The four due-diligence steps that separate a clean acquisition from a cautionary tale — and why we refuse to skip any of them.
01Why title deserves real attention
Roatán's property records are a layered history of British crown grants, Honduran registrations and decades of informal transfers. The vast majority of titles are clean and marketable — but the minority that are not can be indistinguishable to a casual buyer. Title is the single place where a good broker earns their fee.
02What foreigners may own
Under Decree 90-90, foreign individuals may hold direct title to up to 3,000 m² (about 0.72 acres) in designated tourism zones, which include Roatán. Larger parcels are held through a Honduran corporation, a routine and fully legal structure that also simplifies estate planning.
The property must be registered in your name — or your company's — at the Instituto de la Propiedad in Roatán. Anything less than a registered public deed is not ownership.
03The four non-negotiable checks
One: a 30-year title search at the Roatán registry tracing every transfer, lien and encumbrance. Two: a cadastral survey verifying that the physical boundaries match the registered plan — mismatches are the most common Roatán problem. Three: a municipal clearance certificate confirming no unpaid taxes or utility debts attach to the parcel. Four: where available, title insurance from an international underwriter.
No client of Ana Flores closes without all four. If any check surfaces an issue, we either resolve it before closing or walk away — and we tell you exactly why.
04Escrow, deposits and the closing
Deposits should sit with a reputable attorney or licensed escrow agent — never with the seller. The transaction closes when a Honduran notary executes the public deed, which is then registered. You receive a registered title with your name (or company) as owner; we retain certified copies on file for you.
05Red flags we watch for
Sellers who resist a survey, 'possession rights' offered as ownership, prices dramatically below market, boundary disputes with neighbors, and unregistered subdivisions. Each is solvable in some cases — but only with eyes open and counsel engaged.
Frequently asked
Can I get title insurance in Roatán?
Yes, on many parcels, through international underwriters working with local counsel. It is a one-time premium and we recommend it whenever it is available.
What is Decree 90-90?
The Honduran law permitting foreigners to own up to 3,000 m² of urban or tourism-zone property directly. Larger holdings use a Honduran corporation.
How long does a title search take?
Typically two to four weeks for the full 30-year search, survey and municipal clearance, running in parallel with financing and inspections.
Do I need my own lawyer if the seller has one?
Absolutely. Independent counsel representing only you is non-negotiable at Ana's desk.
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