How much are property taxes and fees in Roatán?

Closing costs: what a Roatán purchase really costs on top of the price

How much are total buyer closing costs in Roatán in 2026?

A foreign buyer of a home in Roatán should budget about 5% to 6% of the price in closing costs. On a $300,000 condo, that's $15,000 to $18,000 (about L 403,000 to L 483,000).

That range comes from three local brokers who all quote the same thing in 2026: Ana Flores (5-6%, June 2026), RE/MAX Roatán (5.7% to 6% when no company changes hands) and Life in Roatán (5-6%).

You can get close to 4% ($12,000, about L 322,000) when you buy the shares of a clean Honduran company that already owns the property instead of transferring the deed. That only works if the company has no debts or lawsuits, and you pay for that check separately.

Messy title history, old subdivisions with unclear boundaries, extra translations or a long due diligence can push you to 7% or more, which is $21,000 (about L 564,000) on the same condo.

What's the usual total % of fees and taxes over the purchase price in Roatán?

For a standard condo or house purchase in Roatán, fees and taxes add up to about 5% to 6% of the price. Built line by line, the hard costs come to about 4% to 5.7% before extras like translations or a survey.

Government charges are the smaller part: the 1.5% transfer tax plus about 0.15% in registry fees (L 200 plus L 1.50 per L 1,000, so roughly L 12,300, about $460, on a $300,000 purchase). The rest is professional fees (notary and lawyer, about 2% to 3.5% together), and those invoices can carry 15% ISV.

Nationally, a Honduran buyer is told to expect 4% to 8% (Trolto, September 2026). Roatán sits in the middle of that range because foreign buyers almost always hire both a notary and an independent lawyer.

What costs are always mandatory when buying in Roatán in 2026?

You can't avoid four things: the 1.5% transfer tax, the notary who drafts and authorizes the public deed, registration at the Instituto de la Propiedad, and the paperwork (certified registry copies and municipal tax clearances, called solvencias).

An independent lawyer is not legally required, but on Roatán you should treat it as mandatory: the notary records the deal, they don't defend you. Add a survey if the boundaries or access road aren't clear, and a sworn translation if you don't read Spanish, since every legal document is in Spanish.

One more thing to check before you budget: as a foreigner, you can only buy one urban home of up to 3,000 m² on the island in your own name (Decree 90-90). If it's a vacant lot, the house must be finished within 36 months, or you pay a surcharge of 20% a year on the appraised value (Decree 90-90, article 5). A Honduran company owned by foreigners doesn't get around that rule, and anything bigger goes through a tourism project approval with the IHT, which means more legal fees.

What taxes do I pay when buying a property in Roatán?

What is the property transfer tax rate in Roatán in 2026?

The transfer tax (Impuesto de Tradición de Bienes Inmuebles) is 1.5%. It's charged on the higher of the declared price and the cadastral value, so $4,500 (about L 121,000) on a $300,000 purchase.

By law the seller owes it, but on Roatán the buyer pays it in practice: the island's brokers all list it as a buyer cost. Write who pays it into your purchase agreement so nobody argues at closing.

There's no higher rate for foreigners. The same 1.5% applies whether you're Honduran or not.

The transfer itself carries no ISV (the 15% sales tax), but the invoices around it do: notary, lawyer and agent fees can all have 15% added.

Honduras has no big stamp duty. There are small stamps and bar association fees tied to the deed, and they're usually included in the notary's bill.

Are there tax exemptions or reduced rates for first-time buyers in Roatán?

No. Honduras has no first-time buyer relief, so plan on the full 1.5% transfer tax whatever your situation.

Buying the shares of a company that owns the property instead of the property itself can bring your closing costs closer to 4%, because there's no deed transfer to register. In exchange, you take on everything the company owes, so the lawyer's check on the company matters more than the saving.

New builds and resales pay the same 1.5%. Some developers bundle construction or services into the price, and those parts can carry 15% ISV, so ask for a breakdown of what you're actually buying.

