Get all the data you need about the real estate market in Medellín
SUMMARY
Airbnb is still worth it in Medellín, but only selectively. The market still has plenty of guests; what has disappeared is the old margin for buying an ordinary apartment, outsourcing everything and assuming tourism will make the numbers work.
Demand is not the main problem. Medellín short-term rentals are running around 63% occupancy, while Airbnb says local hosts generated more than COP 435 billion in 2025, roughly 15% more than a year earlier.
The stronger occupancy number needs context. AirDNA's active-listing count fell 41.6% over the same period, so part of the improvement comes from fewer properties competing for the bookings that remain.
Pricing power has weakened even while calendars look healthier. Average daily rates are down 16.9%, which suggests hosts are filling more nights partly by becoming more aggressive on price.
The 92.4% jump in average annual revenue per active listing is therefore much less spectacular than it first appears. Total Airbnb host revenue grew around 15%, while RevPAR increased 8.3%; the huge average-revenue increase is heavily influenced by the shrinking active-listing denominator.
Medellín increasingly looks like a shakeout rather than a collapsing short-term-rental market. Weaker, inactive and legally questionable properties are being squeezed out while well-positioned surviving units capture more of the demand.
Purchase price now matters more than almost any Airbnb headline metric. The same $15,500 of annual bookings produces a 15.5% gross yield on a $100,000 apartment but only 7.8% on a $200,000 one before operating expenses.
Long-term renting has also become a much stronger alternative. Gross residential yields around 7% mean an Airbnb earning only a modest premium can lose its advantage once platform fees, management, utilities, furnishing and turnover costs are included.
Professional management is particularly important to the investment case. A 15.5% platform fee plus a 20% management charge can remove roughly $5,500 from $15,500 of annual bookings before ordinary property costs even begin.
Regulation is becoming part of the property's value. A building that clearly permits tourist accommodation, matches Medellín's land-use requirements and can support an RNT is more defensible than an otherwise attractive apartment whose short-term-rental legality depends on authorities continuing to look the other way.
The best Medellín Airbnbs today are likely to be distinctive, legally secure and flexible enough to work as monthly or long-term rentals too. The weakest setup is the generic tourist-zone apartment bought at an Airbnb premium by an overseas owner who then gives another large share of revenue to a manager.
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Why are people suddenly questioning Airbnb in Medellín?
Airbnb in Medellín still works today, but buying almost any apartment and expecting easy short-term-rental profits no longer makes much sense.
The question has become more interesting because several things are happening at the same time.
Tourism remains strong. Airbnb said hosts in Medellín earned more than COP 435 billion during 2025, about 15% more than the year before. AirDNA's latest completed market data also shows average occupancy at 63%.
Yet hosts are accepting lower prices. AirDNA puts the average daily rate at $71, down 16.9% over the previous year.
Meanwhile, Medellín has become much more serious about short-term-rental compliance. The city has been inspecting properties in El Poblado and other high-Airbnb areas, checking whether tourist accommodation is actually allowed in the building and under the property's land-use rules. Its latest guidance for short-term rentals again spells out the documents and permissions operators need.
There are plenty of guests, but there are also more rules, tighter margins and fewer reasons to choose Airbnb over a normal tenant.
The useful question today is no longer simply whether Airbnb demand exists. We need to know whether the extra money Airbnb can produce is still worth the extra cost and trouble.
| Medellín short-term rentals | Current level | Change over one year | What we learn |
|---|---|---|---|
| Active listings | 14,021 | -41.6% | The active market has contracted sharply |
| Occupancy | 63% | +25.9% | Remaining listings are filling more available nights |
| Average daily rate | $71 | -16.9% | Hosts are getting less per booked night |
| RevPAR | $45 | +8.3% | Better occupancy is still lifting revenue per available night |
| Average annual revenue | $15,500 | +92.4% | Revenue per active listing has jumped as the active pool shrank |
Are tourists still booking Airbnbs in Medellín?
Yes. Medellín still has plenty of short-term-rental demand, and weak tourism is not the problem we would worry about today.
