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
Thinking about starting an Airbnb in Colombia but unsure if it's worth it in 2026?
This guide covers everything you need to know about Airbnb regulations, realistic income expectations, and market competition across Colombia's major cities, and we update it regularly as new data becomes available.
We also dive into current housing prices in Colombia and how they affect your potential returns as an Airbnb host.
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 Colombia.
Insights
- Colombia has roughly 89,000 active short-term rental listings across its seven major markets, with Medellin and Bogota each hosting over 22,000 properties, making competition fierce in prime neighborhoods like El Poblado and Chapinero.
- The average nightly rate for Airbnb listings in Colombia sits around 280,000 COP (approximately $75 USD), but premium neighborhoods in Cartagena's Walled City can command rates 50% to 70% higher than city averages.
- Typical occupancy rates across Colombia range from 47% to 57%, meaning hosts should plan for roughly half their calendar being booked rather than assuming near-full occupancy.
- Colombia's government introduced stricter RNT (Registro Nacional de Turismo) requirements in late 2025, requiring platforms like Airbnb to verify host registration, which could reshape the market throughout 2026.
- Two-bedroom apartments consistently generate the highest booking volumes in Colombia, particularly in Medellin and Bogota where remote workers and digital nomads drive demand for livable spaces with strong Wi-Fi.
- High season in coastal cities like Cartagena can boost monthly revenue by 40% to 60% compared to low season, with January and December being peak months along the Caribbean coast.
- Building rules (Reglamento de Propiedad Horizontal) often matter more than national laws for Colombian Airbnb hosts, since many apartment complexes explicitly prohibit rentals under 30 days.
- Top-performing hosts in Colombia achieve occupancy rates 10 to 20 percentage points higher than average hosts, primarily through professional photography, responsive communication, and reliable amenities like A/C and fast internet.
- Monthly operating expenses for a typical Colombian Airbnb range from 1,700,000 to 4,500,000 COP ($450 to $1,200 USD) for apartments, covering cleaning, utilities, platform fees, and maintenance reserves.
Can I legally run an Airbnb in Colombia in 2026?
Is short-term renting allowed in Colombia in 2026?
As of the first half of 2026, short-term renting is generally allowed in Colombia, but you are operating a regulated tourism activity rather than a casual rental arrangement.
The main legal framework governing short-term rentals in Colombia is the National Tourism Registry (Registro Nacional de Turismo or RNT), which requires all tourist accommodation providers to register formally through the official Confecamaras platform.
The single most important restriction hosts must comply with is obtaining and displaying a valid RNT number, as Airbnb now requires this registration before allowing listings to go live on the platform.
Beyond the RNT, hosts in apartment buildings must check whether their building's horizontal property rules (Reglamento de Propiedad Horizontal) allow rentals under 30 days, since many buildings explicitly prohibit short-term tourist stays regardless of national law.
Operating without proper RNT registration or in violation of building rules can result in fines, listing removal from platforms, and even temporary closure orders from local authorities under the enhanced enforcement measures introduced in late 2025.
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 Colombia as of 2026?
As of the first half of 2026, Colombia does not have a national minimum-stay requirement or a maximum nights-per-year cap like some European cities impose on Airbnb hosts.
These rules do not differ based on property type or host residency status at the national level, meaning there is no restriction on any property type and nowhere in Colombia faces a government-mandated annual rental limit.
The practical constraints come instead from individual building regulations, where many horizontal property regimes require minimum stays of 30 days or prohibit tourist rentals entirely, regardless of what national law allows.
Do I have to live there, or can I Airbnb a secondary home in Colombia right now?
Colombia does not impose a primary residence requirement for Airbnb hosts, meaning you can legally operate a short-term rental from a secondary home or investment property.
Owners of secondary homes and investment properties can operate short-term rentals in Colombia as long as they comply with RNT registration and their building's horizontal property rules permit tourist accommodation.
There are no additional permits or conditions specifically targeting non-primary residence rentals at the national level, though you must still meet the same formalization requirements as any other host.
The main practical difference is that many investors managing properties remotely face challenges with property management quality, guest communication, and maintaining the high review scores that drive bookings in Colombia's competitive markets.
Don't buy the wrong property, in the wrong area of Colombia
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Colombia right now?
Yes, you can legally run multiple Airbnb listings under one name in Colombia, though doing so triggers more formalized business treatment from both tourism and tax authorities.
There is no maximum number of properties one person or entity can list for short-term rental in Colombia, but operating multiple units increases scrutiny around proper RNT registration, tax compliance, and building-level permissions.
