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In this article, we explain the current housing prices in San Pedro Sula in 2026, using simple numbers and clear examples.
We constantly update this blog post so buyers can follow the San Pedro Sula property market with fresh data.
We focus only on residential property in San Pedro Sula, so houses, apartments, townhouses, and family homes are included.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in San Pedro Sula.
Insights
- The median housing price in San Pedro Sula in 2026 is around HNL 6.0 million, or about $225,000, which is more useful than the average because luxury homes distort the market.
- The average housing price in San Pedro Sula in 2026 is around HNL 7.15 million, or about $268,000, because premium gated homes lift the citywide number.
- Most normal residential properties in San Pedro Sula in 2026 sit between HNL 2.6 million and HNL 13.5 million, or about $97,500 to $506,000.
- A $200,000 budget in San Pedro Sula in 2026 is not small. It can often buy a modest family house or townhouse in a practical middle-market area.
- Apartments in San Pedro Sula often cost more per square meter than older houses because buyers pay for security, parking, newer finishes, and central locations.
- Actual sale prices in San Pedro Sula in 2026 are probably about 7% below listing prices, but the gap can be smaller in scarce gated communities.
- San Pedro Sula property prices are estimated to be about 5.5% higher than in 2025, but the real increase after inflation is close to flat.
- Merendón, Residencial Mackay, Los Alpes, Jardines del Valle, and Los Álamos remain the clearest premium housing areas in San Pedro Sula in 2026.
- Buyers should normally budget 8% to 20% above the purchase price in San Pedro Sula once taxes, legal work, repairs, and setup costs are included.
What is the average housing price in San Pedro Sula in 2026?
The median housing price in San Pedro Sula in 2026 is often more useful than the average because a few expensive homes in Merendón, Mackay, and Los Alpes can push the average much higher.
We are writing this as of 2026, using the latest data collected from authoritative sources and manually double checked.
The estimated median housing price in San Pedro Sula in 2026 is about HNL 6.0 million, which is around $225,000 or €194,000. The estimated average housing price in San Pedro Sula in 2026 is about HNL 7.15 million, which is around $268,000 or €232,000.
A realistic range for about 80% of residential properties in San Pedro Sula in 2026 is HNL 2.6 million to HNL 13.5 million, or about $97,500 to $506,000, or about €84,000 to €437,000.
A realistic entry range in San Pedro Sula in 2026 is HNL 1.6 million to HNL 3.2 million, or about $60,000 to $120,000, or about €52,000 to €104,000, which can buy an older 2 or 3-bedroom house of roughly 70 to 110 sqm in Chamelecón, Rivera Hernández, Satélite, or lower-priced parts of Cofradía.
A typical luxury property range in San Pedro Sula in 2026 is HNL 14 million to HNL 32 million, or about $525,000 to $1.2 million, or about €454,000 to €1.04 million, which can buy a large 4 or 5-bedroom detached home of roughly 350 to 550 sqm in Merendón, Residencial Mackay, Los Alpes, Jardines del Valle, or Los Álamos.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in San Pedro Sula.
Are San Pedro Sula property listing prices close to the actual sale price in 2026?
In San Pedro Sula in 2026, actual residential sale prices are estimated to be about 7% below listing prices on average.
This gap exists because many San Pedro Sula sellers list in US dollars, leave room for negotiation, and expect buyers to complete legal checks and bank valuations before closing. The gap is usually smallest for scarce homes in secure gated communities and largest for older luxury houses that need repairs or sit on the market for a long time.
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What is the price per sq m or per sq ft for properties in San Pedro Sula in 2026?
As of 2026, the median residential price in San Pedro Sula is about HNL 25,500 per sqm, or $956 per sqm, or €826 per sqm, which equals about HNL 2,370 per sqft, or $89 per sqft, or €77 per sqft. The average residential price in San Pedro Sula is about HNL 29,500 per sqm, or $1,106 per sqm, or €956 per sqm, which equals about HNL 2,740 per sqft, or $103 per sqft, or €89 per sqft.
Apartments and condos usually have the highest price per sqm in San Pedro Sula in 2026 because they are newer, more central, and often include security, parking, backup power, and shared amenities, while older detached houses often have the lowest price per sqm because more value sits in land and renovation potential.
The highest price-per-sqm areas in San Pedro Sula in 2026 are usually Merendón, Los Alpes, Jardines del Valle, Residencial Mackay, Los Álamos, and selected premium condo corridors, with common ranges around HNL 32,000 to HNL 60,000 per sqm. The lowest ranges are usually in Chamelecón, Rivera Hernández, Cofradía, and parts of Satélite, with common ranges around HNL 9,000 to HNL 17,000 per sqm.