AirDNA currently measures 63% occupancy across active short-term rentals in Medellín. That means an available property is booked roughly three nights out of five across the year.
Airbnb's own figures point in the same direction. Hosts in Medellín generated more than COP 435 billion in revenue during 2025, around 15% more than in 2024.
The wider tourism market has also become much larger than it was a decade ago. Medellín has gone from being a relatively niche international destination to receiving a large flow of visitors from the United States, Europe and elsewhere in Latin America. Events such as the Feria de las Flores still create strong peaks, but demand is no longer dependent on one festival or one season.
That gives Medellín one genuine advantage over many holiday destinations: people arrive throughout the year for tourism, nightlife, remote work, medical travel, business and longer stays.
Anyone arguing that Airbnb in Medellín has stopped working because visitors disappeared is looking in the wrong place.
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Twenty towers in Ciudad del Río and Sabaneta sell the same forty square metre studio, and the rents never rose with the count. Where asking prices sit furthest from what units earn and resell for.
Are Medellín Airbnbs getting easier to fill now?
Yes. Medellín Airbnb occupancy has improved a lot lately, although some of that improvement comes from fewer listings competing for the same guests.
AirDNA currently shows occupancy at 63%, up 25.9% over the previous year.
That is a big move.
But the same dataset shows active listings down 41.6%. We therefore cannot interpret the higher occupancy as pure demand growth. When weaker, inactive or non-compliant listings leave the measured market, the properties that remain can capture more bookings.
This helps explain why occupancy can jump while hosts simultaneously cut nightly prices.
A smaller pool of active properties is sharing a healthy tourism market, but competition among those properties is still strong enough to keep prices under pressure.
For someone who already owns a legal, well-reviewed Airbnb, that can be good news. For a buyer entering today, it would be dangerous to look at 63% occupancy and assume a brand-new listing will immediately achieve the same number.
Why are Medellín Airbnb prices falling if bookings are strong?
Medellín Airbnb hosts are filling more nights today by accepting lower nightly prices.
AirDNA's latest data puts the average daily rate at $71, down 16.9% year over year. Occupancy went the other way, rising to 63%.
RevPAR, which combines price and occupancy, still increased 8.3%.
The combination says a lot. Guests have not vanished. Hosts simply have less power to push prices higher.
Part of the explanation is the number of similar apartments fighting for travelers in neighborhoods such as El Poblado and Laureles. A tourist comparing ten modern one-bedroom units can easily choose whichever one cuts its price by $10 or $15.
Discounts can keep the calendar looking healthy while making the investment less attractive.
Occupancy alone has become a weak way to judge Medellín Airbnb performance. We would pay at least as much attention to the price needed to achieve that occupancy.
Everything a foreign buyer should know before buying in Medellín
The pack also covers how far below asking to go, and what a yield projection is actually worth.
Are Medellín Airbnb hosts actually making more money now?
Many active Medellín Airbnb hosts appear to be earning more gross revenue, but the spectacular headline growth needs to be read carefully.
AirDNA currently reports average annual revenue of about $15,500 per active listing, up 92.4% from the previous year.
That does not mean the whole Medellín Airbnb economy almost doubled.
Airbnb itself reported that total host revenue in Medellín grew around 15% during 2025. The much bigger increase in AirDNA's average comes during a period when its count of active listings fell sharply.
Those two numbers can coexist quite easily.
Imagine demand growing while many weaker listings disappear from the active pool. Total market revenue rises moderately, but the surviving properties divide that revenue among fewer listings. Average revenue per active property can then rise much faster.
AirDNA's RevPAR comparison gives us a cleaner picture because it follows properties operating in both periods. RevPAR rose 8.3%, far below the 92.4% increase in average annual revenue.
The recent improvement is real, but we would use something closer to the RevPAR trend than the 92% headline when estimating how much the underlying economics have improved.
| Measure | Recent change | What it measures | How we would read it |
|---|---|---|---|
| Total Medellín Airbnb host revenue | About +15% | Whole Airbnb market | Healthy demand growth |
| Average revenue per active listing | +92.4% | Revenue divided across active properties | Heavily affected by shrinking active supply |
| RevPAR | +8.3% | Revenue per available night for comparable active properties | Better gauge of underlying performance |
| Average daily rate | -16.9% | Price actually paid on booked nights | Pricing pressure remains strong |
Has Medellín become too saturated with Airbnbs?
