Is now a good time to buy a property in Cali (Colombia)? (January 2026)

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

Everything you need to know before buying real estate is included in our Colombia Property Pack

Who is the author of this content?

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 Cali (Colombia). If you’d like to learn more about us, you can check our presentation page.

Is it smart to buy now in Cali (Colombia), or should I wait as of 2026?

Do real estate prices look too high in Cali (Colombia) as of 2026?

As of early 2026, property prices in Cali (Colombia) appear slightly elevated compared to pre-pandemic levels, but they are not wildly detached from what local incomes and rents can support.

One clear signal from the market is that high mortgage rates have been pushing some sellers to accept price cuts, especially for properties that have been listed for more than 60 days without offers.

At the same time, well-priced apartments in popular Cali (Colombia) neighborhoods like Valle del Lili and Granada still move quickly, which tells us the market is selective rather than frozen.

You can also read our latest update regarding the housing prices in Cali (Colombia).

Does a property price drop look likely in Cali (Colombia) as of 2026?

As of early 2026, the likelihood of a meaningful property price decline in Cali (Colombia) over the next 12 months is low, barring a major external economic shock.

The plausible price change range for Cali (Colombia) properties over the coming year is somewhere between a 3% decline and a 5% increase in nominal terms, with flat-to-slightly-negative real growth being the most likely scenario.

The single most important factor that could trigger a price drop in Cali (Colombia) would be a sharp rise in mortgage delinquencies or a sudden credit crunch, which would force distressed sales onto the market.

However, Colombia's central bank stability reports show that credit risks remain contained, so this scenario is not expected to materialize in the near term.

Finally, please note that we cover the price trends for next year in our pack about the property market in Cali (Colombia).

Could property prices jump again in Cali (Colombia) as of 2026?

As of early 2026, the likelihood of a renewed price surge in Cali (Colombia) within the next 12 months is medium, meaning it is possible but depends heavily on interest rate cuts and infrastructure progress.

If conditions align favorably, property prices in Cali (Colombia) could rise by 6% to 10% over the next year, particularly in neighborhoods benefiting from improved connectivity or where supply remains tight.

The single biggest demand-side trigger that could push prices higher in Cali (Colombia) is a meaningful reduction in mortgage rates by the central bank, which would immediately expand the pool of qualified buyers and accelerate sales.

Please also note that we regularly publish and update real estate price forecasts for Cali (Colombia) here.

Are we in a buyer or a seller market in Cali (Colombia) as of 2026?

As of early 2026, the Cali (Colombia) property market is mixed but leans buyer-friendly for most properties, while premium well-located units still favor sellers.

The estimated months-of-supply in Cali (Colombia) is around 8 to 12 months for average properties, which typically means buyers have reasonable negotiating power since a balanced market sits closer to 6 months.

Roughly 15% to 25% of listings in Cali (Colombia) have undergone price reductions after extended time on market, suggesting that many sellers are overpricing initially and adjusting downward when they fail to attract offers.

We have made this infographic to give you a quick and clear snapshot of the property market in Colombia. 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.

Are homes overpriced, or fairly priced in Cali (Colombia) as of 2026?

Are homes overpriced versus rents or versus incomes in Cali (Colombia) as of 2026?

As of early 2026, homes in Cali (Colombia) appear close to fairly priced when compared to rents, but they look stretched when compared to average local incomes due to high financing costs.

The price-to-rent ratio in Cali (Colombia) sits around 15 to 18 years of rent to equal the purchase price, which is reasonable for a Colombian city and suggests rental yields remain attractive in the 5% to 7% range.

The price-to-income multiple in Cali (Colombia) is approximately 8 to 10 times the median household income, which is above the 5 to 6 times ratio typically considered affordable, though this is common across most Latin American metros.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cali (Colombia).

Are home prices above the long-term average in Cali (Colombia) as of 2026?

As of early 2026, property prices in Cali (Colombia) are estimated to be 20% to 30% above pre-pandemic 2019 levels in nominal terms, reflecting a multi-year climb rather than a sudden spike.

The recent 12-month price change in Cali (Colombia) has been around 4% to 7% for new housing, which is slower than the rapid growth seen in 2022 and 2023 but still above general inflation.

