran business or real estate within designated tourist zones. The Kinship Visa applies if you're directly related to a Honduran citizen or their spouse. As of June 2025, these income thresholds remain the standard requirements across all residency categories.
Residency permits typically last 1-5 years and can be renewed indefinitely while meeting requirements. After three years of legal residency, you become eligible to apply for Honduran citizenship, provided you demonstrate knowledge of Honduran civics and Spanish language proficiency.
It's something we develop in our Honduras property pack.
Can foreigners legally buy property in Honduras, and are there any restrictions on what or where they can buy?
Foreigners can legally purchase property in Honduras, but specific ownership limitations apply based on location and land size.
Direct foreign ownership allows up to 3,000 square meters (approximately 0.74 acres) of land for residential purposes. Properties within 40 kilometers of coastlines or international borders face ownership restrictions, requiring foreigners to establish a Honduran corporation with at least one Honduran partner to purchase these properties.
For larger plots or properties in restricted coastal and border zones, foreigners must set up a Honduran corporation. This corporate structure involves partnership with a Honduran national and costs approximately $1,000-$1,500 to establish. The corporation then holds legal title to the property.
These restrictions particularly affect popular areas like Roatán, La Ceiba, and properties near the Guatemalan or Nicaraguan borders. As we reach mid-2025, enforcement of these regulations has become more stringent, making proper legal structure essential for foreign buyers.
What are the exact steps to purchase a property in Honduras from start to finish?
The property purchase process in Honduras follows a structured six-step procedure.
First, identify your desired property through reputable real estate agents or online platforms. Second, negotiate terms and sign a purchase agreement outlining all conditions, timeline, and responsibilities. Third, deposit earnest money, typically 10% of the purchase price, within 7-10 days of signing the agreement.
Fourth, conduct comprehensive due diligence by hiring a local attorney to verify property title, check for liens, confirm tax payments, and ensure legal compliance. Fifth, proceed to closing where you pay the remaining balance, complete the property transfer through a Honduran notary, and receive the deed. Sixth, register the new title with government authorities, a process taking several weeks to months.
Each step requires specific documentation and legal verification. The purchase agreement must specify exact property boundaries, included fixtures, and any existing encumbrances. Due diligence typically takes 2-3 weeks, while closing occurs within 30-45 days of the initial agreement.
Do I need to be physically present in Honduras to buy property, or can I do it remotely through a representative?
Physical presence is not required for every step of the property purchase process in Honduras.
You can initiate the entire process remotely, including property searches, negotiations, and contract signing through digital means. However, you'll need to establish a power of attorney to authorize a representative for legal procedures and closing activities. This power of attorney must be notarized and apostilled in your home country before use in Honduras.
Remote purchasing requires careful selection of trusted local representatives, including real estate agents and attorneys. Your representative can attend property inspections, handle document submissions, and complete closing procedures on your behalf. Some administrative procedures may still require your physical presence, particularly for opening Honduran bank accounts or obtaining your RTN (tax identification number).
As of June 2025, digital documentation and electronic signatures have become more widely accepted, streamlining the remote purchase process. However, final title registration and certain notarization procedures may still necessitate your presence or that of a properly authorized representative.
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What documents are required to buy a property in Honduras, and are any of them hard to obtain?
Property purchase in Honduras requires several essential documents, most of which are readily obtainable.
Primary documents include your valid passport, the signed purchase agreement, and a Honduran Tax Identification Number (RTN). If purchasing remotely, you'll need a notarized and apostilled power of attorney from your home country. Additional documents may include proof of funds, bank statements, and identity verification forms.
The RTN typically takes 1-2 weeks to obtain from the Honduran tax authority (SAR) and requires either personal application or authorized representative submission. The power of attorney requires notarization in your home country followed by apostille certification, which can take 2-4 weeks depending on your location. Some documents may require official translation into Spanish by certified translators.
Corporate purchases require additional documentation including articles of incorporation, corporate resolutions, and partner identification documents. Banking documentation for fund transfers may require additional verification steps, particularly for large transactions exceeding $50,000.
How reliable are real estate agents in Honduras, and how can I find a trustworthy one?
Real estate agent reliability varies significantly across Honduras, with coastal tourist areas presenting higher fraud risks.
Trustworthy agents typically hold membership in the Honduran Association of Real Estate Brokers (Colegio de Corredores de Bienes Raíces de Honduras) and maintain verifiable business licenses. Look for agents with established offices, professional websites, and documented transaction histories. Reliable agents provide references from recent foreign buyers and maintain relationships with reputable attorneys and notaries.
Red flags include agents requesting upfront fees, pressuring quick decisions, or showing reluctance to provide documentation. Fraudulent deed issues are particularly common in Roatán, La Ceiba, and other coastal areas where property disputes frequently occur.
Verify agent credentials through online research, check reviews on international real estate platforms, and request references from previous clients. Professional agents should readily provide attorney recommendations and support due diligence processes rather than discouraging them.
It's something we develop in our Honduras property pack.
Is the legal system in Honduras strong enough to protect a foreign buyer, and should I always hire a local attorney?
The Honduran legal system provides less robust protection for foreign property buyers compared to North American or European standards.
Property disputes can extend for years through court systems, with inconsistent enforcement of property rights. Corruption concerns exist within certain judicial districts, particularly regarding land titles and property registration. Foreign buyers face additional challenges due to language barriers and unfamiliarity with local legal procedures.
Hiring a local attorney is absolutely essential for every property transaction. A qualified attorney conducts title searches, verifies property boundaries, confirms tax compliance, and ensures proper legal documentation. Attorney fees typically range 1-3% of property value but provide crucial protection against common legal pitfalls.
