Authored by the expert who managed and guided the team behind the Colombia Property Pack
Yes, the analysis of Cartagena's property market is included in our pack
Cartagena remains one of Colombia's most attractive cities for short-term rental investors, but the reality of running an Airbnb there in 2026 is more nuanced than many expect.
This guide breaks down everything you need to know about current regulations, realistic earnings, expenses, and which properties actually perform well in this competitive Caribbean market.
We constantly update this blog post with fresh data, so you always have the most current picture of Airbnb profitability in Cartagena.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cartagena.
Insights
- Cartagena Airbnb hosts face a 20 to 30 percentage point occupancy gap between average performers (around 45%) and top hosts (around 65%), meaning operational quality matters more than location alone in this market.
- The median nightly rate in Cartagena sits around $120, but the average is closer to $150 because a small number of luxury colonial homes and staffed villas pull the citywide average significantly higher.
- January alone can generate 50% to 100% more revenue than a typical month in Cartagena due to the Cartagena Festival de Música and Hay Festival happening back to back.
- Building rules, not city laws, are the real gatekeepers for Airbnb in Cartagena since many condo associations in Bocagrande and Centro Histórico restrict or ban short-term rentals entirely.
- Around 98% of Cartagena Airbnb listings offer WiFi and 96% have air conditioning, making these two amenities table stakes rather than differentiators.
- The $70 to $130 per night price band is the most crowded in Cartagena, with intense competition among smaller condos in Bocagrande, Marbella, and Crespo.
- Cartagena closed 2025 with 5.5 million tourists, providing a strong demand baseline that supports the city's 10,000 to 16,000 active short-term rental listings heading into 2026.
- Self-managed Airbnb hosts in Cartagena typically keep 35% to 55% of gross revenue as net profit, while those using property managers often see margins drop to 20% to 35%.
Can I legally run an Airbnb in Cartagena in 2026?
Is short-term renting allowed in Cartagena in 2026?
As of the first half of 2026, short-term renting is generally allowed in Cartagena, but Colombia treats it as a tourism accommodation service rather than ordinary residential renting, which means you must comply with specific tourism regulations.
The main legal framework comes from national decrees, particularly Decree 1074 of 2015 and Decree 1836 of 2021, which classify vacation rentals as "viviendas turísticas" and require registration with Colombia's national tourism system.
The single most important requirement is obtaining and maintaining an active RNT (Registro Nacional de Turismo) registration, and platforms like Airbnb are now legally required to only list properties with valid tourism registration.
Beyond national rules, your building's internal regulations under Colombia's "propiedad horizontal" system can restrict or completely block short-term rentals, which is a common friction point even in prime tourist areas like Centro Histórico and Bocagrande.
Penalties for operating without proper registration can include fines from the Superintendencia de Industria y Comercio (SIC), platform delisting, and enforcement actions coordinated between tourism authorities and consumer protection agencies.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Colombia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Colombia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Cartagena as of 2026?
As of the first half of 2026, Cartagena does not have a citywide minimum-stay requirement or maximum nights-per-year cap that applies to all short-term rentals.
These rules do not differ by property type or host residency status at the city level, meaning there are no official restrictions limiting how many nights you can rent or requiring a minimum booking length anywhere in Cartagena.
However, individual condo buildings under Colombia's propiedad horizontal regime can and often do impose their own restrictions, including minimum stays or complete bans on short-term guests, so the real limits often come from your building's internal regulations rather than city law.
Do I have to live there, or can I Airbnb a secondary home in Cartagena right now?
Colombia does not require you to live in a property to operate it as a short-term rental, so you can legally Airbnb a secondary home or investment property in Cartagena as long as you comply with tourism registration requirements.
Owners of secondary homes can operate short-term rentals by registering as a tourism accommodation provider, maintaining active RNT status, and meeting guest registration obligations under Decree 1836.
There are no additional permits specifically required for non-primary residences at the national level, though your condo building's internal rules may impose extra conditions or outright prohibit tourism use regardless of your ownership type.
The main practical difference between renting a primary versus secondary home is that buildings with more owner-occupants tend to have stricter neighbor scrutiny and HOA pushback against short-term guests, even if both are technically legal under national law.
Get fresh and reliable information about the market in Cartagena
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Can I run multiple Airbnbs under one name in Cartagena right now?
Yes, you can operate multiple Airbnb listings under one name in Cartagena, and this is actually common among small operators who manage several condos or a mix of properties across different neighborhoods.
