How's the real estate market doing in Antigua? (2026)

Authored by the expert who managed and guided the team behind the Guatemala Property Pack

Yes, the analysis of Antigua's property market is included in our pack

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THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Antigua. If you’d like to learn more about us, you can check our presentation page.

How's the real estate market going in Antigua in 2026?

What's the average days-on-market in Antigua in 2026?

As of early 2026, the estimated average days-on-market for residential properties in Antigua Guatemala ranges between 60 and 120 days for well-priced homes in desirable locations like the historic center or San Pedro Las Huertas.

The realistic range that covers most typical listings in Antigua spans from 45 days for turnkey colonial homes near Central Park to 180 days or more for overpriced properties or those requiring significant renovation.

Compared to one or two years ago, days-on-market in Antigua have increased slightly due to more inventory entering the market from new developments in surrounding areas like Jocotenango and Ciudad Vieja, though prime colonial properties still sell relatively quickly when priced correctly.

Are properties selling above or below asking in Antigua in 2026?

As of early 2026, most residential properties in Antigua Guatemala sell at approximately 93% to 97% of the original asking price, meaning buyers typically negotiate 3% to 7% below the listed price.

Roughly 80% to 85% of properties in Antigua sell at or below asking, while only about 10% to 15% of transactions close at asking price or slightly above, and we are fairly confident in these numbers based on multiple local agent interviews and transaction records.

The property types and neighborhoods in Antigua most likely to see competitive offers and above-asking sales are fully renovated colonial homes within walking distance of Central Park, turnkey properties with documented rental income, and homes with unobstructed volcano views in areas like San Juan del Obispo.

By the way, you will find much more detailed data in our property pack covering the real estate market in Antigua.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Guatemala. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.

What kinds of residential properties can I realistically buy in Antigua?

What property types dominate in Antigua right now?

In Antigua Guatemala, the estimated breakdown of residential property types available for sale is approximately 45% colonial-style houses and restored homes, 30% modern houses in gated communities, 15% condominiums and apartments, and 10% land plots and fixer-uppers requiring renovation.

Colonial houses represent the largest share of the Antigua property market, particularly those within the historic center and the surrounding neighborhoods like El Calvario, San Felipe, and the areas near the main churches.

Colonial architecture became so prevalent in Antigua because the city was the capital of the Spanish colonial empire in Central America for over 200 years, and strict UNESCO heritage regulations have preserved this building style while limiting modern construction within the historic core.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for a house in Antigua?

Are new builds widely available in Antigua right now?

New-build properties represent an estimated 20% to 25% of all residential listings currently available in the greater Antigua Guatemala area, though most new construction occurs outside the protected historic center where UNESCO regulations restrict development.

As of early 2026, the neighborhoods and districts in Antigua with the highest concentration of new-build developments are San Pedro Las Huertas, Ciudad Vieja, Jocotenango, and gated communities along the road to San Miguel Dueñas, where developers can build modern homes with colonial-inspired designs without heritage permit complications.

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Which neighborhoods are improving fastest in Antigua in 2026?

Which areas in Antigua are gentrifying in 2026?

As of early 2026, the top neighborhoods in Antigua showing the clearest signs of gentrification are Jocotenango (particularly the areas closest to the historic center), San Pedro Las Huertas, Santa Ana, and the El Calvario district on the southern edge of the colonial zone.

Visible changes indicating gentrification in these Antigua neighborhoods include the conversion of traditional family homes into boutique hotels and Airbnb rentals, the opening of specialty coffee shops and international restaurants, the renovation of abandoned properties by foreign buyers, and the installation of fiber optic internet to attract digital nomads.

The estimated price appreciation in these gentrifying Antigua neighborhoods over the past two to three years has been between 15% and 25%, with Jocotenango seeing the strongest gains as it sheds its former reputation for being "grittier" and attracts families priced out of the historic center.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Antigua.

Where are infrastructure projects boosting demand in Antigua in 2026?

As of early 2026, the top areas in Antigua where infrastructure projects are boosting housing demand include the road corridors connecting Antigua to Guatemala City (particularly around San Lucas Sacatepequez), the southern access routes toward Ciudad Vieja, and zones benefiting from improved water and sewage systems in the surrounding villages.