How have property prices evolved in San Pedro Sula?
Compared with 2025, San Pedro Sula housing prices in 2026 are estimated to be about 5.5% higher in nominal lempira terms. After inflation, the change is close to flat because Honduras inflation has absorbed much of the visible price increase.
Compared with 2024, San Pedro Sula property prices in 2026 are estimated to be roughly 10% to 12% higher in nominal lempira terms. The increase is mainly linked to construction costs, land scarcity in the better neighborhoods, remittance-supported demand, and the continued premium for secure residential areas.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Honduras.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in San Pedro Sula.
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How do prices vary by housing type in San Pedro Sula in 2026?
San Pedro Sula in 2026 is still mainly a house market, with detached houses at about 62% of visible residential supply, apartments and condos around 17%, townhouses and duplexes around 11%, luxury large houses around 5%, compact entry homes around 4%, and small residential buildings around 1%.
Detached houses in San Pedro Sula average around HNL 7.2 million, or $270,000, or €233,000, while apartments and condos average around HNL 6.4 million, or $240,000, or €207,000. Townhouses and duplexes average around HNL 5.9 million, or $221,000, or €191,000, while luxury villas and large premium houses average around HNL 22.7 million, or $851,000, or €735,000, and compact entry homes average around HNL 2.0 million, or $75,000, or €65,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in San Pedro Sula?
- How much should you pay for an apartment in San Pedro Sula?
How do property prices compare between existing and new homes in San Pedro Sula in 2026?
In San Pedro Sula in 2026, new or recently built homes usually sell for about 15% to 25% more than older comparable homes, with a central estimate near 20%.
This premium exists because buyers in San Pedro Sula pay more for modern layouts, security, parking, backup systems, lower repair risk, and ready-to-use homes in gated or well-connected areas.
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How do property prices vary by neighborhood in San Pedro Sula in 2026?
Jardines del Valle is one of the most practical expat-friendly areas in San Pedro Sula, with apartments, townhouses, and family houses often ranging from HNL 6.8 million to HNL 14 million, or about $255,000 to $525,000, or about €220,000 to €454,000. Prices are high because Jardines del Valle is central and close to malls, restaurants, schools, and daily services.
Merendón and Bosques del Merendón are premium areas in San Pedro Sula, with large houses, luxury homes, and some premium condos often ranging from HNL 14 million to HNL 32 million, or about $525,000 to $1.2 million, or about €454,000 to €1.04 million. Buyers pay more for cooler climate, views, privacy, and secure gated settings.
Los Álamos and the Mackay corridor are strong family areas in San Pedro Sula, with detached houses, townhouses, and gated-community homes often ranging from HNL 6.5 million to HNL 24 million, or about $244,000 to $900,000, or about €211,000 to €778,000. Prices are supported by security, schools, suburban comfort, and strong upper-middle-income demand.
You will find a much more detailed analysis by areas in our property pack about San Pedro Sula. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in San Pedro Sula | Buyer profile | Typical home price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Merendón / Bosques del Merendón | Luxury, views | HNL 14.0m to 32.0m / $525k to $1.20m | HNL 38k to 60k / $1,424 to $2,249 | HNL 3,530 to 5,574 / $132 to $209 |
| Los Alpes | Premium, quiet | HNL 10.0m to 22.0m / $375k to $825k | HNL 34k to 52k / $1,274 to $1,949 | HNL 3,159 to 4,831 / $118 to $181 |
| Residencial Mackay | Luxury family | HNL 10.5m to 24.0m / $394k to $900k | HNL 32k to 50k / $1,199 to $1,874 | HNL 2,973 to 4,645 / $111 to $174 |
| Jardines del Valle | Expat, central | HNL 6.8m to 14.0m / $255k to $525k | HNL 30k to 48k / $1,124 to $1,799 | HNL 2,787 to 4,459 / $104 to $167 |
| Los Álamos | Family, gated | HNL 6.5m to 15.0m / $244k to $562k | HNL 27k to 43k / $1,012 to $1,612 | HNL 2,508 to 3,995 / $94 to $150 |
| Colonia Universidad | Central, rentals | HNL 5.8m to 12.0m / $217k to $450k | HNL 25k to 40k / $937 to $1,499 | HNL 2,323 to 3,716 / $87 to $139 |
| Trejo | Central, liquid | HNL 4.8m to 10.0m / $180k to $375k | HNL 23k to 37k / $862 to $1,387 | HNL 2,137 to 3,438 / $80 to $129 |
| Río de Piedras | Established, practical | HNL 4.5m to 9.0m / $169k to $337k | HNL 21k to 34k / $787 to $1,274 | HNL 1,951 to 3,159 / $73 to $118 |
| Los Médicos | Townhouses, professionals | HNL 4.8m to 9.5m / $180k to $356k | HNL 24k to 39k / $900 to $1,462 | HNL 2,230 to 3,623 / $84 to $136 |
| Satélite | Affordable, connected | HNL 2.7m to 6.0m / $101k to $225k | HNL 15k to 25k / $562 to $937 | HNL 1,394 to 2,323 / $52 to $87 |
| Cofradía | Suburban, value | HNL 2.2m to 5.0m / $82k to $187k | HNL 12k to 20k / $450 to $750 | HNL 1,115 to 1,858 / $42 to $70 |
| Chamelecón / Rivera Hernández | Entry-level, budget | HNL 1.5m to 3.8m / $56k to $142k | HNL 9k to 17k / $337 to $637 | HNL 836 to 1,579 / $31 to $59 |
How much more do you pay for properties in San Pedro Sula when you include renovation work, taxes, and fees?