Medellín still has a crowded Airbnb market, but the latest data suggests the city has moved past uncontrolled supply growth and into a shakeout.
During the earlier boom, thousands of owners saw rising tourism and put apartments onto short-term-rental platforms. El Poblado and Laureles became packed with similar furnished units aimed at foreign guests.
That expansion eventually created obvious price competition.
The current picture looks different. AirDNA now counts 14,021 active short-term-rental listings, 41.6% fewer than a year earlier.
We should be careful with that number because AirDNA's definition of an active listing, platform changes and owners moving in and out of the market can all affect the count. We cannot say 41.6% of Medellín's Airbnbs literally disappeared.
Still, such a large drop deserves attention, especially while the city is simultaneously increasing inspections and formalizing its rules.
Medellín increasingly looks like a market where weaker, inactive and legally questionable units are being filtered out.
That makes the market healthier for some surviving hosts without making it easy for everyone.
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Twenty towers in Ciudad del Río and Sabaneta sell the same forty square metre studio, and the rents never rose with the count. Where asking prices sit furthest from what units earn and resell for.
Is El Poblado still the best place for an Airbnb in Medellín?
El Poblado is still the easiest Medellín neighborhood in which to understand the tourist demand, but its expensive property prices make it much harder to call it the best investment automatically.
El Poblado has almost everything an Airbnb guest usually wants: restaurants, nightlife, modern apartments, international name recognition and easy access to areas such as Provenza.
That supports strong booking demand.
The problem is that sellers know this too.
Current residential market estimates put a typical one-bedroom property in El Poblado at roughly $198,000. Comparable entry prices in Laureles can be much lower.
If an El Poblado Airbnb earns more but costs proportionally more to buy, the investor has gained revenue without necessarily gaining yield.
This is where many simplistic neighborhood rankings break down. The neighborhood producing the highest monthly Airbnb revenue does not automatically produce the best return on the money invested.
El Poblado still makes sense for a property with an exceptional location, tourist-friendly building rules or an unusually good purchase price.
We would be much less interested in paying a large premium for an ordinary one-bedroom apartment simply because the listing can say “El Poblado.”
Is Laureles actually a better Airbnb investment than El Poblado?
Laureles can be cheaper to enter than El Poblado, but current Airbnb economics do not show an obvious bargain.
The attraction is easy to understand. Laureles has restaurants, nightlife, walkable streets and growing recognition among international travelers, while apartments generally cost less than in prime El Poblado.
The weakness is the nightly rate.
A cheaper apartment earning a much cheaper nightly price can end up producing roughly the same yield as its more expensive competitor.
Laureles also deserves extra legal scrutiny. Medellín has repeatedly included Laureles among the areas with a high concentration of short-term rentals and has increased attention on properties being used for tourist accommodation where residential rules may not permit it.
So we would not choose Laureles merely because the purchase price looks attractive.
A lower price becomes useful only after we know the building legally allows the intended operation and the achievable Airbnb revenue leaves enough room above a normal rental.
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Can a normal Medellín Airbnb still earn a high yield?
A Medellín Airbnb can still produce a strong gross yield, but the purchase price now decides almost everything.
AirDNA's current market average of roughly $15,500 in annual revenue gives us a simple way to see the problem.
Buy a property for $100,000 and that revenue equals 15.5% of the acquisition price.
Pay $200,000 and the same revenue produces only 7.8%.
At $300,000, it falls to just over 5%.
Those are gross numbers before management, platform fees, utilities, maintenance, furnishing, HOA charges, taxes and other expenses.
The same Medellín Airbnb revenue can therefore describe an excellent deal or a terrible one depending on what was paid for the apartment.