The specific infrastructure projects driving demand in Antigua include the continued highway improvements between Guatemala City and Antigua that have reduced commute times to under 45 minutes, municipal water system upgrades in San Pedro Las Huertas and Jocotenango, and fiber optic internet expansion that has made remote work viable throughout the valley.

The estimated timeline for completion of these major infrastructure projects varies, with road improvements ongoing through 2027 and utility upgrades in surrounding villages expected to continue in phases over the next three to five years.

The typical price impact on nearby properties in Antigua once infrastructure projects are announced versus completed is approximately 5% to 10% appreciation at announcement and an additional 10% to 15% once projects are finished and residents experience the tangible benefits.

We have made this infographic to give you a quick and clear snapshot of the property market in Guatemala. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

What do locals and insiders say the market feels like in Antigua?

Do people think homes are overpriced in Antigua in 2026?

As of early 2026, the general sentiment among locals and market insiders about pricing in Antigua Guatemala is split, with Guatemalan residents often feeling that foreign demand has pushed prices beyond local affordability, while international buyers frequently consider Antigua a bargain compared to San Miguel de Allende in Mexico or Cartagena in Colombia.

The specific evidence and metrics locals typically cite when arguing homes are overpriced in Antigua include the gap between average Guatemalan salaries (around Q5,000 to Q8,000 monthly) and home prices starting at Q1.5 million for modest colonial properties, as well as the observation that many homes sit empty as vacation rentals rather than serving local families.

The counterarguments commonly given by those who believe prices are fair in Antigua include the limited supply of colonial properties due to UNESCO restrictions, the strong dollar-denominated rental income potential from tourism, and the fact that Antigua remains 40% to 60% cheaper per square meter than comparable heritage cities in Mexico.

The price-to-income ratio in Antigua Guatemala for local buyers is estimated at 15 to 20 times annual household income, which is significantly higher than the national Guatemalan average of around 8 to 10 times, reflecting the tourism-driven premium that foreign demand creates in this particular market.

What are common buyer mistakes people regret in Antigua right now?

The most frequently cited buyer mistake that people regret making in Antigua is purchasing a colonial property without getting a proper structural assessment, only to discover that earthquake damage, termite infestation, or roof problems require Q200,000 to Q500,000 in unexpected repairs that were hidden behind freshly painted walls.

The second most common buyer mistake in Antigua is buying a property assuming Airbnb income will cover the mortgage, without researching that the city now has over 1,500 active short-term rental listings competing for guests, which has pushed median occupancy rates down to around 54% and made it much harder to achieve the returns that were possible three or four years ago.

If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Antigua.

It's because of these mistakes that we have decided to build our pack covering the property buying process in Antigua.

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How easy is it for foreigners to buy in Antigua in 2026?

Do foreigners face extra challenges in Antigua right now?

The estimated overall difficulty level foreigners face when buying property in Antigua Guatemala is moderate, as the country allows direct foreign ownership without special permits for most properties, making it significantly easier than countries like Mexico or Thailand that have restricted zones or require corporate structures.

The specific legal requirements that apply to foreign buyers in Antigua Guatemala include obtaining a Guatemalan tax identification number (NIT) from SAT, having all documents notarized by a Guatemalan notary public, registering the property at the Registro General de la Propiedad (RGP), and for properties in the historic center, obtaining CNPAG heritage approval for any planned renovations.

The practical challenges foreigners most commonly encounter in Antigua include navigating the lack of a centralized MLS system that makes property discovery fragmented across many agencies, dealing with title issues that require careful verification at the RGP because some properties have unclear ownership histories, and understanding that UNESCO heritage rules can block renovation plans that seem straightforward in other markets.

We will tell you more in our blog article about foreigner property ownership in Antigua.

Do banks lend to foreigners in Antigua in 2026?

As of early 2026, mortgage financing for foreign buyers in Antigua Guatemala is extremely limited, with most local banks requiring Guatemalan residency, several years of documented local income, and substantial collateral before considering applications from non-residents.