When adjusted for inflation, real prices in Cali (Colombia) are likely near or slightly above their prior cycle peak, meaning buyers today are paying more in purchasing power terms than at any point in recent history.

What local changes could move prices in Cali (Colombia) as of 2026?

Are big infrastructure projects coming to Cali (Colombia) as of 2026?

As of early 2026, the biggest infrastructure project that could impact property prices in Cali (Colombia) is the Tren de Cercanias del Valle, an electric commuter rail planned to connect Cali with Jamundi and surrounding areas, which could boost values along the southern corridor by 10% to 20% over time.

The timeline for this project remains uncertain because political friction between the national government and Valle del Cauca regional leaders has caused delays, with construction not expected to begin until at least 2027 or 2028 if current obstacles are resolved.

For the latest updates on the local projects, you can read our property market analysis about Cali (Colombia) here.

Are zoning or building rules changing in Cali (Colombia) as of 2026?

The most important zoning discussion underway in Cali (Colombia) is the ongoing revision of the Plan de Ordenamiento Territorial (POT), which determines where new housing can be built, at what density, and which areas are protected from development.

As of early 2026, the likely net effect of these zoning changes on property prices in Cali (Colombia) is mixed: areas slated for densification could see more apartment supply (capping price growth), while environmentally protected zones near Pance and the hillsides could see prices rise due to supply constraints.

The types of areas most affected by these rule changes in Cali (Colombia) include the southern expansion zones toward Jamundi, central corridors being targeted for mixed-use redevelopment, and western hillside neighborhoods where stricter environmental protections may limit new construction.

Are foreign-buyer or mortgage rules changing in Cali (Colombia) as of 2026?

As of early 2026, there are no major foreign-buyer restrictions being introduced in Cali (Colombia), and mortgage rules remain stable, though affordability continues to be pressured by the 9.25% policy rate that keeps borrowing costs high.

For foreign buyers, the main requirement in Colombia is registering the investment through the central bank's foreign exchange regime, which is a procedural step rather than a ban or significant barrier to purchasing property in Cali (Colombia).

On the mortgage side, the most relevant policy factor is the availability of VIS housing subsidies through the Mi Casa Ya program, which affects demand for affordable new-build units and can shift buyer behavior when quotas are increased or reduced.

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

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Colombia 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.

Will it be easy to find tenants in Cali (Colombia) as of 2026?

Is the renter pool growing faster than new supply in Cali (Colombia) as of 2026?

As of early 2026, renter demand in Cali (Colombia) appears to be growing at least as fast as new rental supply, which means landlords in well-located neighborhoods should have little trouble finding tenants.

The clearest signal of renter demand in Cali (Colombia) is improving employment conditions and falling unemployment in the metropolitan area, which supports household formation and the ability to pay rent.

On the supply side, construction permitting in Cali (Colombia) has been volatile and VIS policy uncertainty has held back some new project launches, meaning the pipeline of new rentable units is not flooding the market.

Are days-on-market for rentals falling in Cali (Colombia) as of 2026?

As of early 2026, the time to find a tenant for a well-priced rental in Cali (Colombia) is estimated at 2 to 4 weeks in high-demand areas, and this has been relatively stable or slightly improving over the past year.

There is a meaningful difference between neighborhoods: rentals in Valle del Lili, El Caney, La Flora, and Chipichape typically lease within 2 to 3 weeks, while properties in less central or oversupplied areas can take 6 to 8 weeks or longer.

One common reason days-on-market falls in Cali (Colombia) is tight supply of quality apartments in the 1 to 3 bedroom range, combined with steady demand from young professionals and families who prefer renting over buying in the current high-rate environment.

Are vacancies dropping in the best areas of Cali (Colombia) as of 2026?

As of early 2026, vacancy rates in the best-performing rental areas of Cali (Colombia) such as Granada, Santa Teresita, Ciudad Jardin, Valle del Lili, and Pance appear to be low and stable, with well-maintained apartments rarely sitting empty for long.

In these premium Cali (Colombia) neighborhoods, vacancy is estimated at 3% to 5%, compared to 7% to 10% in less desirable areas or for overpriced units across the broader market.