There is no hard legal cap on the number of properties one person or entity can list for short-term rental in Cartagena, though each property must be individually registered and compliant with tourism requirements.
Each listing needs its own valid RNT registration and must meet guest registration obligations, and as your portfolio grows you will likely need to treat the operation as a formal business with proper bookkeeping, local tax filings, and potentially professional management processes.
Do I need a short-term rental license or a business registration to host in Cartagena as of 2026?
As of the first half of 2026, the essential requirement for hosting in Cartagena is tourism registration through the RNT (Registro Nacional de Turismo), which functions as Colombia's version of a short-term rental license for vacation properties.
The registration process happens through Confecámaras and requires you to provide property documentation and basic business information, with the timeline typically taking a few weeks depending on your responsiveness and document preparation.
You will need to submit proof of property ownership or authorization to operate, comply with guest registration requirements through Colombia's lodging card system, and keep your RNT status active by renewing during the annual window (typically early in the year).
The RNT registration itself does not have a significant upfront fee like traditional business licenses, but you should budget for ongoing local tax obligations including ICA (industry and commerce tax) filings through Cartagena's municipal tax portal.
Are there neighborhood bans or restricted zones for Airbnb in Cartagena as of 2026?
As of the first half of 2026, there is no official citywide map of banned neighborhoods for Airbnb in Cartagena, but certain areas face heightened enforcement and building-level restrictions that effectively limit short-term rentals.
Centro Histórico has seen enforcement actions against properties operating as short-stay lodging in buildings designated for residential use, and the heritage protection status of the old city means any tourism activity faces more scrutiny from both neighbors and authorities.
The main reasons for restrictions in these zones are heritage preservation concerns, neighbor complaints about noise and turnover, and building associations that have formally voted to prohibit tourism use under their propiedad horizontal rules.
Get to know the market before buying a property in Cartagena
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How much can an Airbnb earn in Cartagena in 2026?
What's the average and median nightly price on Airbnb in Cartagena in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Cartagena is around $145 to $155 USD (approximately 580,000 to 620,000 COP or 135 to 145 EUR), while the median sits lower at roughly $115 to $125 USD (460,000 to 500,000 COP or 107 to 116 EUR).
The typical nightly price range covering about 80% of Cartagena Airbnb listings falls between $70 and $220 USD (280,000 to 880,000 COP or 65 to 205 EUR), reflecting the wide gap between budget condos and premium colonial homes.
The single biggest factor affecting nightly pricing in Cartagena is location, with Centro Histórico and Getsemaní commanding the highest rates due to walkability and character, while beachfront buildings in Bocagrande compete on sea views and amenities.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Cartagena.
How much do nightly prices vary by neighborhood in Cartagena in 2026?
As of the first half of 2026, nightly Airbnb prices in Cartagena vary dramatically from around $90 USD (360,000 COP or 84 EUR) in Manga to over $300 USD (1,200,000 COP or 280 EUR) in Centro Histórico for premium colonial properties.
The three neighborhoods with the highest average nightly prices in Cartagena are Centro Histórico at $170 to $300+ USD (680,000 to 1,200,000+ COP or 158 to 280+ EUR), La Boquilla at $130 to $250 USD (520,000 to 1,000,000 COP or 121 to 233 EUR), and Getsemaní at $130 to $230 USD (520,000 to 920,000 COP or 121 to 214 EUR).
The three neighborhoods with the lowest average nightly prices are Manga at $90 to $160 USD (360,000 to 640,000 COP or 84 to 149 EUR), Marbella and Crespo at $90 to $170 USD (360,000 to 680,000 COP or 84 to 158 EUR), and these areas still attract guests looking for airport proximity, longer stays, and a more local neighborhood feel.
What's the typical occupancy rate in Cartagena in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Cartagena falls between 40% and 50%, meaning a well-positioned property can expect roughly 12 to 15 booked nights per month on average.
The realistic occupancy range covering most Cartagena listings spans from about 35% for underperforming properties to 55% for solid mid-tier performers, with top hosts reaching 60% to 70% occupancy.
Cartagena's occupancy rates are competitive with other major Colombian tourism destinations, supported by the city's strong international profile and the 5.5 million tourists who visited in 2025.
The single biggest factor for achieving above-average occupancy in Cartagena is responsive hosting combined with professional photography and dynamic pricing, since the market is competitive enough that operational quality separates winners from the crowded middle.
Make a profitable investment in Cartagena
Better information leads to better decisions. Save time and money. Download our data.
