Dear Friends and Future Roatan Property Owners,
After 18 wonderful years serving the Roatan community as your dedicated buyer's agent, I've decided to take a sabbatical year to return to my San Francisco startup roots and launch an AI software company. The tech entrepreneur in me couldn't resist one more venture into the exciting world of innovation!
Fear not - this is just a temporary goodbye. I'll be returning to Roatan in full force in 2026, ready to help you find your perfect slice of Caribbean paradise with the same dedication, honesty, and slightly sarcastic humor you've come to expect.
In the meantime, this website contains all my accumulated wisdom about life on Roatan - consider it your comprehensive guide to understanding our beautiful island. Every detail, warning, and piece of advice I'd normally share over coffee is documented here.
I'm still reachable for questions and can provide referrals to trusted colleagues who can assist you in my absence.
Looking forward to serving you again in 2026!
Chas Watkins
RE/MAX Bay Islands
Licensed RE/MAX Agent 💸 Save Money 💸
By using a Realtor that only represents buyers!
Unlock the secrets of Roatan real estate by partnering with an 18-year veteran for wise investments and tailored choices.
The realtor who wrote the book about life on this beautiful island!
Currently on sabbatical until 2026 - but all my knowledge is here for you!
Opting for a buyer's agent means you're not just getting any realtor on the island; you're securing a dedicated champion for your cause. The National Association of Realtors (NAR) mandates that agents representing both sides disclose this and act neutrally—essentially becoming transactional agents without the ability to fully advocate for either party.
His mission is clear: to zealously find you the ideal home at the best possible price. Your dream, your investment, your future—it's personal to him, and that's a commitment you can count on.
Chas's passion for understanding human thought led him to author an award-winning book and become a seasoned consultant for global firms. With Chas, you explore properties that fit your vision and discover unexpected opportunities, all while retaining full control over your decisions. It's not just about a transaction; it's about realizing your aspirations with an expert who genuinely listens.
"Chas knew what I wanted in a home even before I did. He found a house I fell in love with before I started looking and was confident we could get an amazing deal. However, when faced with a high counteroffer, he recommended a gutsy move: walk away. It was difficult but proved right, saving me $40,000, a testament to his dedication and insight."
- N. Dawda"I appreciated how Chas really listened to what we wanted in a home. He felt the house I was considering wouldn't suit us even though I had been eying it for a long time over the internet. Thanks to his advice we avoided a house I thought would be perfect and found our true dream home. It's not just a great living space; it's also a smart investment. His guidance was invaluable."
- B. Reiter"Chas, in handling the sale of my property, your approach was exceptional. Despite my insistence on proceeding in a certain way, your sincere financial advice, even when it conflicted with your own commission, showcased your integrity and genuine care for me as your client. My judgment was clouded by personal circumstances, but your insightful information guided me towards a decision that prevented financial loss. I truly appreciate your dedication, and I am forever grateful."
- M. RussOr Chas's blunt guide to what you need to know to be safe!
Buying real estate on Roatan has become somewhat more challenging since the advent of COVID-19. Oh, how COVID has transformed our lives! The world is markedly different from what it was just a few years ago. When people were finally allowed to travel after being confined to their homes, they flocked to Roatan like a swarm of locusts, quickly purchasing the majority of available properties. This surge in demand cleared out years' worth of old and new inventory.
Additionally, the global economic situation has worsened for various reasons (without pointing fingers at political pundits or specific leaders or parties; inflation is a global phenomenon). We've gone from a period where 1-2% inflation was the norm in the first world to a current rate of 8%. Cash in bank accounts is losing its value as I write this, interest rates are rising, and what was true just last week may no longer hold true this week.
These factors are likely to lead to several outcomes in the coming years. Property prices in Roatan are likely to rise as the cost of borrowing money increases, and cash becomes less valuable. The limited inventory available will also contribute to rising prices as more people compete for a limited number of properties.
Yes, as a foreigner, you are allowed to own up to 3,000 square meters of land, which is approximately ¾ of an acre for those from the USA. If you intend to acquire property exceeding this limit, you must establish a Honduran Corporation to facilitate the purchase. Initially, the corporation is formed by a Honduran citizen. Afterward, the corporation is transferred to you, and it is through this corporation that the property is acquired.
Honduras operates much like other countries when it comes to real estate transactions. You can indeed purchase property directly, especially if it's not listed with a Roatan Realty Association (RRA) agent, but it's crucial to have a thorough understanding of the process. You should also have a lawyer you completely trust and be proficient in reading Spanish.
In Honduras, anyone can become a real estate agent by paying a government fee, but only agents affiliated with the RRA are held to specific ethical standards. The RRA was established to provide both buyers and sellers with assurances that they are dealing with ethical and reputable agents and brokers.