The typical loan-to-value ratios foreign buyers can expect in Antigua range from 50% to 70% for the few who qualify, with interest rates between 8% and 12% annually for quetzal-denominated loans and 7% to 10% for dollar-denominated mortgages, which are significantly higher than rates in North America or Europe.

The documentation and income requirements banks typically demand from foreign applicants in Antigua include proof of stable income for at least two years, bank statements showing sufficient reserves, a valid passport, a Guatemalan NIT tax number, and often a local Guatemalan bank account with established history, which is why approximately 90% of foreign purchases are completed with cash.

You can also read our latest update about mortgage and interest rates in Guatemala.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Guatemala versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How risky is buying in Antigua compared to other nearby markets?

Is Antigua more volatile than nearby places in 2026?

As of early 2026, the estimated price volatility of Antigua Guatemala is lower than Lake Atitlan (which sees sharper seasonal swings) and comparable to Guatemala City's premium zones, though all three markets are less volatile than coastal properties in Honduras or El Salvador that face greater political and security uncertainties.

The historical price swings Antigua has experienced over the past decade include a brief 10% to 15% correction during the early pandemic months of 2020, followed by a rapid recovery and 25% to 35% appreciation between 2021 and 2024, while Guatemala City saw similar patterns and Lake Atitlan experienced slightly larger swings due to its smaller market size and more seasonal demand.

If you want to go into more details, we also have a blog article detailing the updated housing prices in Antigua.

Is Antigua resilient during downturns historically?

The estimated historical resilience of Antigua Guatemala property values during past economic downturns is relatively strong compared to other Central American markets, largely because the city's appeal to foreign buyers and its UNESCO status create a floor of international demand that persists even when local economies struggle.

During the most recent major downturn in 2020, property prices in Antigua dropped approximately 10% to 15% during the initial pandemic shock, but recovery took only 12 to 18 months before prices returned to and then exceeded pre-pandemic levels, outperforming many comparable Latin American markets.

The property types and neighborhoods in Antigua that have historically held value best during downturns are fully restored colonial homes within three blocks of Central Park, properties with established rental track records, and homes in secure gated communities like those in San Pedro Las Huertas, while speculative land purchases and incomplete renovation projects tend to suffer the steepest declines.

Get to know the market before you buy a property in Antigua

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How strong is rental demand behind the scenes in Antigua in 2026?

Is long-term rental demand growing in Antigua in 2026?

As of early 2026, long-term rental demand in Antigua Guatemala is growing moderately at an estimated 5% to 8% annually, driven by an increasing number of remote workers, retirees, and expats choosing to settle in the city for periods of one year or longer rather than just visiting for short vacations.

The tenant demographics driving long-term rental demand in Antigua include North American and European retirees seeking affordable colonial living, digital nomads and remote workers attracted by the reliable internet and pleasant climate, teachers and staff from the numerous Spanish language schools, and NGO workers based in the region.

The neighborhoods in Antigua with the strongest long-term rental demand right now are San Pedro Las Huertas (popular with families seeking more space and security), Jocotenango (offering better value while remaining close to the center), and the areas immediately surrounding Central Park (preferred by those who prioritize walkability and cultural access).

You might want to check our latest analysis about rental yields in Antigua.

Is short-term rental demand growing in Antigua in 2026?

Antigua Guatemala currently maintains relatively permissive regulations for short-term rentals with no specific Airbnb licensing requirements as of early 2026, though hosts must comply with tax obligations through SAT and the UNESCO heritage authority CNPAG may introduce local requirements due to concerns about tourism pressure on the historic center.

As of early 2026, short-term rental demand in Antigua is growing at approximately 3% to 5% annually, which is slower than the 15% to 20% supply growth seen in previous years, indicating that the market is approaching saturation in certain segments.

The current estimated average occupancy rate for short-term rentals in Antigua Guatemala is approximately 54% according to Airbtics data, though top-performing properties with excellent locations, professional photography, and strong reviews can achieve 70% to 80% occupancy during peak seasons like Semana Santa (March-April) and December.

