Authored by the expert who managed and guided the team behind the Guatemala Property Pack
Everything you need to know before buying real estate is included in our Guatemala Property Pack
So you're thinking about buying a residential property in Guatemala as a foreigner and wondering if you can actually get a mortgage there.
The short answer is yes, but it depends heavily on your profile, your paperwork, and which bank you approach.
We constantly update this blog post to reflect the latest rules, rates, and realities of the Guatemalan mortgage market.
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 Guatemala.
Can foreigners get a mortgage in Guatemala right now?
Can a foreigner get a residential mortgage in Guatemala right now?
Yes, foreigners can get a residential mortgage in Guatemala, but approval is decided on a bank-by-bank basis and depends heavily on your personal financial profile.
Foreigners who typically have the easiest access to mortgages in Guatemala are those with local residency, a Guatemalan bank account history, documented income, and the ability to provide a substantial down payment.
The most common restriction Guatemalan banks impose on foreign applicants is requiring a higher down payment (often 30% to 40%) compared to the standard 20% that local residents might receive.
By the way, we have a whole document dedicated to mortgages for foreigners in our property pack about Guatemala.
Can I get a mortgage in Guatemala without residency?
Non-resident foreigners can obtain a mortgage in Guatemala, but this scenario is uncommon and typically comes with stricter conditions than resident applicants face.
Permanent residents and work visa holders generally qualify most easily for mortgages in Guatemala, while temporary residents and complete non-residents face more scrutiny and higher requirements.
Banks in Guatemala most commonly require non-residents to provide a larger down payment (30% to 40%), more extensive income documentation (often apostilled and translated), and sometimes proof of a local banking relationship or co-borrower.
By the way, we've written a blog article detailing residency and citizenship options that exist when you buy property in Guatemala.
Do banks require a local work contract in Guatemala right now?
Guatemalan banks do not strictly require a local work contract for mortgage approval, but having one makes the process significantly faster and smoother.
If you don't have a local work contract, banks in Guatemala typically accept alternatives like foreign employment contracts, bank statements showing consistent income deposits, tax returns from your home country, or proof of business ownership with documented cash flows.
When a local work contract is present, most Guatemalan banks prefer to see at least 6 to 12 months of employment history with the same employer before approving a mortgage.
Can self-employed foreigners qualify for a mortgage in Guatemala?
Yes, self-employed foreigners can qualify for a mortgage in Guatemala, but they face more conservative underwriting and need to provide stronger documentation than salaried employees.
Most Guatemalan banks prefer to see at least 2 years of consistent self-employment history, supported by bank statements showing regular income deposits, tax registration documents (NIT/RTU), and proof that your business generates stable, repeatable revenue.
Is foreign income accepted for mortgages in Guatemala right now?
Guatemalan banks do accept foreign income for mortgage applications, but only when that income is thoroughly documentable and flows through traceable banking channels.
When you earn income abroad, Guatemalan banks typically require official tax returns from your home country, employment contracts or business registration documents, several months of bank statements showing consistent deposits, and sometimes apostilled or translated versions of all paperwork.
Can I buy a primary home (and an investment property?) with a mortgage in Guatemala as a foreigner?
Yes, foreigners can obtain a mortgage for a primary home in Guatemala, and banks generally prefer owner-occupied loans because they consider this risk profile more stable.
Foreigners can also get mortgages for investment properties in Guatemala, but these loans typically require higher down payments (often 30% to 40%) and more stringent income documentation than primary residence purchases.
If you're buying for investment, you might want to check our blog article about buying and renting out 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.
What are the eligibility rules banks actually use in Guatemala?
What minimum monthly income do I need in Guatemala as of 2026?
As of early 2026, banks in Guatemala typically require a minimum monthly income of around Q13,000 to Q15,000 (approximately $1,700 to $1,950 USD or 1,550 to 1,800 EUR) for a standard middle-market mortgage approval.
Most approved borrowers in Guatemala fall into a realistic income range of Q15,000 to Q30,000 per month ($1,950 to $3,900 USD or 1,800 to 3,600 EUR), which comfortably supports typical property purchases in Guatemala City's desirable zones.
The minimum income requirement in Guatemala scales directly with your target loan amount, because banks want your mortgage payment to stay below roughly 35% of your gross monthly income.