The Bay Islands tourism free zone (ZOLITUR) offers tax breaks to approved tourism businesses, not to someone buying a home for their own use. Don't assume you qualify unless your lawyer shows you the registration.

Which professional fees will I pay as a buyer in Roatán?

How much does a notary or conveyancing lawyer cost in Roatán in 2026?

Notary fees for drafting and authorizing the deed run about 1% to 2% of the price, so $3,000 to $6,000 (about L 80,600 to L 161,000) on a $300,000 home.

An independent lawyer to check the title and represent you costs about 1% to 1.5% more, so $3,000 to $4,500 (about L 80,600 to L 121,000). Ask for a fixed quote in writing, with or without ISV, before you sign the offer.

Translating the documents usually costs $150 to $400 (about L 4,030 to L 10,750) for a simple file, and more for deals with several signers or a company.

You don't need a tax advisor for a simple purchase. If you plan to rent the place out or buy through a company, budget roughly $250 to $800 (about L 6,700 to L 21,500) to get set up properly. Setting up a Honduran company costs about $1,500 according to RE/MAX Roatán.

What's the typical real estate agent fee in Roatán in 2026?

There's no official commission rate on Roatán and no fee scale. Roatán broker guides put it at about 10% of the sale price (Tomás Figueroa, May 2026), and it's negotiable.

The seller pays it, usually for both the listing agent and the buyer's agent, so you don't write a check. The commission is built into the asking price, though, so it's one more reason to negotiate.

The agent's invoice can carry up to 15% ISV, which the seller pays too. If you're the one selling later, ask to see the listing agreement and the rate before you sign it.

How much do legal checks cost (title, liens, permits) in Roatán?

Basic checks (registry certificates, municipal clearances and putting the file together) usually cost $200 to $600 (about L 5,350 to L 16,100). A deeper look at the chain of title, access easements, permits and any company that owns the property can run $800 to $2,000 (about L 21,500 to L 53,700).

An appraisal usually costs $300 to $700 (about L 8,050 to L 18,800), more for remote properties or when a bank asks for it.

Never skip the title search at the Instituto de la Propiedad. The US State Department estimates that about 80% of private land in Honduras has no title or a defective one, and Roatán has its share of overlapping claims, old subdivisions and land held only as dominio útil (a right of use) instead of dominio pleno (full ownership).

What hidden or surprise costs should I watch for in Roatán?

What are the most common unexpected fees buyers discover in Roatán?

The four surprises we see most: 15% ISV on the notary, lawyer and agent invoices; condo fees the seller hasn't paid or a special assessment just voted in West Bay or West End; unpaid municipal property tax with late surcharges; and the cost of cleaning up a Honduran company that owns the property.

Unpaid municipal taxes stay with the property. You need the seller's solvencia (proof that municipal taxes are paid) before the deed can be registered cleanly, so get it before closing, not after.

Scams do happen: deposits paid to someone with no authority to sell, land that isn't properly titled, and "fees" that don't match any SAR, registry or municipal charge. Pay through your lawyer or a proper escrow, and check the registry yourself.

Ask the seller in writing for the last 12 months of condo fee receipts, the condo budget and any planned special assessments. With condo fees of $300 to $500 a month on the island, a year of arrears is $3,600 to $6,000.

Are there extra fees if the property has a tenant in Roatán?

Buying with a tenant in place can add roughly $500 to $2,000 (about L 13,400 to L 53,700) for drafting the lease transfer or termination, handling the deposit and, if the unit was an Airbnb, sorting out its tax registration.

You take over the existing lease and its terms. The tenant's rights carry over to you until the lease ends.

Ending a lease early isn't simple: Honduran tenant rules apply and an eviction outside the lease terms means legal costs and delays. Settle the lease question in the purchase agreement, before closing.

A good tenant paying market rent helps your numbers. A cheap lease or a difficult tenant lowers the value, and you should use it to negotiate the price down.

Which fees are negotiable, and who really pays what in Roatán?