We would put far more effort into the entry price today than into chasing an impressive occupancy forecast.
| Purchase price | $15,500 annual gross revenue as yield | Revenue after a 15.5% platform fee | Yield before other costs |
|---|---|---|---|
| $100,000 | 15.5% | $13,098 | 13.1% |
| $150,000 | 10.3% | $13,098 | 8.7% |
| $200,000 | 7.8% | $13,098 | 6.5% |
| $250,000 | 6.2% | $13,098 | 5.2% |
| $300,000 | 5.2% | $13,098 | 4.4% |
Is Airbnb still much better than long-term renting in Medellín?
No. Medellín's long-term rental market has become competitive enough that Airbnb no longer wins automatically.
This may be the single most important change for an investor.
Current residential estimates put gross long-term rental yields in Medellín around 7% in many areas. In El Poblado, a roughly $198,000 one-bedroom property renting for about $1,180 a month works out near 7.2% gross.
That is already close to what many average Airbnb properties produce relative to their purchase price.
Then we have to remember what the two revenue streams involve.
A long-term tenant usually pays utilities, stays for months or years and creates little booking work. Airbnb requires constant guest turnover, cleaning coordination, utilities, furnishing replacement, platform charges and more administration.
So an Airbnb producing 9% gross does not automatically beat a long-term rental producing 7% gross.
The extra two percentage points can disappear very quickly.
For Airbnb to clearly win today, we would want a meaningful revenue premium rather than a small one.
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How much can Airbnb fees and management eat into Medellín returns?
Airbnb fees and professional management can remove a large part of a Medellín property's apparent return before the owner pays normal property expenses.
Airbnb increasingly uses a single host-fee model for professionally managed listings, commonly around 15.5%.
Then there is management.
A full-service Medellín short-term-rental manager can easily charge around 15% to 25% of booking revenue depending on what is included.
Take a property grossing $15,500 per year. A 15.5% platform fee represents roughly $2,400. A manager charging 20% of gross bookings represents another $3,100.
Those two items alone amount to about $5,500.
We would then still need to pay or account for utilities, maintenance, replacement furniture and linens, HOA charges, insurance, taxes and periods when the unit cannot be rented.
This is why Airbnb can look much better in a sales brochure than in an owner's bank account.
| Annual bookings | Platform fee at 15.5% | Management at 20% | Revenue left before other property costs |
|---|---|---|---|
| $12,000 | $1,860 | $2,400 | $7,740 |
| $15,500 | $2,403 | $3,100 | $9,998 |
| $20,000 | $3,100 | $4,000 | $12,900 |
| $25,000 | $3,875 | $5,000 | $16,125 |
Does self-managing an Airbnb make Medellín much more attractive?
Yes. Self-managing a Medellín Airbnb can change the economics enough to turn a mediocre deal into a decent one.
Using the same $15,500 annual revenue example, avoiding a 20% management fee keeps roughly $3,100 in the owner's pocket.
On a $150,000 property, that alone is worth just over two percentage points of annual return.
The catch is obvious once we look at the work involved.
Someone still has to answer guests, change prices, manage access, coordinate cleaning, handle broken appliances, solve complaints and keep the property compliant.
An owner living in Medellín who is comfortable doing that work has a genuine advantage over an overseas investor paying a management company for everything.
Self-management can make Airbnb worth it, but some of the extra “yield” is really payment for the owner's time.
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Can you legally Airbnb any apartment in Medellín today?
No. A Medellín apartment can look perfect for Airbnb and still be unusable for legal short-term rentals.
The city reinforced this point again in its latest guidance for tourist housing.
Operators need a valid Registro Nacional de Turismo, or RNT. Where propiedad horizontal rules apply, the building's regulations must allow tourist accommodation. The property must also comply with Medellín's land-use requirements and have the appropriate legal authorization for the activity being carried out.
There are additional obligations around tax and business registration, guest records and reporting foreign visitors.
The important part for a buyer is that some of these requirements follow the operator, while others follow the property itself.
You can obtain paperwork.
You cannot easily fix an apartment bought inside a building whose rules prohibit tourist stays.