Yes, Guatemalan banks do allow combining household incomes from multiple applicants (such as spouses) to meet the minimum threshold, which can significantly expand what you qualify for.
What debt-to-income limit do banks use in Guatemala right now?
Banks in Guatemala typically allow a maximum total debt-to-income ratio of around 40%, with the mortgage payment alone usually capped at 30% to 35% of your gross monthly income.
When calculating your debt-to-income ratio, Guatemalan banks include all existing obligations such as credit card minimum payments, car loans, personal loans, other mortgages, and any recurring debt payments that appear on your credit history or bank statements.
Do I need a local credit score in Guatemala right now?
Having a local credit score in Guatemala significantly helps your mortgage application, but it is not an absolute requirement since banks can substitute other forms of verification for applicants without local credit history.
Guatemalan banks may accept foreign credit reports as supporting evidence, but they typically compensate for the lack of local credit history by requiring larger down payments, more extensive bank statements, and stronger proof of financial stability.
Do banks require a local guarantor in Guatemala right now?
Guatemalan banks generally do not require a local guarantor for standard mortgage applications from foreigners who meet normal underwriting criteria.
Banks in Guatemala are most likely to request a guarantor when the applicant is a non-resident, has weak or unverifiable income documentation, is self-employed with irregular cash flows, or is requesting a loan amount that stretches their affordability limits.
When a guarantor is required in Guatemala, that person must typically be a Guatemalan resident with stable income, a clean credit history, and sufficient financial standing to cover the loan payments if the primary borrower defaults.
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How much cash do I need upfront in Guatemala as of 2026?
What's the minimum down payment in Guatemala right now?
Foreign buyers in Guatemala should plan for a minimum down payment of 20% at mainstream banks, though non-residents often face requirements of 30% to 40% of the property price.
Across different banks and buyer profiles in Guatemala, realistic down payment percentages range from 5% (for FHA-backed loans with qualifying residents) up to 40% (for non-resident foreign investors with limited local documentation).
A buyer might secure a lower down payment in Guatemala if they qualify for an FHA-backed mortgage, have permanent residency, maintain a long-standing relationship with the lending bank, or purchase a property within an approved FHA-eligible development.
What loan terms can I realistically get in Guatemala as of 2026?
What mortgage interest rates are typical in Guatemala as of 2026?
As of early 2026, typical mortgage interest rates in Guatemala range from 9% to 12% for loans in quetzales and 7% to 9% for loans in US dollars.
The factors that most significantly influence your interest rate in Guatemala include your down payment size, the strength and verifiability of your income documentation, your existing relationship with the bank, and the liquidity and location of the property you're buying.
Foreigners in Guatemala typically receive interest rates similar to local residents if their documentation is strong, but those with weaker profiles or non-resident status may see rates 1% to 2% higher than the standard offerings.
The interest rate is one of the factors we look at when assessing whether now is a good time to buy a property in Guatemala.
Are fixed-rate mortgages available in Guatemala right now?
True fixed-rate mortgages for the entire loan term are not common in Guatemala, as most banks offer rates that can be adjusted based on market conditions or bank policy over time.
Some Guatemalan banks offer fixed-rate periods of 1 to 5 years before rates become adjustable, and borrowers can often negotiate for longer guaranteed-rate periods or clear repricing rules as part of their loan terms.
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.
How do I maximize approval chances in Guatemala right now?
What financial profile gets "yes" fastest in Guatemala right now?
The ideal financial profile for fast mortgage approval in Guatemala is someone with stable, documented income, at least 20% to 30% down payment readily available, minimal existing debts, and either local residency or a strong banking relationship in the country.
Banks in Guatemala consider ideal applicants those earning at least Q15,000 to Q20,000 per month ($1,950 to $2,600 USD or 1,800 to 2,400 EUR) with a total debt-to-income ratio below 40% and a mortgage payment under 35% of gross income.
Guatemalan banks most favor applicants with stable salaried employment of at least 1 to 2 years with the same employer, though well-documented self-employment with 2 or more years of history can also work well.
A down payment of 25% to 30% or more typically signals a strong applicant profile in Guatemala, as it reduces the bank's risk and demonstrates your financial discipline and liquidity.
We give more detailed tips in our pack covering the property buying process in Guatemala.
What mistakes make foreigners get rejected in Guatemala right now?