The RRA ensures that properties listed through their agents are owned by the seller, and all documents are up-to-date and in legal order. They verify that there are no liens, problems, or issues with the property that could hinder or affect the sale.
It is slightly more expensive to purchase property through a corporation, but I generally advise people to consider this option regardless of the property's size. You will need to cover the cost of incorporating the corporation, but there are several advantages:
Who am I? I have now spent 17 years on the island, so I know it well. I have worked in sales and been a sales manager in the USA and Australia. I have started multiple companies and been involved in technology in Silicon Valley. I have even worked as a life coach and written an award-winning scientific/philosophical book with thoughts on how to live life.
I am a buyers-only agent, which means I have no listings. My primary role is to find the ideal property for you at the best possible price, regardless of who is selling it. My sole interest is ensuring your happiness.
I firmly believe that we all have subconscious biases, and it's challenging to remain impartial if you are a listing agent. Listing agents often have a financial incentive to sell properties they have listed, whether consciously or unconsciously.
Once you have settled on a price that has been mutually accepted by the seller, all conditions have been met, and the contract bears all the required signatures, you have entered into a contract. As the buyer, you typically have approximately 5 business days to send a deposit via international wire transfer, which is usually equivalent to 10% of the agreed-upon price.
Critical: Unless there is a blatant breach of the contract, it's vital to understand that the 10% deposit is non-refundable.
As the buyer, you have the liberty to select your lawyer, and you will be responsible for covering their fees and all associated government charges. Generally, the buyer's expenses amount to approximately 6 to 6.5% of the total property price.
There are two distinct types of lawyers in Honduras: regular lawyers and notaries. Notaries in Honduras are unlike notaries in other countries. In Honduras, a notary is a lawyer who has presented themselves to the Supreme Court of Honduras and undergone questioning on various legal matters.
The time it takes to complete the purchase, from the acceptance of the offer, can vary depending on several factors and may range from 30 to 90 days. Typically, I include a clause in my offers that specifies "90 days or before by both parties' agreement."
Numerous factors can potentially extend the closing process:
REMAX ensures that all outstanding bills, taxes, HOA fees, and other financial obligations are settled and prorated up to the day of the closing. Regarding property taxes, moving forward, you can anticipate an annual tax rate of approximately 0.4% of the total property price.
The real estate market in Roatan and the rest of Honduras operates primarily on a cash basis. Typically, buyers are expected to provide the full purchase price at the time of closing. However, in some instances, for offers made at the full asking price, sellers might consider short-term private financing with interest rates ranging from 5% to 10%.
I strongly advise my clients to exercise caution when considering financing arrangements. Failing to meet the repayment terms can result in the loss of the property and any payments made up to that point, with no refunds.
One significant shift in the real estate landscape has been the increase in new construction. These apartments often sell out quickly, even before completion. A new approach has emerged around these properties, centered on the "Promesa de Venta" or promise to buy.
Contract Structure typically includes:
"Research is everything when building"
Roatan at the moment is awash with construction. The aftereffects of COVID and the swarm of buyers that followed it have left Roatan with a small inventory of completed houses for sale. This has triggered a wave of building on Roatan.
The choice of a lot is of the utmost importance, as a good lot always holds its value, but a good house in a bad location will lose value. Sometimes, my clients tell me they have a budget for a lot and a house, and I can see them working backward from the house they want, calculating how much it will cost, and then figuring out how much they can afford to spend on the lot. This is a mistake.
The most important part of your house, regardless of whether it is your forever home or an investment, is the location. Never buy a lot that will not make you happy just because it fits within your budget.
To provide a rough estimate, building a basic house with plumbing and wiring but no additional finishes should cost approximately $80 to $120 per square foot. If you aim to have the house fully finished, including high-end finishes, the cost can range from $130 to $150 per square foot and may go as high as $200 in some cases.
Pro tip: There is a significant variation in prices among different builders. I strongly recommend selecting a builder with a solid track record and reputation. Making a decision solely based on price can be a costly mistake.
"Residency is over rated for most!"
The standard practice is to grant everyone 90 days, and then you can extend it for a further 30 days by visiting the immigration office in Coxen Hole. If you don't have a return ticket on entry, be very careful - airlines have the right to stop you from boarding, and Honduran immigration has the right to deny you entry.
Pro tip: Buy a separate fully refundable return ticket or buy a bus ticket online from Ceiba to Guatemala City and tell them you are backpacking.
Honduras has a set monetary fine structure and seems quite happy to just collect the fine and then let you return a short time later. The fine is about 6,000 Lempira (250 USD) for the first 6 months.