Which closing costs are negotiable in Roatán right now?

You can negotiate who pays the notary, who pays for extra checks like a survey, and whether the seller gives you a credit or a lower price to cover part of your costs.

You can't negotiate the 1.5% transfer tax or the registry fees: the government sets them. You can only negotiate who pays them.

Professional fees vary a lot, so get two or three quotes from notaries and lawyers. In the current market, a seller with a listing that has been sitting for months will often agree to cover a share of your closing costs to get the deal done.

Can I ask the seller to cover some closing costs in Roatán?

Yes, and in 2026 your odds are good. MLS sales on the island fell 26% in number and 32% in value in the first half of 2026 compared with the first half of 2025, so sellers need buyers more than the other way round.

Sellers most often agree to pay their own municipal tax arrears, the cleanup of any title or company problem, and sometimes part of the notary bill when your offer is otherwise strong.

Push hardest when the listing has been on the market for months, when there's a known title or permit issue, or when the condo has a special assessment coming up.

Is price bargaining common in Roatán in 2026?

Yes. In Q2 2026, homes that had never been cut sold on average 7.7% below their asking price, and homes that had been cut sold 10.1% below the reduced price.

On a $300,000 listing, that's $23,100 to $30,300 off, much more than your whole closing bill. Supply is piling up: there were 3.7 new listings for every sale in Q2 2026, against 1.1 a year earlier.

Aim for 8% to 10% off on a listing that's been sitting for a while, and less on a well-priced beachfront unit in West Bay that just came on the market. The median home sold for about $363,000 in Q2 2026, so use comparable sales, not asking prices, to argue your offer.

What will I pay every month and every year as an owner in Roatán?

What's the realistic monthly owner budget in Roatán right now?

A condo in Roatán costs roughly $560 to $900 a month (about L 15,050 to L 24,200) before insurance and management: condo fees, electricity and about $63 a month of property tax. That's $6,700 to $10,800 a year.

Condo fees are the biggest line: $300 a month at Blue Vista in West End (building insurance included) and $500 a month at Acqua di Mare in West Bay, according to 2026 MLS listings.

Electricity is the second. RECO, the island's power company, charges L 8.95 per kWh plus a fixed L 39.45 a month once you use more than 150 kWh, which any home with air conditioning does (September 2026 tariff). That's about $200 a month for 600 kWh and $335 for 1,000 kWh.

A house without condo fees can cost less each month, but you pay for your own insurance, hurricane protection, water and upkeep against the salt air. We found no reliable 2026 quote for hurricane insurance on its own, so get one before you buy.

What is the annual property tax amount in Roatán in 2026?

Roatán's 2024 municipal tax plan sets the property tax (Impuesto sobre Bienes Inmuebles) at L 2.50 per L 1,000 of assessed value, or 0.25% a year. We couldn't confirm the 2026 figure from the town's current documents, so check the bill with the municipality. Whatever the town decides, the Municipalities Law (article 76) caps the urban rate at L 3.50 per L 1,000 (0.35%), or $1,050 a year on a $300,000 home.

On a home assessed at $300,000, that's about $750 a year (about L 20,100), close to RE/MAX Roatán's "about $800" for a typical three-bedroom house. A vacant lot pays far less, around $100 a year.

The tax is based on the municipal cadastral value. On Roatán, it tends to follow the price registered in your deed, so a recent purchase usually means a value close to what you paid.

There's no discount for foreigners. Late payment brings monthly surcharges, and paying early can get you a discount.

If I rent it out, what extra taxes and fees apply in Roatán?

What tax rate applies to rental income in Roatán in 2026?

A landlord who lives in Honduras pays 10% on residential rent under the special rental tax regime, once total rent goes over L 15,000 a month (about $560).

A non-resident owner pays 25% on Honduran rental income, withheld at source. That's the case for most foreign owners on Roatán, and it hits your yield hard: a $1,500 monthly rent leaves you $1,125 before any other cost.