Hosts with multiple listings face the same registration requirements as single-property hosts but should expect to manage separate RNT registrations for each property and maintain careful records for DIAN tax purposes.
Do I need a short-term rental license or a business registration to host in Colombia as of 2026?
As of the first half of 2026, all short-term rental hosts in Colombia must register in the National Tourism Registry (RNT) through the Confecamaras platform, which functions as your tourism license rather than a separate business registration.
The registration process involves creating an account on the RNT portal, providing property details including address and capacity, and submitting documentation about horizontal property compliance if applicable, with the typical timeline running one to three weeks for approval.
Required documents typically include your Colombian ID or foreigner identification, property ownership or authorized rental documentation, and in some cases financial statements if you qualify as a merchant under Colombian law.
The initial RNT registration is free, but hosts must renew annually within a specified window, and some municipalities may charge modest tourism-related fees in addition to the national registry requirements.
Are there neighborhood bans or restricted zones for Airbnb in Colombia as of 2026?
As of the first half of 2026, Colombia does not have official government-designated "no Airbnb zones," but practical restrictions exist at the building and neighborhood level through horizontal property rules and local enforcement patterns.
The neighborhoods with the strictest effective restrictions tend to be the most desirable tourist areas where residential complaints have prompted building-level bans, including parts of El Poblado and Laureles in Medellin, Chapinero and Chicó in Bogota, and the Walled City (Centro Histórico) and Getsemaní in Cartagena.
These restrictions often stem from resident complaints about noise, security concerns, and the impact of high tourist turnover on building communities, leading many condo associations to vote against allowing short-term rentals.
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.
How much can an Airbnb earn in Colombia in 2026?
What's the average and median nightly price on Airbnb in Colombia in 2026?
As of the first half of 2026, the estimated average nightly price for Airbnb listings across Colombia's major markets is approximately 280,000 COP ($75 USD / 70 EUR), while the median sits lower around 240,000 COP ($64 USD / 60 EUR) because luxury properties pull the average upward.
The typical nightly price range covering roughly 80% of Colombian listings runs from 150,000 to 500,000 COP ($40 to $135 USD / 37 to 125 EUR), with significant variation based on city, neighborhood, and property size.
Location within a city has the biggest single impact on nightly pricing in Colombia, with premium neighborhoods like El Poblado in Medellin or the Walled City in Cartagena commanding rates 40% to 70% higher than city averages.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Colombia.
How much do nightly prices vary by neighborhood in Colombia in 2026?
As of the first half of 2026, nightly prices in Colombia vary dramatically by neighborhood, with the gap between premium areas like Cartagena's Centro Histórico (450,000+ COP / $120+ USD / 110+ EUR per night) and value areas like Bogota's outer zones (110,000 COP / $30 USD / 28 EUR per night) representing nearly a 4x difference.
The three neighborhoods with the highest average nightly prices in Colombia are Cartagena's Walled City and Getsemaní (400,000 to 550,000 COP / $107 to $147 USD / 100 to 137 EUR), Medellin's El Poblado Provenza area (320,000 to 430,000 COP / $85 to $115 USD / 80 to 107 EUR), and Bogota's Zona T and Chicó districts (280,000 to 380,000 COP / $75 to $102 USD / 70 to 95 EUR).
The three neighborhoods with the lowest average nightly prices include areas like Bogota's Cedritos (130,000 to 180,000 COP / $35 to $48 USD / 33 to 45 EUR), outer Medellin neighborhoods beyond El Poblado (120,000 to 170,000 COP / $32 to $45 USD / 30 to 42 EUR), and Cartagena's La Boquilla beach area (140,000 to 190,000 COP / $37 to $51 USD / 35 to 48 EUR), though these areas still attract budget-conscious travelers and longer-stay guests.
What's the typical occupancy rate in Colombia in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings across Colombia's major markets averages approximately 51%, meaning hosts should expect roughly half their available nights to be booked.
The realistic occupancy rate range covering most listings in Colombia runs from 40% to 60%, with business-focused cities like Bogota showing steadier year-round performance while coastal leisure markets like Cartagena experience more dramatic seasonal swings.
Colombia's occupancy rates are generally in line with Latin American regional averages, though they trail behind mature STR markets in Europe and North America where occupancy commonly exceeds 60%.
The single biggest factor driving above-average occupancy in Colombia is responsive host communication and strong review scores, as the competitive supply in major cities means guests can easily book alternatives if a host seems unresponsive or has quality concerns.