Time Period | Fine Amount (Lempira) | USD Equivalent |
---|---|---|
1 day to 6 months | 6,357.16 | ~$250 |
6 months + 1 day to 2 years | 12,714.32 | ~$500 |
2 years + 1 day to 3 years | 19,071.48 | ~$750 |
3 years + 1 day to 4 years | 25,428.64 | ~$1,000 |
5 years and up | 38,142.96 | ~$1,500 |
For retirees with monthly pension of at least $1,500. Not permitted to work.
Regular guaranteed income exceeding $2,500/month from non-employment sources. Not permitted to work.
Direct relationship with Honduran citizen (marriage, parents, children). Cheapest and easiest option.
Invest $50,000 USD into a business. Your rental property can qualify if rented part-time.
The immigration office is situated on the 3rd floor of Plaza Mar, located off the main road behind the Petro Sun and Eldon's in Coxen Hole. (Coordinates: 16.32255, -86.53693)
"Banking can be a painful experience"
Opening a new bank account in Roatan requires patience and an understanding that, in general, the service ethos is very different here than in other countries. To open a bank account, you require two letters from existing account owners or people of repute in the community, and also need to be a permanent resident of the country.
Without a Residency card, there are only two banks that I know of that will currently allow you to open an account:
Pro tip: If you get rejected the first time, come back another day and try with a different banker. Rules here are open to interpretation.
All banks will offer you two accounts:
The two banks I personally suggest are:
Opening an account was pure joy - only took 2-3 hours, left with online banking, bank books, and debit card. VISA debit card delivered in 2 days. Excellent customer service via WhatsApp.
One of the largest private banks but terrible service. Lines often stretch endlessly. People are literally paid just to wait in lines here. Avoid at all costs!
You can find ATMs throughout the island:
Important: US dollars are accepted ONLY on Roatan. On the mainland, you can only use Honduran Lempira.
The ferry departs from La Ceiba and arrives mid-island. It's a modern hydrofoil that prides itself on punctuality. Morning journeys are generally smoother, as waves can become choppy later.
US Carriers:
Canadian Carriers:
Transportation on Roatan has undergone significant changes over the past 17 years. Major road upgrades began during COVID and continue to the present day. The main roads are now being transformed into concrete roads.
Important: In the event of an accident, vehicles may not be moved until police arrive. This can cause significant delays.
Essential requirements:
Two primary routes starting in Coxen Hole:
Licensed taxis are white with numbers on the sides. Costs are relatively expensive due to high licensing fees (80,000 Lempira annually).
Shared taxis that pick up/drop off along their route. Primary transport for residents without cars. Prices double around 5-6 pm.
Sample Collectivo Rates:
Route | Fare (Lempira) |
---|---|
Coxen Hole to West End | 55 |
Coxen Hole to West Bay | 100 |
Coxen Hole to French Harbour | 60 |
French Harbour to Oak Ridge | 70 |
Operate between West End and West Bay:
"And God said, 'Let there be light' and there was light, but the Electricity Board said He would have to wait until Thursday to be connected." - Spike Milligan
RECO is the generator and distributor of electricity for Roatan and will be for the next few decades. It has a monopoly from the federal government that cannot be reversed, no matter what local politicians campaign on!
17 years ago, RECO was a collective that couldn't pay for fuel or maintenance. Power would often be out all day for weeks. Generators were essential. Everyone had to have gas to cook, and refrigeration was impossible.
RECO has invested an estimated $70-100 million in infrastructure:
In a typical month:
10 years ago, we were 100% Diesel generated. Quite a change!
The internet quality here is good enough for almost any need. You are more likely to experience a dropout due to power outages than internet issues. We now have an underwater fiber cable to La Ceiba.
Primary provider with fiber network. Locations in Coxen Hole, French Harbor, Oak Ridge. Offers TV and internet packages.
Part of Carlos Slim's telecommunications empire. Competitive packages, expanding fiber network.
Available since January 2024. $60/month, $400 hardware. Game-changer for remote locations. Not affected by rain like old satellite systems.
VPNs: Essential for streaming services. ExpressVPN recommended. Makes services think you're in USA/UK/Europe.
"In Honduras WhatsApp is king"
Traditional text messaging and direct calling are not widely used. Everyone uses WhatsApp for communication. If you don't use WhatsApp, you'll be somewhat disconnected.
Most people use Prepago (prepaid):
Important: Register your SIM card! If lost/stolen, you can recover your number quickly.
There is no address system like in first-world countries. My address for years was "The blue house, past the zip line, west bay."
Most mail comes via consolidators who ship containers from USA:
Best method: Have someone bring it down for you! Post in Facebook groups asking if anyone can bring a package.
Honduras postal system is extremely slow. Use only for non-urgent, non-important items. Post office located in Coxen Hole (16.31457, -86.53875).
"Quit worrying about your health. It'll go away." - Robert Orben
Publicly funded hospitals often face severe resource shortages. Access to running water can sometimes be a problem. If possible, avoid seeking treatment at a public hospital. That said, the dedication of staff despite profound lack of equipment is admirable.