What's the average monthly revenue per listing in Cartagena in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Cartagena is approximately $2,000 to $2,400 USD (8,000,000 to 9,600,000 COP or 1,860 to 2,230 EUR), calculated from typical nightly rates multiplied by average occupancy.
The realistic monthly revenue range covering about 80% of Cartagena listings falls between $1,300 and $3,500 USD (5,200,000 to 14,000,000 COP or 1,210 to 3,260 EUR), with the wide spread reflecting differences in property quality, location, and host performance.
Top Airbnb listings in Cartagena, particularly well-managed colonial homes in Centro Histórico or large beachfront condos with premium amenities, can achieve $4,000 to $6,000 USD (16,000,000 to 24,000,000 COP or 3,720 to 5,580 EUR) per month during peak season. Using a simple calculation: a $200 nightly rate at 65% occupancy over 30 nights yields roughly $3,900 monthly revenue.
Finally, note that we give here all the information you need to buy and rent out a property in Cartagena.
What's the typical low-season vs high-season monthly revenue in Cartagena in 2026?
As of the first half of 2026, a well-positioned Cartagena Airbnb can generate $3,200 to $4,200 USD (12,800,000 to 16,800,000 COP or 2,980 to 3,910 EUR) during high season compared to just $1,100 to $1,700 USD (4,400,000 to 6,800,000 COP or 1,020 to 1,580 EUR) during low season months.
High season in Cartagena runs strongly through January and the first half of February, driven by the Cartagena Festival de Música in early January and Hay Festival from January 29 to February 1, while low season typically hits in October and parts of May when both international tourism and local travel slow down.
What's a realistic Airbnb monthly expense range in Cartagena in 2026?
As of the first half of 2026, self-managing hosts in Cartagena should expect monthly operating expenses of $450 to $900 USD (1,800,000 to 3,600,000 COP or 420 to 840 EUR) for fixed costs plus cleaning fees per turnover, while those using property managers typically see total expenses of $900 to $1,800 USD (3,600,000 to 7,200,000 COP or 840 to 1,675 EUR).
The single largest expense category for most Cartagena Airbnb hosts is property management fees if used, typically running 15% to 25% of revenue, or utilities and HOA fees for self-managers, with electricity and air conditioning costs alone often reaching $150 to $250 USD (600,000 to 1,000,000 COP or 140 to 233 EUR) monthly in the tropical climate.
Hosts in Cartagena should expect to spend roughly 40% to 60% of gross revenue on operating expenses when self-managing, or 55% to 75% when using professional management, leaving net margins that require careful attention to pricing and occupancy.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cartagena.
What's realistic monthly net profit and profit per available night for Airbnb in Cartagena in 2026?
As of the first half of 2026, a self-managed Airbnb in Cartagena typically generates net profit of $750 to $1,150 USD (3,000,000 to 4,600,000 COP or 700 to 1,070 EUR) per month, which translates to roughly $25 to $38 USD (100,000 to 152,000 COP or 23 to 35 EUR) profit per available night.
The realistic monthly net profit range covering most Cartagena listings spans from about $400 USD (1,600,000 COP or 370 EUR) for lower performers or managed properties up to $1,500 USD (6,000,000 COP or 1,395 EUR) for well-optimized self-managed units in prime locations.
Net profit margins for Cartagena Airbnb hosts typically range from 20% to 35% when using professional management, and 35% to 55% when self-managing with tight expense control.
The break-even occupancy rate for a typical Cartagena Airbnb listing sits around 25% to 35%, meaning you need roughly 8 to 11 booked nights per month just to cover fixed costs before generating any profit.
In our property pack covering the real estate market in Cartagena, we explain the best strategies to improve your cashflows.
Don't buy the wrong property, in the wrong area of Cartagena
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
How competitive is Airbnb in Cartagena as of 2026?
How many active Airbnb listings are in Cartagena as of 2026?
As of the first half of 2026, Cartagena has approximately 10,000 to 16,000 active short-term rental listings, with the range depending on how different data providers define "active" and whether they include only Airbnb or also Vrbo inventory.
This represents continued growth from previous years, reflecting Cartagena's strong tourism fundamentals and the 5.5 million visitors recorded in 2025, though the pace of new supply has created meaningful pricing pressure for hosts in crowded segments.
Which neighborhoods are most saturated in Cartagena as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Cartagena are Bocagrande, El Laguito, Castillogrande, Centro Histórico, Getsemaní, Marbella, and Crespo, where the concentration of listings makes differentiation increasingly difficult.