That legal check now belongs at the beginning of the purchase process.
| Requirement | What it affects | Can it block the Airbnb strategy? | When to check it |
|---|---|---|---|
| RNT | Tourism registration | Yes | Before operating |
| Building rules | Whether tourist stays are permitted | Yes | Before buying |
| Land-use compliance | Whether the activity is allowed there | Yes | Before buying |
| Property authorization/licensing | Legal use of the property | Yes | Before buying |
| Tax/business registrations | Operator compliance | Usually fixable | Before operating |
| Guest reporting | Day-to-day operation | Usually fixable | Before hosting |
Is Medellín really cracking down on Airbnb now?
Yes. Medellín is currently checking short-term rentals much more actively, especially where tourist use conflicts with residential buildings.
The clearest example is El Poblado.
The city reported 71 requests linked to disturbances and short-term rentals in residential buildings, along with 18 requests to verify possible land-use irregularities. Officials also said they were working with Migración Colombia to identify properties hosting foreigners for short periods without following the required rules.
Earlier inspections had already focused on El Poblado, Laureles, Belén, La Candelaria and Santa Elena, areas that together accounted for close to 80% of the short-term-rental supply identified by the city's real-estate observatory.
The municipality's newest short-term-rental guidance goes further by clearly listing the documents and permissions operators need.
As pointed out above, Medellín's active short-term-rental count has also fallen sharply in AirDNA's data. We cannot prove enforcement caused that entire decline, but it is happening at exactly the moment when the city is putting more resources into identifying illegal accommodation.
For a buyer today, assuming that rules will remain loosely enforced would be a bad bet.
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What each barrio costs, what it earns now that the short let boom has cooled, how long it takes to sell again. Plus the things nobody writes down: how far below asking to go, and what a yield projection is actually worth.
Could Medellín's Airbnb crackdown actually help legal hosts?
Yes. Medellín's tighter Airbnb rules could eventually make good legal properties more valuable by removing competitors that should never have been operating.
Imagine two identical apartments competing for the same guest.
One sits in a building where tourist rentals are properly allowed, follows the registration rules and pays the costs of compliance.
The other quietly operates inside a residential building where short stays are prohibited.
If enforcement removes the second unit, the guest demand does not necessarily disappear. Some of those bookings move to properties that remain available.
That is one plausible reason today's market can show fewer active listings alongside stronger occupancy.
We would therefore avoid treating regulation as automatically bearish for every host.
It creates a serious risk for questionable properties while giving legally secure units a better chance of surviving a shakeout.
A building that clearly permits short-term rentals is becoming part of the investment value itself.
What kind of Medellín Airbnb can still beat the market?
A Medellín Airbnb can still make very good money if guests have a clear reason to choose that property over dozens of similar apartments.
Generic units have the hardest job today.
A traveler looking at ten modern one-bedroom apartments in El Poblado can compare them almost entirely on price, location, reviews and photos. That encourages discounting.
The better opportunities usually have something harder to copy: an exceptional view, a large terrace, genuinely useful outdoor space, a Jacuzzi, a layout suited to groups, a standout location or a building specifically designed for short stays.
Strong reviews matter too.
An established listing with hundreds of positive reviews has a trust advantage that a new owner cannot reproduce immediately with nicer furniture.
We would be skeptical of an investment model that simply assumes “market average revenue.”
The property needs a reason to perform above the average, especially when the purchase price already reflects Airbnb potential.
Everything a foreign buyer should know before buying in Medellín
The pack also covers how far below asking to go, and what a yield projection is actually worth.
Who should still buy an Airbnb in Medellín?
Airbnb in Medellín still makes the most sense for hands-on owners and experienced operators who buy legally secure properties without overpaying.
A local owner has obvious advantages.
That person can manage guests directly, control cleaning, catch maintenance problems quickly and avoid handing 15% to 25% of revenue to a full-service manager.
Professional operators can achieve similar advantages through scale. Several units can share staff, systems and maintenance resources.
Flexible properties are also much safer buys.
If an apartment works as an Airbnb but can also earn acceptable money as a furnished monthly rental or normal long-term lease, the owner is not trapped if short-term-rental rules or pricing change.
The least attractive setup today is almost the opposite: an overseas buyer paying a premium for a tourist-zone apartment, relying on optimistic revenue projections and outsourcing the entire operation.