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What's the average monthly revenue per listing in Colombia in 2026?
As of the first half of 2026, the estimated average monthly revenue per Airbnb listing across Colombia's major markets is approximately 27,700,000 COP ($7,400 USD / 6,900 EUR), while the median sits around 23,200,000 COP ($6,200 USD / 5,800 EUR) reflecting the skew from high-performing properties.
The realistic monthly revenue range covering roughly 80% of Colombian listings runs from 11,200,000 to 45,000,000 COP ($3,000 to $12,000 USD / 2,800 to 11,200 EUR), depending heavily on city, property type, and host performance.
Top-performing Airbnb listings in Colombia's premium markets can achieve monthly revenues of 56,000,000 to 75,000,000 COP ($15,000 to $20,000 USD / 14,000 to 18,700 EUR), particularly larger villas in Cartagena during high season or well-positioned multi-bedroom apartments in El Poblado serving digital nomad groups.
Finally, note that we give here all the information you need to buy and rent out a property in Colombia.
What's the typical low-season vs high-season monthly revenue in Colombia in 2026?
As of the first half of 2026, typical monthly revenue during Colombia's high season runs 35% to 60% above average months, while low-season revenue can drop 25% to 45% below average, creating significant cash flow variability for hosts who rely on STR income.
High season in coastal Colombia (Cartagena, Santa Marta, San Andrés) runs from mid-December through February and again during Semana Santa (Easter week), while low season stretches from September through November; inland cities like Bogota and Medellin experience less dramatic swings but still see peaks during major festivals and holidays.
What's a realistic Airbnb monthly expense range in Colombia in 2026?
As of the first half of 2026, a realistic monthly expense range for operating an Airbnb in Colombia runs from 1,700,000 to 4,500,000 COP ($450 to $1,200 USD / 420 to 1,120 EUR) for apartments, 2,600,000 to 8,200,000 COP ($700 to $2,200 USD / 650 to 2,050 EUR) for houses, and 4,500,000 to 16,800,000 COP ($1,200 to $4,500 USD / 1,120 to 4,200 EUR) for villas or large leisure properties.
The largest expense category for most Colombian Airbnb hosts is cleaning and turnover costs, typically running 150,000 to 300,000 COP ($40 to $80 USD / 37 to 75 EUR) per guest changeover, which adds up quickly with short stays and can represent 20% to 35% of operating costs.
Colombian hosts should typically expect to spend 25% to 40% of gross revenue on operating expenses, though this percentage can climb higher for properties with intensive turnover, professional management, or coastal locations with higher utility costs from air conditioning.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Colombia.
What's realistic monthly net profit and profit per available night for Airbnb in Colombia in 2026?
As of the first half of 2026, realistic monthly net profit for a well-run Airbnb in Colombia ranges from 6,700,000 to 18,000,000 COP ($1,800 to $4,800 USD / 1,680 to 4,480 EUR), with profit per available night running approximately 225,000 to 600,000 COP ($60 to $160 USD / 56 to 150 EUR).
The realistic monthly net profit range covering most Colombian listings falls between 3,700,000 and 19,500,000 COP ($1,000 to $5,200 USD / 930 to 4,850 EUR), with significant variation based on property positioning, expense management, and occupancy achievement.
Colombian Airbnb hosts typically achieve net profit margins between 55% and 75% of gross revenue, with the best performers reaching the higher end through efficient operations and premium pricing in strong neighborhoods.
The break-even occupancy rate for a typical Colombian Airbnb listing sits around 25% to 35%, meaning hosts need roughly 8 to 11 booked nights per month to cover their fixed and variable operating costs before generating profit.
In our property pack covering the real estate market in Colombia, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Colombia as of 2026?
How many active Airbnb listings are in Colombia as of 2026?
As of the first half of 2026, Colombia has approximately 89,000 active short-term rental listings across its seven major markets, with Medellin leading at roughly 24,700 listings, followed by Bogota with 22,500 and Cartagena with 16,300.
This supply has grown substantially over the past few years, with the RNT registry showing 109% growth since the 2022 formalization requirements, though the December 2025 regulatory tightening may slow this growth as platforms enforce stricter verification.
Which neighborhoods are most saturated in Colombia as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Colombia are El Poblado and Laureles-Estadio in Medellin, Chapinero and Zona T/Chicó in Bogota, Centro Histórico and Getsemaní in Cartagena, and El Rodadero in Santa Marta.