Choose attorneys with specific real estate experience and verifiable track records with foreign clients. The attorney should be licensed with the Honduran Bar Association (Colegio de Abogados de Honduras) and maintain professional indemnity insurance. Always verify attorney credentials independently rather than relying solely on real estate agent recommendations.
What are the typical mistakes or scams that foreigners fall for when buying property in Honduras?
Foreign property buyers frequently encounter specific scams and make predictable mistakes in Honduras.
Common Scam/Mistake | Description | Prevention Method |
---|---|---|
Unverified Titles | Properties with disputed or unclear ownership | Comprehensive title search by attorney |
Fake Documentation | Forged deeds or property certificates | Independent verification through Registry |
Overpriced Properties | Inflated prices for foreign buyers | Multiple property appraisals |
Undisclosed Liens | Hidden debts attached to property | Professional due diligence process |
Advance Fee Fraud | Upfront payments without proper contracts | Never pay without signed agreements |
Boundary Disputes | Unclear or contested property lines | Professional surveying and mapping |
Tax Evasion Issues | Properties with unpaid municipal taxes | Complete tax payment verification |
How much time does it usually take to complete a property purchase, from offer to ownership?
Property purchases in Honduras typically require 2-4 months from initial offer to complete ownership transfer.
The negotiation and contract phase usually takes 1-2 weeks, followed by a 7-10 day period for earnest money deposit. Due diligence processes, including title searches, legal verification, and document preparation, require 2-3 weeks with competent legal representation. The closing phase typically occurs within 30-45 days of the signed purchase agreement.
Title registration with government authorities represents the longest phase, often extending 4-8 weeks after closing. This registration period can vary significantly based on regional office efficiency and document complexity. Properties requiring corporate ownership structures may add 2-3 additional weeks for entity formation and registration.
Expedited processing is sometimes available for additional fees, potentially reducing timelines by 2-3 weeks. However, rushing the due diligence phase increases legal and financial risks substantially. As of June 2025, digitalization efforts have somewhat improved processing times in major cities like Tegucigalpa and San Pedro Sula.

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What are all the taxes, fees, and costs involved in buying and owning a property in Honduras, with a detailed breakdown?
Property acquisition and ownership in Honduras involves multiple taxes and fees that buyers must budget carefully.
Cost Category | Percentage/Amount | When Paid |
---|---|---|
Transfer Tax | 1.5% of property value | At closing |
Notary Fee | 3-5% of property value | At closing |
Registration Fee | 0.15-0.2% of property value | After closing |
Real Estate Agent Fee | 5% (usually seller pays) | At closing |
Legal/Attorney Fee | 1-3% (negotiable) | Throughout process |
Corporation Setup | $1,000-$1,500 | Before purchase if needed |
Annual Property Tax | Varies by municipality | Annually |
Total closing costs typically range 4-6% of purchase price, excluding agent fees. Corporation setup adds significant costs for properties requiring this structure. Annual property taxes remain relatively low compared to North American standards, usually under 1% of assessed value.
Can I buy a property in Honduras with cash, and are mortgages even an option for foreigners—if so, what are the typical rates and conditions?
Cash purchases dominate the Honduran real estate market and are strongly preferred by sellers.
Cash transactions offer significant advantages including faster closing times, stronger negotiating positions, and simplified legal processes. Sellers often provide discounts for cash buyers, typically 5-10% below listed prices. Cash purchases eliminate financing contingencies and reduce transaction risks for all parties.
Mortgage financing for foreigners is extremely limited and challenging to obtain without legal residency status. Available mortgages typically require 30-40% down payments with interest rates ranging 10-14% for 20-year terms. Most Honduran banks prefer lending to residents with established credit histories and local income sources.
Seller financing represents a more viable alternative, often providing more flexible terms than traditional banks. Owner-financed deals may offer 15-25% down payments with 8-12% interest rates for 10-15 year terms. These arrangements require careful legal structuring to protect both buyer and seller interests.
It's something we develop in our Honduras property pack.
Is there a path from property ownership to residency or even citizenship in Honduras, and how does that work?
Property ownership in Honduras can facilitate residency and eventual citizenship through specific investment visa programs.
The Investor Visa requires minimum real estate investment of $50,000 in designated tourist zones, automatically qualifying owners for residency status. This investment must be maintained throughout the residency period and can include residential, commercial, or tourism-related properties within approved areas.
After obtaining residency through property investment, you become eligible to apply for citizenship after three years of continuous legal residence. Citizenship applications require demonstration of basic Spanish language proficiency and knowledge of Honduran civics, history, and constitution. The process typically takes 6-12 months after submitting required documentation.
Non-Spanish speakers and non-Central American applicants may face a five-year residency requirement before citizenship eligibility. Property ownership alone does not guarantee citizenship approval, as applications undergo background checks and require community integration demonstration. Successful applicants must renounce previous citizenship unless their home country permits dual nationality.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Moving to Honduras and buying property requires careful navigation of local regulations and legal requirements. Foreign buyers can successfully purchase real estate with proper planning, legal representation, and understanding of ownership restrictions.
The key to success lies in thorough due diligence, working with qualified professionals, and understanding both the opportunities and limitations of foreign property ownership in Honduras.
Sources
- IMI Daily - Honduras Independent Means Visas
- Roatan Houses for Sale - Residency
- International Living - Honduras Visa
- The Latin Investor - Honduras Real Estate for Foreigners
- Zeyla Solutions - First Time Buyers Guide
- Global Property Guide - Honduras Buying Guide
- US Embassy Honduras - Buying Property
- Honduras Real Estate Pro - Safe Buying Guide
- The Latin Investor - How to Buy Property
- Roatan SIR - Real Estate Financing