The most common mistake that leads to mortgage rejection for foreigners in Guatemala is showing up with income that cannot be traced through official channels, such as cash deposits, cryptocurrency, or payments from informal arrangements that lack contracts or tax documentation.
The financial red flag that most often disqualifies foreign applicants in Guatemala is a mismatch between the loan currency and income currency, especially taking a quetzales loan while earning in dollars (or vice versa) without demonstrating how you'll manage the exchange rate risk.
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Which banks say yes to foreigners in Guatemala right now?
Which banks are most foreigner-friendly in Guatemala as of 2026?
As of early 2026, the banks considered most foreigner-friendly for mortgages in Guatemala include BAM, Banco G&T Continental, Banco Industrial, Banrural, and Crédito Hipotecario Nacional (CHN) for FHA-backed loans.
What makes these banks more accessible to foreign applicants in Guatemala is that their mortgage application processes explicitly anticipate foreign documents, with BAM even listing "passport copy if you are foreign" in their standard requirements checklist.
Which banks accept non-resident borrowers in Guatemala right now?
No Guatemalan bank publicly guarantees approval for non-resident borrowers, but BAM, G&T Continental, and Banco Industrial have processed non-resident applications when the borrower presents a strong file with higher down payments and impeccable documentation.
These banks typically impose additional requirements on non-residents in Guatemala, including down payments of 30% to 40%, apostilled and translated income documents, proof of a local banking relationship, and sometimes a preference for properties in high-liquidity areas like Guatemala City's Zona 10, Zona 14, or Zona 15.
Do international banks lend more easily in Guatemala right now?
International banks with a presence in Guatemala do not necessarily lend more easily than local banks, since all mortgage decisions still happen under Guatemalan supervision and must follow local collateral and registration requirements.
Regional banks operating in Guatemala, such as those with Central American networks, may offer smoother compliance workflows for analyzing foreign income documents, which can be an advantage for applicants with cross-border financial profiles.
The main advantage of using a regional or international bank for a mortgage in Guatemala is their potential familiarity with foreign documentation standards and their ability to verify income across multiple countries more efficiently.
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 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 Guatemala, 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 |
|---|---|---|
| Constitution of Guatemala (1985) | The country's foundational legal text for property ownership rules. | We used it to confirm foreign ownership restrictions near borders and coasts. We referenced it to frame what property ownership means legally in Guatemala. |
| Banco de Guatemala Policy Rate Bulletin (Nov 2025) | The central bank's official communication on the policy rate. | We used it to establish the interest rate environment heading into 2026. We explained why mortgage rates exceed the 3.75% policy rate. |
| Junta Monetaria Regulation JM-47-2022 | Official regulation governing credit risk management in supervised banks. | We used it to explain how banks evaluate borrower capacity to pay. We derived debt-to-income ratio estimates from its requirements. |
| Crédito Hipotecario Nacional Interest Rate Disclosure | Official bank disclosure of actual mortgage rates by loan type. | We used it to estimate realistic mortgage rate ranges in quetzales and USD. We identified the most common (modal) rates for housing loans. |
| BAM Mortgage Requirements Page | A major Guatemalan bank's official document checklist for mortgages. | We used it to prove banks explicitly process foreign applicants. We built the approval checklist around what banks actually request. |
| Banco G&T Continental Home Loan Page | Major bank describing real retail terms offered to individual buyers. | We used it to confirm the standard 20% down payment and 30-year term baseline. We referenced it as a practical example of mainstream offerings. |
| FHA Guatemala Official Site | The official public institution that insures qualifying mortgages. | We used it to confirm FHA's "from 5% down payment" claim. We explained when FHA can reduce upfront cash requirements. |
| Superintendencia de Bancos (SIB) | The regulator and supervisor of all banks in Guatemala. | We used it as the authority behind income verification requirements. We kept our analysis aligned with the supervised banking system. |
| Banco Industrial Mortgage Page | The country's largest bank group's product description for mortgages. | We used it to confirm common mortgage structures available in Guatemala. We referenced it to show mainstream lending beyond government programs. |
| SAT Guatemala Fiscal Instruments Portal | The official tax authority portal for notarial and fiscal documentation. | We used it to remind buyers that closings involve formal fiscal instruments. We justified why closing costs exist beyond the down payment. |
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