To claim deductions or switch to the regular regime, you need to be registered with the SAR, issue proper invoices (facturas) and file on time. That's where a local accountant earns their fee.

Do I pay tax on short-term rentals in Roatán in 2026?

Yes, and more than on a long-term lease. Residential rent is exempt from ISV, but tourist lodging isn't: if your Airbnb is classed as accommodation, guests are charged 15% ISV plus the 4% tourism tax set by the IHT and collected by the SAR, and you still pay income tax on what's left.

The 4% tourism tax is not the same thing as the 4% ZOLITUR capital gains tax you'll hear about on the island. One applies to nights sold to guests, the other to the profit when you sell.

Register before your first booking. Back taxes on a listing that has run for two years without filing can wipe out a year of income.

Is the 4% ZOLITUR capital gains tax still a sure thing in Roatán?

Island brokers tell sellers that capital gains tax on Roatán is 4%, not the national 10%, because the Bay Islands are a tourism free zone (ZOLITUR). Life in Roatán and RE/MAX Roatán both quote 4%.

But on October 16, 2026, ZOLITUR and the SAR met specifically to work out how to apply that 4%. Their notice gives no decision, no tax base and no list of who qualifies. In other words, the rate exists in local practice but how it's applied is still being settled.

On a home bought for $300,000 and sold for $363,000, the difference is real: 4% of the $63,000 gain is $2,520 (about L 67,700), while 10% is $6,300 (about L 169,000).

What to do: budget the 10% case, ask your closing lawyer in writing which rate the SAR will accept for your sale, and keep every purchase and renovation invoice, since the tax is on the gain.

Does buying in Próspera change your taxes and fees?

Próspera, the charter city on Roatán, advertises its own tax and fee rules. The problem is the legal ground under them: Congress repealed the ZEDE law in 2022 and the Supreme Court declared ZEDEs unconstitutional on September 20, 2024, with retroactive effect.

Próspera keeps operating and is fighting the decision. Its arbitration claim against Honduras at ICSID went from about $10.7 billion to about $1.63 billion (La Prensa, August 13, 2026), and on September 21, 2026, the Attorney General's office filed a criminal complaint against two of its officials.

President Asfura appeared at Próspera's stand at an event in June 2026, but no decree or vote has changed its legal status.

For your budget, that means you can't count on Próspera's tax rules surviving. Price in the national rates (1.5% transfer tax, 10% on the gain, 25% on rent for non-residents) and treat any Próspera saving as a bonus, not a reason to buy.

If I sell later, what taxes and fees will I pay in Roatán?

What's the total cost of selling as a % of price in Roatán in 2026?

Selling in Roatán costs roughly 11% to 12.5% of the price before capital gains tax. On a $363,000 sale, the median price in Q2 2026, a 10% commission is about $36,300 (about L 975,000), or $41,700 (about L 1,120,000) with 15% ISV on top.

Both ends assume the usual 10% commission and about 1% in legal and notary fees; the high end adds 15% ISV on the commission invoice. A lower negotiated commission brings the total down point for point.

On top of that, you clear any municipal tax arrears and pay the capital gains tax on your profit.

The commission is by far the biggest cost, so negotiate the rate before you sign the listing agreement, not at closing.

What capital gains tax applies when selling in Roatán in 2026?

The national rule is 10% of the gain (sale price minus what you paid and can prove you spent on improvements). On the Bay Islands, brokers quote 4% under ZOLITUR, but as explained above, ZOLITUR and the SAR were still working out how to apply it in October 2026.

If you're not a Honduran tax resident, the buyer withholds 4% of the gross sale price at closing as an advance on your tax: $14,500 (about L 390,000) on a $363,000 sale. You then settle the real amount and reclaim any excess, which takes paperwork and time.

There's no general exemption for a main home or for holding the property a long time. Don't assume you qualify for anything without your closing lawyer's written opinion.

Keep your purchase deed and every renovation invoice: without them, your gain looks bigger on paper and so does your tax.