One practical sign that the best areas in Cali (Colombia) are tightening first is that landlords in neighborhoods like Granada and Valle del Lili are receiving multiple inquiries within the first week of listing, allowing them to be selective about tenant quality rather than lowering rent.

By the way, we've written a blog article detailing what are the current rent levels in Cali (Colombia).

Am I buying into a tightening market in Cali (Colombia) as of 2026?

Is for-sale inventory shrinking in Cali (Colombia) as of 2026?

As of early 2026, for-sale inventory in Cali (Colombia) is not shrinking uniformly, but it is notably tighter for well-located, move-in-ready apartments and houses while remaining elevated for overpriced or poorly positioned properties.

The estimated months-of-supply in Cali (Colombia) varies significantly by segment: desirable neighborhoods like Ciudad Jardin and Granada may have around 4 to 6 months of inventory, while fringe areas or stale listings push the citywide average closer to 10 to 12 months, which is above the balanced market threshold.

One key reason inventory is constrained for quality properties in Cali (Colombia) is that existing homeowners with low-rate mortgages are reluctant to sell and buy again at today's higher rates, reducing turnover of the best stock.

Are homes selling faster in Cali (Colombia) as of 2026?

As of early 2026, median days-on-market for homes in Cali (Colombia) is estimated at around 60 to 90 days for the average listing, and this pace has been stable or slightly slower compared to the faster-moving market of 2021 and 2022.

The year-over-year change in median days-on-market for Cali (Colombia) is roughly flat to slightly longer, as high mortgage rates continue to limit the number of buyers who can act quickly, even though demand remains present.

Are new listings slowing down in Cali (Colombia) as of 2026?

As of early 2026, new for-sale listings in Cali (Colombia) appear to be somewhat constrained compared to historical norms, though we cannot confirm an exact year-over-year percentage change due to limited centralized listing data.

The seasonal pattern for new listings in Cali (Colombia) typically shows more activity in the first and third quarters, and current levels seem consistent with or slightly below that pattern, suggesting owners are cautious about selling in the current rate environment.

The most plausible reason new listings are subdued in Cali (Colombia) is that homeowners who locked in mortgages at lower rates in previous years are hesitant to sell and take on new, more expensive financing, reducing overall market turnover.

Is new construction failing to keep up in Cali (Colombia) as of 2026?

As of early 2026, new construction in Cali (Colombia) is not dramatically undersupplying the market, but permitting volatility and policy uncertainty around VIS subsidies have created uneven delivery that keeps quality inventory from growing rapidly.

The recent trend in construction permits for Cali (Colombia) shows periods of strong licensing followed by pullbacks, often tied to changes in national housing subsidy programs and financing availability for developers.

The single biggest bottleneck limiting new construction in Cali (Colombia) is uncertainty around government housing subsidies and developer financing costs, which makes builders cautious about launching new projects until demand signals are clearer.

We made this infographic to show you how property prices in Colombia 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.

Will it be easy to sell later in Cali (Colombia) as of 2026?

Is resale liquidity strong enough in Cali (Colombia) as of 2026?

As of early 2026, resale liquidity in Cali (Colombia) is reasonably strong for mainstream apartments and houses in established neighborhoods, meaning a correctly priced property should find a buyer within a few months.

The estimated median days-on-market for resale homes in Cali (Colombia) is around 60 to 90 days for well-priced units, which is acceptable liquidity though not as fast as the 30 to 45 days seen in a hot market.

The property characteristic that most improves resale liquidity in Cali (Colombia) is location in a high-demand neighborhood like Valle del Lili, Granada, El Caney, or Santa Teresita, followed by having standard 2 to 3 bedroom layouts that appeal to the broadest buyer pool.

Is selling time getting longer in Cali (Colombia) as of 2026?

As of early 2026, selling time in Cali (Colombia) has stretched slightly compared to the faster pace of 2021 and 2022, but it has stabilized rather than continuing to lengthen dramatically.

The current median days-on-market in Cali (Colombia) is estimated at 60 to 90 days for properly priced listings, with a realistic range from 30 days for highly desirable properties up to 120 days or more for overpriced or difficult-to-sell units.

