Medellín, Colombia
Medellín went from emerging tourist city to one of the most profitable and volatile short-term rental markets in the hemisphere. International tourism, digital nomads, and 72°F weather year-round have pushed ADR and occupancy — but regulation has tightened too. This guide gives you real numbers by zone, 2026 rules, and margins a host can actually expect.
Effective ADR ~$158/night with short + medium-term mix. Expenses include building admin ($180), utilities ($95), cleaning ($420 × 14 turnovers), Airbnb fee (~$520), weekly manual pricing. Healthy 51% margin.
Effective ADR ~$98/night, mostly digital nomad profile (14–30 night stays). Fewer turnovers = less cleaning ($210). 54% margin — Laureles is the best margin market for hosts accepting lower ADR for higher occupancy.
Not every part of Medellín behaves the same. Typical ADR and occupancy ranges by area:
Premium tourism epicenter. Bars, restaurants, nightlife. High rates but fierce competition and restrictive HOA bylaws.
Digital nomads' favorite neighborhood. Less touristy, more residential, excellent cafés. Long stays dominate. Consistently high margins.
Adjacent municipality, high quality of life, cheaper properties. Mostly nomad + medium-term travelers. Friendlier local regulation.
Local + international backpacker demand. Lowest entry cost. High margin but more turnover. Not a "first Airbnb" zone for foreign investors.
South of Aburrá Valley. Accelerating growth, new STR-friendly condos. Mostly medium-term digital nomads.
Hosts who scale keep their calendar open for predictable peaks and raise ADR when they know the wave is coming.
August
ADR up 60–120%. 4-night minimum. Bookings close 90+ days ahead.
June
ADR up 30–50% in central zones (Manrique, Centro). Concentrated international demand.
December
Annual peak. ADR up 80–150% Dec 8–31. 5-night minimum typical.
July
ADR +40% in El Poblado and Laureles. Corporate demand 3–5 nights.
Jan–Mar
Peak of digital nomads escaping northern winter. 30+ night stays with monthly discount. Predictable 65–80% calendar block.
With an average ADR of $95/night in Medellín and 71% occupancy, knowing your break-even point is the difference between operating blind and operating like a pro. The calculator gives you your minimum nightly rate, marks your exact break-even, and projects income, profit, and margin in real time.
Yes, with conditions. You need a valid National Tourism Registry (RNT), declare income tax + 19% VAT, pay municipal ICA, and verify your building HOA does not ban STR (many in El Poblado, Laureles, and Envigado have since 2023). Without RNT, fines up to ~$13M COP / $3,000 USD and account suspension.
Depends on strategy: El Poblado for maximum ADR (premium tourism, nightlife) but fierce competition and restrictive HOAs. Laureles for digital nomads with long stays and better margins. Envigado for lower entry cost + friendlier regulation. Belén and Sabaneta for local + backpacker market, high margin but more operation.
For a well-positioned 1–2 bedroom property, typical gross income: $2,000–$4,000 USD/month by zone and season. Net profit after admin, cleaning, utilities, and fees: $950–$2,000 USD/month. Larger premium-zone homes can earn more but need more capital and operation.
Two clear peaks: December–March (Christmas lights, New Year, northern hemisphere winter escape) and June–August (Flower Festival in August, northern summer vacation). September and May are weakest but rarely below 60% occupancy thanks to steady digital nomad flow.
Yes — one of the most popular remote-investment markets for Latinos in the US, Spaniards, and Europeans. You need: local legal representative with tax ID, service contracts (cleaning, maintenance, check-in), ideally a local co-host or property manager. Some foreign owners operate via SAS for tax optimization.
Three levels: (1) Income tax on net earnings (15–35% by amount), (2) 19% VAT on lodging — Airbnb withholds in some cases, verify on listing, (3) Medellín municipal ICA ~7×1000 on gross revenue, monthly or bimonthly filing. Plus annual property tax. Recommended: local accountant from day 1.