In San Pedro Sula in 2026, buyers should usually budget 8% to 20% above the purchase price once taxes, legal work, registration, repairs, and setup costs are included.
If you buy a San Pedro Sula property for around $200,000, or about HNL 5.34 million, a normal extra budget is roughly 12% to 15%. This means extra costs of about HNL 640,000 to HNL 800,000, or about $24,000 to $30,000, so the all-in cost can reach about HNL 6.0 million to HNL 6.1 million.
If you buy a San Pedro Sula property for around $500,000, or about HNL 13.34 million, a normal extra budget is roughly 12% to 18% if the home needs light or medium upgrades. This means extra costs of about HNL 1.6 million to HNL 2.4 million, or about $60,000 to $90,000, so the all-in cost can reach about HNL 14.9 million to HNL 15.7 million.
If you buy a San Pedro Sula property for around $1,000,000, or about HNL 26.68 million, a normal extra budget is roughly 15% to 20% because larger homes often need more legal work, security upgrades, repairs, and furnishings. This means extra costs of about HNL 4.0 million to HNL 5.3 million, or about $150,000 to $200,000, so the all-in cost can reach about HNL 30.7 million to HNL 32.0 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Honduras.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in San Pedro Sula
| Extra expense | Type | Estimated cost in San Pedro Sula |
|---|---|---|
| Real estate transfer tax | Tax | Usually about 1.5% of the transaction value. On a HNL 7.0 million home, this is about HNL 105,000, or about $3,900. |
| Registration and property paperwork | Fees | Often around 0.3% to 0.8% of the price, or around HNL 10,000 to HNL 80,000. In US dollars, this is about $375 to $3,000. |
| Notary and legal work | Legal fees | Often around 1% to 3%, depending on the deal. A complex purchase with financing, company structures, or title issues can cost more. |
| Valuation, appraisal, or survey | Due diligence | Usually around HNL 8,000 to HNL 40,000, or about $300 to $1,500. Banks may require this before approving a mortgage. |
| Title and registry checks | Legal check | Usually around HNL 10,000 to HNL 50,000, or about $375 to $1,875. This helps confirm ownership, liens, boundaries, and registry status. |
| Bank and mortgage costs | Financing | Often around 1% to 2% when the purchase is financed. These costs depend on the bank, buyer profile, and loan structure. |
| Light renovation | Renovation | Usually around HNL 3,000 to HNL 7,000 per sqm, or about $112 to $262 per sqm. This can cover paint, small repairs, fixtures, and basic updates. |
| Medium renovation | Renovation | Usually around HNL 7,000 to HNL 14,000 per sqm, or about $262 to $525 per sqm. This can include kitchens, bathrooms, flooring, and electrical updates. |
| Heavy renovation | Renovation | Usually around HNL 14,000 to HNL 25,000 per sqm, or about $525 to $937 per sqm. This is more likely for older houses needing structural, roof, plumbing, or major finish work. |
| Furniture, appliances, and security | Setup | Often around 2% to 8% of the purchase price. The upper end is more common for larger homes, expat buyers, and properties needing alarms, gates, cameras, or backup systems. |
We made this infographic to show you how property prices in Honduras compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in San Pedro Sula in 2026 with different budgets?
With $100,000 in San Pedro Sula in 2026, or about HNL 2.67 million, the market is limited but real: you may find an existing 2-bedroom compact house of 70 to 90 sqm in Chamelecón, an existing 3-bedroom modest house of 80 to 110 sqm in Rivera Hernández, or a small existing or unfinished 90 to 120 sqm home in outer Cofradía.
With $200,000 in San Pedro Sula in 2026, or about HNL 5.34 million, you may find an existing 3-bedroom house of 130 to 170 sqm in Satélite, an existing townhouse of 120 to 150 sqm in Trejo or Los Médicos, or an older 3-bedroom family house of 150 to 190 sqm in Río de Piedras.