These neighborhoods became saturated because they concentrate the factors foreign travelers prioritize: walkability to restaurants and nightlife, perceived safety, reliable infrastructure like internet and water pressure, and the self-reinforcing effect of high review volumes making established listings more discoverable.
Relatively undersaturated neighborhoods offering opportunities for new hosts include Bogota's Usaquén and Cedritos (emerging residential appeal), Medellin's Envigado (quieter alternative to El Poblado), and Cartagena's Manga and Pie de la Popa (historic charm without Walled City prices).
What local events spike demand in Colombia in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Colombia include Hay Festival Cartagena (January 29 to February 1), Carnaval de Barranquilla (mid-February), Feria de las Flores in Medellin (early August), and Festival Petronio Álvarez in Cali (August).
During these peak events, hosts typically see booking increases of 30% to 60% and nightly rate increases of 25% to 50% compared to regular weeks, with the strongest effects in neighborhoods closest to event venues.
Colombian hosts should adjust pricing and minimum stays at least 4 to 6 weeks before major events, as savvy travelers book early and last-minute availability during these periods often commands premium rates.
What occupancy differences exist between top and average hosts in Colombia in 2026?
As of the first half of 2026, top-performing hosts in Colombia achieve occupancy rates of 65% to 75%, representing the top 10% to 25% of the market and significantly outperforming the average.
Average hosts in Colombia typically achieve occupancy rates between 45% and 55%, meaning top performers book 15 to 25 percentage points more of their available nights through superior listing optimization and guest experience.
New hosts in Colombia typically need 6 to 12 months of consistent hosting to build the review volume and operational polish required to reach top-performer occupancy levels, assuming they invest in professional photography and responsive communication from the start.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Colombia.
Which price points are most crowded, and where's the "white space" for new hosts in Colombia right now?
The nightly price range with the highest concentration of listings in Colombia is 150,000 to 280,000 COP ($40 to $75 USD / 37 to 70 EUR), representing budget-to-mid-range one and two bedroom apartments in major cities where competition is fiercest.
The "white space" opportunities exist at the quiet-luxury segment above 400,000 COP ($107 USD / 100 EUR) per night, particularly for properties offering premium soundproofing, reliable A/C, and no-party policies, as well as the family-ready three bedroom segment with proper dining space and washer access.
New hosts can successfully compete in these underserved segments by investing in sound insulation, backup power solutions (especially on the coast), professional-grade kitchen equipment, and marketing specifically to families or remote workers seeking extended stays.
Get fresh and reliable information about the market in Colombia
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What property works best for Airbnb demand in Colombia right now?
What bedroom count gets the most bookings in Colombia as of 2026?
As of the first half of 2026, two-bedroom properties get the most bookings in Colombia's major Airbnb markets, capturing the sweet spot between solo travelers seeking space and groups or families needing multiple sleeping areas.
The booking rate breakdown by bedroom count in Colombia shows studios and one-bedrooms capturing roughly 45% to 50% of bookings (strong for couples and solo travelers), two-bedrooms taking 30% to 35% (highest single category for groups), and three-bedroom-plus units capturing 15% to 20% (seasonal and event-driven demand).
Two-bedroom properties perform best because Colombia's major STR markets attract digital nomads and remote workers who often travel in pairs or small groups, valuing the extra space for a dedicated work area while splitting costs makes two-bedrooms price-competitive against hotel alternatives.
What property type performs best in Colombia in 2026?
As of the first half of 2026, apartments and condos perform best for Airbnb in Colombia's urban markets (Bogota, Medellin), delivering the most consistent year-round occupancy, while villas and larger homes outperform on revenue in coastal leisure markets like Cartagena during high season.
Occupancy rates across property types show apartments averaging 50% to 58%, houses and townhouses running 45% to 53%, and villas achieving 40% to 50% with higher seasonal variance, though villas compensate with significantly higher nightly rates.
Apartments outperform in Colombian cities because they typically offer building amenities (security, pools, gyms) that travelers value, require lower maintenance than standalone houses, and cluster in the walkable neighborhoods that dominate booking demand.