On one occasion, after a procedure, I was asked to locate and purchase a bottle of local anesthetic because they had exhausted their supply during my surgery. With an IV still in my wrist, I found a pharmacy with five bottles at 50 Lempira each. The nurses were incredibly grateful.
In cash-based clinics and hospitals, you can access advanced surgical techniques, private rooms, stem cell therapy, and essentially everything you would expect in a first-world country.
Sandy Bay. Mon-Fri 8am-4pm. 500 Lempira for prompt care. US doctors in training. Often free medications.
Coxen Hole. Full-service private hospital, 24-hour services. Primary alternative to public hospital.
Recently constructed, most advanced facilities. Hosts mainland specialists. First-world prices.
Has island's sole Hyperbaric Chamber. Mon-Sat 8am-5pm, Sun 8am-12pm.
We reside on a tropical island with high temperatures and humidity:
Options include:
Several highly skilled dentists with latest technology. Procedures much more affordable than North America.
French Harbour. Dr. Carlos Midence. +504 9952-3139
French Key. Dr. Rodriguez. +504 9832-9244. Implants, oral surgery.
Coxen Hole. Dr. Hayman Grant. +504 9503-5347
Sandy Bay. Dr. Vanessa Galindo. +504 9885-6686. Also offers Botox.
"Buying or starting your own business on the island"
I have launched multiple businesses in the USA, experiencing both significant successes and spectacular failures. I was deeply immersed in the dot com boom, co-founding a company that graced Forbes magazine's cover within a year, only to see Microsoft acquire the fragments 18 months later when the market collapsed.
The notion of owning a bar, lounging on the beach all day, and passively reaping retirement rewards is more dream than reality. Profit margins may not be sufficient to afford a talented manager while providing substantial income. Without your direct involvement, profits mysteriously dwindle.
When buying a business, existing staff are the most vital intangible asset. They are your representatives, hold all previous experience, and ideally are reliable and trustworthy.
If you purchase a business, your staff should be regarded as your instructors during the initial month or two, not the other way around.
Hire a capable accountant and lawyer. Peace of mind is a valuable investment.
Get over the notion that your ideas are top-secret. Talk to bar owners, bartenders, suppliers, customers. Listen more than you talk.
Whenever feasible, own the property. I've witnessed numerous businesses forced out due to escalating rent.
Revenue should cover purchase cost within 3 years or less. Don't rely solely on provided information - investigate thoroughly.
You're obtaining three key components:
Critical: If you acquire a business, refrain from making any immediate changes for several months. Understand every aspect first. Otherwise, you risk squandering your investment.
Roatan boasts weather that I personally find wonderful. A few days each year, a cold front sweeps in, lowering temperatures by 10°F/5°C, prompting locals to don long sleeves and trousers due to the chill.
"One moment of patience may ward off a great disaster. One moment of impatience may ruin a whole life." - Chinese Proverb
My cardinal rule is to keep a low profile and avoid getting involved. Think of it as being in a big city full of strangers.
Specific areas where people don't even lock their doors:
Is it safe to raise a family? I successfully raised my three children as a single parent here from age 4 until university. Having lived in New York, San Francisco, and Sydney, I encountered more crime in those places than here.
Education is the most important factor when moving with children. The educational landscape has evolved significantly over the past 17 years.
Important: If bringing pets, be aware it may be difficult or impossible to take them back to your country of origin. Research return requirements BEFORE bringing them!
Numerous opportunities to assist charities and organizations:
Essential groups for information and community:
Roatan isn't ideal for purchasing solely for rental income unless running a hotel business. It's a lifestyle choice.
Example: $200,000 unit in West Bay
Your guide to understanding Roatan
Available on: Amazon, Apple, Barnes & Noble, Smashwords, Kobo, Scribd, Odilo
Contains detailed information on residency, purchasing or building a house, shipping and mail, cell service, banking, education, utilities, medical insurance, pets, and lots more.
"I've owned rental property on Roatan for several years... Watkins is an astute and experienced guide. I highly recommend Life of Roatan as the very best book I have read about life in paradise."
Award-winning inspirational fiction
Voted Readers' Favorite Medal Winner
The experiences of a young reporter who interviews Paul, an unconventional philosopher on Roatan. Drawing on stoicism, neuroscience, skepticism, behavioral economics, and spirituality; the reader learns that happiness is indeed a choice.
"This is a little gem of a book." - Foreward Clarion Reviews
RE/MAX Buyer's Agent
Currently on sabbatical until 2026
📱 WhatsApp: +504 9931 1987
📞 USA Cell: +1 346 570 0170
✉️ Email: Chas@LifeOnRoatan.com
While I'm away working on my AI venture, all my accumulated knowledge about