These areas became saturated because they represent Cartagena's two main tourism "machines": the beachfront high-rise corridor (Bocagrande through Crespo) that appeals to guests wanting sea views and pools, and the heritage core (Centro and Getsemaní) that draws visitors seeking colonial architecture and nightlife walkability.
Relatively undersaturated neighborhoods that may offer better opportunities for new hosts include parts of Manga, which attracts longer stays and guests seeking a more local residential feel, and the emerging La Boquilla corridor where beach-plus-nature positioning can differentiate from the crowded Bocagrande strip.
If you want to know more, we have a blog article listing all the top property areas in Cartagena.
What local events spike demand in Cartagena in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Cartagena are the Cartagena Festival de Música in early January and the Hay Festival running January 29 to February 1, along with the city's ongoing cultural programming throughout the year.
During these peak events, hosts typically see booking rates increase by 30% to 50% above normal and can raise nightly rates by 25% to 40% while maintaining strong occupancy, making the late January to early February window particularly valuable.
Hosts should adjust pricing and tighten minimum stays at least 4 to 6 weeks before major events to capture early bookers while leaving room to optimize rates as inventory tightens closer to event dates.
What occupancy differences exist between top and average hosts in Cartagena in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Cartagena achieve occupancy rates of 60% to 70%, particularly those operating in Centro Histórico, Getsemaní, or well-positioned sea-view buildings with strong amenities and professional operations.
Average hosts in Cartagena typically see occupancy around 40% to 50%, creating a gap of 15 to 25 percentage points that translates to 5 to 8 additional booked nights per month for top performers.
New hosts in Cartagena generally need 6 to 12 months of consistent quality hosting to build the reviews, optimization, and pricing expertise needed to reach top-performer occupancy levels.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Cartagena.
What amenities do nearly all competitors offer in Cartagena right now?
As of the first half of 2026, the near-universal amenities among Cartagena Airbnb listings are WiFi (offered by 98% of properties) and air conditioning (96%), making these absolute requirements rather than differentiators in this tropical market.
Beyond these basics, about 87% of listings include a kitchen and 85% offer a TV, while roughly 40% have pool access, which is common in the beachfront condo towers of Bocagrande, El Laguito, and Castillogrande.
The amenities most likely to help a Cartagena listing stand out are reliable high-speed WiFi (not just any WiFi), blackout curtains for better sleep, quality linens, and responsive air conditioning, since these address the comfort pain points guests commonly mention in reviews.
Which price points are most crowded, and where's the "white space" for new hosts in Cartagena right now?
The nightly price range with the highest concentration of listings in Cartagena is $70 to $130 USD (280,000 to 520,000 COP or 65 to 121 EUR), where value-focused condos and small apartments compete intensely on price.
The most crowded price points where differentiation is hardest fall between $100 and $180 USD (400,000 to 720,000 COP or 93 to 167 EUR), while "white space" opportunities exist above $200 USD (800,000 COP or 186 EUR) for genuinely premium experiences and below $70 USD (280,000 COP or 65 EUR) for well-designed budget options in emerging areas.
New hosts can successfully compete in underserved segments by offering family-ready 2 to 3 bedroom condos with real workspaces in Crespo or Marbella, boutique historic stays in Centro that solve noise and humidity issues, or beach-plus-culture hybrid positioning in La Boquilla.
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.
What property works best for Airbnb demand in Cartagena right now?
What bedroom count gets the most bookings in Cartagena as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom units get the most bookings on Airbnb in Cartagena, driven by the market's heavy concentration of couples and small friend groups traveling together.
The estimated booking rate breakdown shows 1-bedroom and 2-bedroom units capturing roughly 65% to 75% of total bookings, studios taking about 10% to 15%, and 3+ bedroom properties accounting for 15% to 20% of bookings but with higher revenue potential per booking.
One and two-bedroom properties perform best in Cartagena because the traveler mix skews toward romantic getaways and small group trips, while larger properties face more seasonal volatility since family and event bookings concentrate heavily in January and holiday periods.
What property type performs best in Cartagena in 2026?
As of the first half of 2026, well-managed condos and apartments in beachfront towers represent the best-performing property type for consistent, repeatable Airbnb income in Cartagena, offering predictable demand, building amenities, and lower operational complexity than houses.
Occupancy rates across property types show condos typically achieving 45% to 55% occupancy with moderate ADRs, colonial houses in Centro reaching 40% to 50% occupancy but at significantly higher nightly rates, and beach-adjacent villas in La Boquilla seeing more volatile 35% to 50% occupancy with strong group booking potential.
