How Much Does the Average House Cost in Roatan?

Market Verified – 3 Jul 2025

TL;DR – Mid‑2025 listings on RoatanRealEstate.com plus third‑party market reports show single‑family homes typically ranging US $250 k–$650 k (median ≈ $450 k). Inland starter homes cluster between US $150 k–$250 k, while true beachfront villas start near US $500 k and climb past US $1 m. Building new runs US $125–$200 ft² depending on wood vs concrete and level of finishing.

Quick Snapshot (July 2025)

Segment Typical Price Band Single‑family home (island‑wide) US $250 k – $650 k Modest inland / non‑touristy home US $150 k – $250 k Beachfront villa US $500 k – $1 m+ Condominium (West End / Sandy Bay) US $150 k – $320 k Cost to build (wood) US $125 – $175 ft² Cost to build (concrete) US $180 – $250 ft²

1. Why Prices Vary So Widely

Location & Infrastructure

• West Bay / West End command the steepest $/ft² (paved roads + nightlife).

• Sandy Bay / French Harbour are mid‑tier growth corridors.

• East End (Politilly, Milton, Punta Gorda) offers 20‑30 % discounts for larger lots and lighter infrastructure. Camp Bay is different as it offers a beautiful beach that has become more exclusive and is more residential with less hotels and tourists. Camp Bay beach and area prices are almost as high as West Bay - arguably Camp Bay is the next West Bay now.

Waterfront Premium

Beach front lots add ≈ 100 % to an otherwise similar home (Lat Investor, internal beachfront listings above).

Tourism & Airbnb Yields

Roatan properties with proven vacation‑rental income achieve 8–10 % gross yields and list at a premium

Featured Listings Snapshot (3 Jul 2025)

• 2‑BR 2‑BA Home in Sandy Bay – MLS #25‑169 (view)

• 3‑BR 3‑BA Home in Orchid Beach – MLS #25‑284 (view)

• 3‑BR 4.5‑BA Villa in Lawson Rock – MLS #25‑170 (view)

Browse all featured listings curated by The Roatan Real Estate Team (featured index).

Quick Links by Price & Area

• Waterfront homes < US $1 M: See listings

• Waterfront homes > US $1 M: See listings

• West Bay & West End: Browse properties

• Sandy Bay & Lawson Rock: Browse properties

• French Harbour & Pristine Bay: Browse properties

• Camp Bay & East End: Browse properties

• Central Roatan: Browse properties

• North Shore & Mid‑Island: Browse properties

• Nearby Islands: Browse properties

2. Historical Trend (2020 → 2025)

• Average single‑family asking price rose ≈ 30 % from ≈ US $385 k (2020) to ≈ US $500 k (2025)

• Beachfront listings appreciate 5–8 % YoY, inland lots 3–4 % YoY

3. Beachfront Fixer vs Turn‑Key — Same Location

Scenario (West Bay waterfront) Up‑Front Cost All‑in After Reno Pros Cons Fixer Opportunity – 3‑BR cottage, needs structural & interior upgrades Purchase US $525 k US $705 k (est. US $180 k rehab) Lower entry ticket; choose finishes; potential equity lift 10‑12 mo permits & contractor timeline; carry costs while off‑market Turn‑Key Villa – 3‑BR fully remodelled, ready for STR US $850 k US $850 k Immediate rental income; proven 70 % occupancy Pay market premium; fewer customisation options

Location takeaway: In West Bay the sand itself sets the floor price. A fixer can close the gap—but once renovation spend and rental downtime are tallied, savings narrow to ≈ 15–20 % versus buying a ready‑to‑rent villa.

4. Closing Costs & Annual Taxes (Honduras 2025)

• Land‑Transfer Tax: 1.5 % of purchase price

• Annual Property Tax: ≈ US $4 per $1 000 of assessed value

• Electricity: National residential tariff .38 /kWh ≈ US $0.38

• Insurance: Hurricane/windstorm ≈ 1–1.25 % of insured value (local insurer quotes, 2025).

5. Market Outlook (H2 2025)

Roatan agencies forecast continued 3–7 % price growth on the back of resurgent cruise‑ship arrivals (~1.4 m passengers forecast, Bay Islands Port Authority press release, Feb 2025) and decreasing beach and waterfront property supply.

6. Buyer Tips (2025)

1. Budget 6–8 % on top of purchase price for closing costs (tax + legal ).

2. Secure a Honduran attorney to handle the final closing and we will secure all documentation and complete the due diligence in consultation with the lawyer.

3. Although the market is based on cash sales owner financing can be negotiated. Ask us to explore that option for you if required.

4. If building, we will be happy to suggest reputable builders.

5. Negotiate furniture packages—often $20–40 k of value

7. Frequently Asked Questions

Is Roatan Expensive? No. Not when compared to other islands in the Caribbean.

Do foreigners pay higher taxes? No. Transfer and annual property taxes are uniform for locals and foreigners.

Can I get financing? Cash dominates; local banks will not finance for non-Hondurans. However, sellers will sometimes finance a portion of the purchase price.

Ready to browse live listings? Explore the 1 000+ properties on RoatanRealEstate.com →

All statistics and links verified on 3 Jul 2025; rates and availability may change.