The guest demographics driving short-term rental demand in Antigua include international tourists visiting Guatemala's most famous colonial city, business travelers attending conferences or language schools, digital nomads testing the city for potential longer stays, and Guatemalan families from the capital seeking weekend getaways.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Antigua.

We made this infographic to show you how property prices in Guatemala 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 are the realistic short-term and long-term projections for Antigua in 2026?

What's the 12-month outlook for demand in Antigua in 2026?

As of early 2026, the estimated 12-month demand outlook for residential property in Antigua Guatemala is moderately positive, with steady interest from foreign buyers expected to continue as Guatemala's economy grows at approximately 3.8% annually and the country maintains its reputation as one of the more stable destinations in Central America.

The key economic and political factors most likely to influence demand in Antigua over the next 12 months include Guatemala's continued low inflation (currently around 1.7%), the strength of the US dollar against the Guatemalan quetzal affecting foreign purchasing power, US immigration policy changes that could impact remittance flows, and President Arevalo's reform agenda that aims to improve infrastructure and reduce corruption.

The forecasted price movement for Antigua Guatemala over the next 12 months is an estimated 4% to 7% appreciation, with colonial properties in the historic center likely to outperform newer construction in surrounding areas due to their scarcity and continued international demand.

By the way, we also have an update regarding price forecasts in Guatemala.

What's the 3-5 year outlook for housing in Antigua in 2026?

As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Antigua Guatemala is positive with cumulative appreciation projected at 20% to 35%, assuming continued tourism growth, stable governance, and no major natural disasters affecting the region.

The major development projects and urban plans expected to shape Antigua over the next 3 to 5 years include continued highway improvements to Guatemala City that will further reduce commute times, potential expansion of gated communities in Jocotenango and Ciudad Vieja, and municipal investments in water infrastructure serving the surrounding villages where many new developments are concentrated.

The single biggest uncertainty that could alter the 3 to 5 year outlook for Antigua is the potential for stricter UNESCO heritage enforcement or new municipal regulations that could limit short-term rentals, which would significantly impact investment returns for buyers planning to generate Airbnb income from their properties.

Are demographics or other trends pushing prices up in Antigua in 2026?

As of early 2026, the estimated impact of demographic trends on housing prices in Antigua Guatemala is moderate but consistent, with the city's population growing from approximately 60,000 to an estimated 74,000 as urbanization draws Guatemalans from rural areas seeking better opportunities in tourist-driven economies.

The specific demographic shifts most affecting prices in Antigua include the aging North American population seeking affordable retirement destinations, the growth of Guatemala's middle class creating domestic tourism demand, and the post-pandemic increase in location-independent workers who can live anywhere with good internet and pleasant weather.

The non-demographic trends also pushing prices in Antigua include the dramatic growth of the digital nomad movement that specifically targets colonial cities with Spanish schools and cafe culture, the expansion of Airbnb making property investment accessible to smaller investors, and the continued currency dynamics where US dollar strength makes Guatemalan real estate appear increasingly affordable to American buyers.

These demographic and trend-driven price pressures are expected to continue in Antigua for at least the next 5 to 10 years, as the fundamental drivers (baby boomer retirement, remote work normalization, and Guatemala's relative affordability) show no signs of reversing.

What scenario would cause a downturn in Antigua in 2026?

As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Antigua Guatemala would be a combination of a significant US economic recession reducing both tourist visits and remittance flows, combined with a sharp strengthening of the quetzal that makes Guatemalan property suddenly more expensive for foreign buyers.

The early warning signs that would indicate such a downturn is beginning in Antigua include a sustained drop in tourist arrivals below 2019 levels, Airbnb occupancy rates falling below 40% across the market, properties sitting unsold for more than 200 days at realistic prices, and local agents reporting that foreign buyer inquiries have dropped by more than 30%.

Based on historical patterns, a potential downturn in Antigua could realistically result in price declines of 10% to 20% from peak levels, with recovery taking 18 to 36 months, though prime colonial properties would likely experience smaller declines (5% to 10%) while speculative purchases in oversupplied new developments could see corrections of 25% or more.

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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 Antigua, 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.