With $300,000 in San Pedro Sula in 2026, or about HNL 8.0 million, you may find a recent 3-bedroom apartment of 110 to 140 sqm in Jardines del Valle, an existing 3 or 4-bedroom house of 180 to 230 sqm in Los Álamos, or a recent townhouse of 150 to 180 sqm in a gated community near Mackay or Los Médicos.
With $500,000 in San Pedro Sula in 2026, or about HNL 13.34 million, you may find an existing 4-bedroom detached house of 260 to 350 sqm in Jardines del Valle, a large family house of 280 to 380 sqm in Los Álamos or Mackay, or a premium apartment or condo of 180 to 240 sqm in Merendón or Bosques del Merendón.
With $1,000,000 in San Pedro Sula in 2026, or about HNL 26.68 million, you may find a luxury 4 or 5-bedroom house of 400 to 550 sqm in Merendón, a large premium house of 450 to 600 sqm in Residencial Mackay, or a high-end gated-community house with a large plot in Los Alpes.
With $2,000,000 in San Pedro Sula in 2026, or about HNL 53.36 million, the market is very thin and many homes are off-market, but you may find a very large luxury estate of more than 700 sqm in Merendón or Mackay, a large luxury home with adjacent land or a guest house, or a boutique multi-unit residential property in a premium zone.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Honduras.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about San Pedro Sula, we always rely on the strongest methodology we can, and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why this source matters | How we used this source |
|---|---|---|
| Banco Central de Honduras exchange rate | It is the official central-bank source for Honduran exchange-rate data. | We used this source to convert Honduran lempira prices into US dollars. We used a June 2026 working rate of about HNL 26.68 per US dollar. |
| European Central Bank EUR/USD reference rate | The ECB is the official euro-area central bank and publishes transparent reference exchange rates. | We used this source to convert US dollar estimates into euros. We used the 9 June 2026 reference of €1 = $1.1573, so $1 is about €0.864. |
| Banco Central de Honduras CPI series | It is the official inflation source for Honduras. | We used this source to compare housing-price growth with inflation. We also used this source to estimate real, inflation-adjusted changes. |
| IMF Honduras country data | The IMF is a recognized international source for macroeconomic data. | We used this source to cross-check inflation and growth context for Honduras. We did not use this source to price individual homes. |
| World Bank Honduras macro outlook | The World Bank gives country-level context on growth, households, inflation, and consumption. | We used this source to understand broader demand conditions. We used it for macro context, not for property-level prices. |
| INE Honduras housing and habitability | INE is Honduras’ official statistics institute. | We used this source to understand housing conditions and household context in Honduras. We used it to support structural demand points. |
| Encuentra24 houses for sale in San Pedro Sula | Encuentra24 is one of the largest visible property-listing platforms in Honduras. | We used this source to estimate house asking prices in San Pedro Sula. We adjusted the figures downward to reflect likely negotiation. |
| Encuentra24 apartments for sale in San Pedro Sula | This source gives a visible sample of apartment and condo listings in San Pedro Sula. | We used this source to estimate the apartment and condo segment. We compared apartment prices with house prices to estimate the vertical-living premium. |
| FazWaz Honduras San Pedro Sula listings | FazWaz gives structured international listings with price, type, and surface information. | We used this source as a secondary check on price-per-sqm ranges. We did not use it alone because the San Pedro Sula sample is smaller. |
| Realtor.com International San Pedro Sula listings | Realtor.com International is a recognized international property portal. | We used this source as another check for higher-end homes and apartments. We treated the data as asking-price evidence, not closed-sale evidence. |
| Instituto de la Propiedad / IAIP transparency portal | This portal identifies the public institution responsible for property registration in Honduras. | We used this source to frame buyer-side registration and due-diligence steps. We did not use it as a price registry. |
| SAR Honduras real estate transfer tax | SAR is the official tax authority in Honduras. | We used this source to confirm transfer-tax context for real estate transactions. We combined it with legal references for the 1.5% tradition tax estimate. |
| Habitat for Humanity San Pedro Sula housing case | Habitat for Humanity is a recognized housing organization with a case study about San Pedro Sula. | We used this source to understand smaller apartments and social-housing formats. We used it for context, not for market pricing. |
| La Prensa 2026 construction and housing pipeline | La Prensa is a major Honduran newspaper and the article cites construction context linked to BCH information. | We used this source only where it helped explain supply growth. We did not use it as a primary price source. |
| World Bank remittances data | The World Bank remittance series is a standard international dataset. | We used this source to explain why remittance-supported households matter for housing demand in Honduras. We did not use it to price individual properties. |
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