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 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 |
|---|---|---|
| MINCIT - Registro Nacional de Turismo | This is Colombia's national tourism authority that defines who must register and how the RNT works. | We used it to explain the baseline registration requirements for tourist accommodation providers. We also referenced it for renewal timing and the link to official registry operations. |
| Confecamaras - RNT Portal | This is the official public registry platform that hosts Colombia's National Tourism Registry. | We used it to confirm registration processes and describe what formalization looks like in practice. We also referenced it for the step-by-step account creation and property registration procedures. |
| MINCIT - 2025 Draft Decree on RNT | This is the government's own draft regulation text that became a primary source for late-2025 regulatory changes. | We used it to describe the stricter obligations for digital platforms and tighter enforcement expected in 2026. We also flagged that hosts should monitor final wording as rules evolve. |
| Función Pública - Law 2068 of 2020 | This is an official legal repository for Colombian norms providing the consolidated tourism framework law. | We used it to anchor the legal hierarchy supporting RNT requirements. We also triangulated legal references cited in draft decrees against this foundational law. |
| Airbnb Help Center - Colombia Host Information | This is Airbnb's official guidance for hosts operating in Colombia, reflecting current platform requirements. | We used it to confirm RNT display requirements and platform enforcement of registration. We also referenced it for the SIAT guest registration card requirements. |
| DIAN - Tourism Tax Portal | This is the national tax authority's official guidance hub for the tourism sector. | We used it to frame tax compliance as part of STR feasibility including income tax and VAT situations. We also justified including taxes as a real monthly expense line item. |
| AirDNA - Bogota Market Overview | This is a direct market readout from an established STR data provider with transparent core metrics. | We used it to quantify Bogota's ADR, occupancy, monthly revenue, and supply. We also used it as a business travel and capital city benchmark for seasonality and pricing floors. |
| AirDNA - Medellin Market Overview | This is a direct market readout covering Colombia's largest STR market by listing count. | We used it to quantify Medellin's ADR, occupancy, monthly revenue, and supply. We also anchored the digital-nomad and lifestyle city profile that affects demand and amenity expectations. |
| AirDNA - Cartagena Market Overview | This is a direct market readout for Colombia's premier coastal leisure destination. | We used it to quantify Cartagena's ADR, occupancy, monthly revenue, and supply. We also anchored the coastal leisure seasonality pattern and higher ADR ceiling relative to inland cities. |
| Airbtics - Medellin Revenue Data | This is an independent STR analytics platform providing annual revenue estimates and market composition data. | We used it to cross-validate AirDNA figures and analyze property type and bedroom distributions. We also referenced their occupancy rate calculations for triangulation. |
| AirROI - Medellin STR Analysis | This platform provides detailed STR market analysis including performance tier breakdowns. | We used it to analyze top performer versus average host occupancy gaps. We also referenced their property type distribution and guest demographic data. |
| ListingOK - Colombia Occupancy Data | This is a revenue management platform tracking real-time occupancy and seasonal patterns. | We used it to verify seasonal high and low periods for each market. We also referenced their 90-day occupancy forecasts for trend validation. |
| DANE - International Visitor Survey | This is Colombia's national statistics agency providing official visitor flow and spending data. | We used it to ground demand fundamentals around international visitor flows and travel behavior. We also justified why gateway cities dominate STR demand. |
| Hay Festival Cartagena - Official Site | This is the primary organizer's official event calendar for a major cultural tourism driver. | We used it to name a concrete date-specific demand spike for Cartagena in January-February 2026. We also illustrated how event weeks lift occupancy and nightly rates. |
| Alcaldía de Cali - Petronio Álvarez | This is the city government's official programming for a major recurring festival. | We used it to identify a real recurring demand spike window in Cali. We also showed how local calendars can matter more than national seasonality in secondary markets. |
| Restrepo Legal - Airbnb Regulations Guide | This is a Colombian law firm specializing in property and tourism regulations for foreign investors. | We used it to explain horizontal property (Reglamento de Propiedad Horizontal) restrictions. We also referenced their guidance on building-level rental prohibitions. |
| ColombiaOne - Government Rules Analysis | This is an English-language news source covering the December 2025 decree developments. | We used it to explain the platform verification requirements and potential market impact. We also referenced their reporting on the 10 trillion peso economic contribution of Airbnb. |
| El Tiempo - Decree Analysis | This is one of Colombia's largest newspapers providing in-depth coverage of regulatory changes. | We used it to confirm RNT growth statistics (109% increase since 2022) and industry stakeholder perspectives. We also referenced their reporting on interoperability requirements. |
| Superfinanciera - TRM Exchange Rate | This is the financial regulator publishing Colombia's official market exchange rate. | We used it to justify currency conversions between COP, USD, and EUR throughout the article. We also explained why FX volatility matters for hosts with dollar-linked costs. |
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.