Condos outperform in Cartagena because they combine sea views, pool access, and 24-hour security with lower maintenance requirements, while colonial homes earn more per booking but demand more intensive operations and face stricter neighbor scrutiny in the heritage zone.
What location traits boost bookings in Cartagena right now?
As of the first half of 2026, the location traits that most reliably boost Airbnb bookings in Cartagena are walkability to Centro Histórico or Getsemaní, direct beachfront access in the Bocagrande corridor, and easy airport transfers from Crespo and Marbella.
Properties that combine strong air conditioning, quiet sleeping conditions, and building amenities like pools and 24-hour security consistently outperform, since these match what 85% to 98% of competitors already offer, meaning guests actively filter for them.
The micro-location factors that often get overlooked but matter significantly in Cartagena include noise insulation in Getsemaní (where nightlife is both an attraction and a sleep issue), elevator access in buildings with more than three floors, and quality window treatments for managing the intense Caribbean light.
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 Cartagena, 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 |
|---|---|---|
| Función Pública (Decree 1836) | This is Colombia's official government registry of binding national regulations. | We used it to identify platform compliance requirements and host obligations. We grounded the "can I legally do this?" section in these national requirements. |
| Cancillería (Decree 1074) | This is Colombia's official compilation of national economic sector regulation. | We used it to confirm that vacation rentals require RNT registration. We avoided relying on secondary interpretations by checking primary legal text. |
| Confecámaras RNT Portal | Confecámaras operates the official public tourism registration system used nationwide. | We used it to confirm RNT exists as the required public register. We explained the practical step of verifying and maintaining active status. |
| MinCIT RNT Updates | This is Colombia's national ministry responsible for tourism policy and oversight. | We used it to confirm renewal timing and update procedures. We translated legal requirements into a simple compliance checklist. |
| MinVivienda | This is Colombia's national housing ministry explaining how housing regimes interact with tourism use. | We used it to explain why building rules can block STRs even when national law allows them. We supported the reality that condo regulations matter significantly. |
| Superintendencia de Industria y Comercio | This is Colombia's national consumer and market authority enforcing compliance. | We used it to show enforcement attention on registered tourism providers. We framed compliance as an enforcement risk issue, not just paperwork. |
| Alcaldía de Cartagena | This is the official district government site reporting local tourism outcomes. | We used it to support the demand backdrop going into 2026 with 5.5 million visitors in 2025. We justified why Cartagena's STR demand is structurally strong. |
| Corpoturismo | This is Cartagena's official tourism promotion entity publishing periodic indicators. | We used it to understand seasonality and demand dynamics. We anchored the events and seasonality discussion in local tourism reporting. |
| Portal Tributario Cartagena | This is Cartagena's official tax portal where local taxes are declared and paid. | We used it to ensure the expense section reflects real local tax obligations. We avoided vague "maybe there's a city tax" statements. |
| AirDNA | AirDNA is a widely used STR analytics provider with transparent metric definitions and broad coverage. | We used it for headline market metrics including ADR, occupancy, and listing counts. We cross-checked against other datasets before making confident estimates. |
| AirROI | AirROI is an STR analytics provider publishing comparable metrics for triangulation. | We used it to cross-check AirDNA's figures for ADR, occupancy, and listing counts. We sanity-checked our revenue math using their independent data. |
| PriceLabs | PriceLabs is a major pricing tool whose STR Index is widely referenced by hosts and managers. | We used it to interpret competitive dynamics and pricing pressure in Cartagena. We treated it as a market behavior cross-check rather than our only numeric source. |
| Hay Festival Cartagena | This is the festival's official organizer site with confirmed dates and program details. | We used it to identify a reliable demand spike window in late January. We translated events into concrete calendar-driven pricing opportunities. |
| Cartagena Festival de Música | This is the festival's official site publishing timing and positioning. | We used it to support early January high-demand dynamics. We explained why January is different in Cartagena versus many other beach markets. |
| El Universal Cartagena | This is a major local news source covering Cartagena regulatory and enforcement developments. | We used it as a reality check on local enforcement actions. We triangulated official rules with on-the-ground implementation. |
| Cambio Colombia | This is a national news outlet covering policy and planning developments. | We used it to understand heritage zone scrutiny in Centro Histórico. We explained why the historic core faces more regulatory attention. |
Get fresh and reliable information about the market in Cartagena
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Related blog posts