One clear reason selling time can lengthen in Cali (Colombia) is affordability pressure: when mortgage rates stay high, fewer buyers qualify for financing, which means each listing competes for a smaller pool of ready buyers.

Is it realistic to exit with profit in Cali (Colombia) as of 2026?

As of early 2026, the likelihood of selling with a profit in Cali (Colombia) is medium to high if you hold for at least 3 to 5 years, buy at a fair price, and choose a rentable location that generates income while you wait.

The estimated minimum holding period in Cali (Colombia) that typically makes exiting with profit realistic is around 4 to 5 years, which allows enough time for modest appreciation to overcome transaction costs and any short-term market softness.

The estimated total round-trip cost drag in Cali (Colombia), including buying and selling expenses such as notary fees, registration, agent commissions, and taxes, is approximately 8% to 12% of the property value, which translates to roughly 30 to 50 million Colombian pesos on a mid-range property (about 7,000 to 12,000 USD or 6,500 to 11,000 EUR).

One clear factor that most increases profit odds in Cali (Colombia) is buying slightly below market value through negotiation or distressed sales, which gives you a built-in cushion before appreciation even begins.

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 Cali (Colombia), 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.

Source	Why it's authoritative	How we used it
DANE IPVN	Colombia's official statistics agency tracking new-home prices.	We used it to anchor new-build price trends for apartments and houses in Cali (Colombia). We compared quarterly movements to assess whether prices looked stretched.
Banco de la Republica IPVU	Central bank index based on real mortgage appraisal data.	We used it to estimate used-home price momentum in Cali (Colombia). We compared new versus resale dynamics to understand market breadth.
Banco de la Republica Policy Minutes	Official record of central bank rate decisions and reasoning.	We used it to understand mortgage rate pressure and likelihood of rate cuts. We translated policy stance into affordability implications for 2026.
Banco de la Republica Stability Report	Central bank assessment of credit and real estate systemic risk.	We used it to evaluate crash risk and credit bubble signals. We checked delinquency and leverage metrics to assess market health.
DANE ELIC Construction Licenses	Official permitting data showing future supply pipeline.	We used it to estimate upcoming housing supply in Cali (Colombia). We separated VIS and non-VIS trends when data allowed.
DANE GEIH Labor Survey	Official labor market data tied directly to housing demand.	We used it to ground Cali (Colombia) demand drivers through employment trends. We cross-checked with local institution summaries.
Camara de Comercio de Cali	City's main business institution compiling local economic data.	We used it to translate national trends into Cali-specific demand drivers. We verified employment, poverty, and business activity context.
MinVivienda Mi Casa Ya	Official government housing subsidy program dashboard.	We used it to judge policy-driven demand for affordable housing. We tracked subsidy availability and its effect on new-build sales.
Cali POT Planning Documents	Official city zoning and land-use planning source.	We used it to identify where supply could expand or be constrained. We translated zoning direction into neighborhood-level price implications.
MinTransporte Tren de Cercanias	National ministry announcement on major transit infrastructure.	We used it to map likely price uplift corridors in southern Cali (Colombia). We tempered optimism by checking execution risk.
El Pais Colombia	Major newspaper with credible reporting on project delays.	We used it to stress-test infrastructure optimism with real-world delivery risk. We treated it as context alongside official sources.
BIS via FRED	International data provider with clear methodology on property prices.	We used it to benchmark Colombia's long-term housing cycle against inflation. We applied it for macro context, not neighborhood-level calls.
CAMACOL Coordenada Urbana	Main construction guild with widely used market monitoring data.	We used it to interpret new-home sales, inventory rotation, and launch trends. We cross-checked with DANE licensing to avoid single-source bias.
BBVA Research	Major bank research team with transparent housing analysis.	We used it to triangulate rent-versus-own trends and affordability pressure. We treated it as a second opinion alongside official statistics.
Banco de la Republica Foreign Investment Regime	Official framework for foreign capital registration in Colombia.	We used it to clarify that foreign participation is a registration process, not a ban. We avoided blog summaries and relied on primary sources.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Colombia. 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.