That buyer pays more at purchase and gives away more revenue afterward.
So, is Airbnb still worth it in Medellín?
Yes, selectively. Airbnb is still worth it in Medellín today, but only when the property is clearly legal, bought at a sensible price and capable of earning meaningfully more than a normal rental after expenses.
The demand side remains healthy. Current occupancy is around 63%, Airbnb host revenue in Medellín grew during 2025, and tourism continues to bring a large international customer base into the city.
The economics are less forgiving.
Nightly prices have fallen. Long-term rents have become more competitive. Management and platform costs can remove thousands of dollars from a seemingly attractive gross revenue figure. Medellín is also making it increasingly difficult to operate tourist accommodation in buildings where the activity was never properly allowed.
That leaves us with a much narrower definition of a good Airbnb investment.
We would still seriously consider a legally approved property with a strong location, something distinctive about the unit, a low enough purchase price and either cheap management or an owner willing to operate it directly.
We would pass on a generic apartment whose numbers only look good before management costs, or one bought at a large “Airbnb premium” simply because it sits in El Poblado.
Airbnb in Medellín still has plenty of life in it.
The easy money has mostly gone.
The barrios and projects in Medellín that are most overpriced
Twenty towers in Ciudad del Río and Sabaneta sell the same forty square metre studio, and the rents never rose with the count. Where asking prices sit furthest from what units earn and resell for.
OUR METHODOLOGY
This analysis tests whether Airbnb is still worth it in Medellín by looking at the parts of the investment that actually determine the result: tourist demand, active short-term-rental supply, occupancy, nightly pricing, revenue, property acquisition costs, long-term rental alternatives, operating expenses and the legal durability of the property.
For the short-term-rental market, we use AirDNA's latest completed Medellín data for active listings, occupancy, average daily rate, RevPAR and average annual revenue. We read those metrics together rather than treating any one of them as a verdict on the market.
That distinction is especially important for the recent revenue numbers. Average annual revenue per active listing increased much faster than total Airbnb host revenue while AirDNA's active-listing count fell sharply, so we give more weight to RevPAR and achieved nightly pricing when assessing how the underlying economics have changed.
Airbnb's own Medellín figures are used as a separate demand check. The company's reported host earnings for 2025 help establish whether the total local Airbnb economy is still growing, while AirDNA gives us a more detailed view of how that demand is being distributed across active properties.
For the comparison with conventional renting, we use current residential price, rent and gross-yield estimates for Medellín, including neighborhood-level figures for El Poblado and Laureles. These numbers are used as opportunity-cost benchmarks rather than as guaranteed returns for any individual apartment.
Operating-cost analysis includes Airbnb's current service-fee structure and market benchmarks for professional short-term-rental management. We separate gross booking revenue from money actually left to the owner because platform fees, management, utilities, maintenance, furnishing and other property costs can materially change the investment case.
For regulation, we prioritize primary Colombian and Medellín sources. These include the city's latest short-term-rental guidance and enforcement notices, MinCIT's tourism-formalization and RNT guidance, Migración Colombia's SIRE requirements and Decreto 1836 de 2021 on tourism registration and horizontal-property authorization.
We also use Medellín's official tourism data to check whether the broader visitor economy remains healthy and whether demand is diversified beyond a single event or season. Major events such as the Feria de las Flores are treated as demand peaks, not as representative year-round performance.
AirDNA's active-listing decline is treated carefully. Its methodology, platform coverage and definition of an active listing mean the figure should not be interpreted as a literal count of apartments physically disappearing from Medellín. We use it as evidence of a substantial contraction in measured active supply, especially when considered alongside stronger enforcement and higher occupancy.
Key sources used for this analysis include AirDNA's Medellín short-term-rental overview, AirDNA's Medellín revenue data, AirDNA's data methodology, AirDNA's active-listing methodology, AirDNA's RevPAR definition, Airbnb's 2025 Medellín host-earnings release, Airbnb's service-fee rules, Airbnb's 2026 single-fee update, AirDNA's property-management fee benchmark, Medellín's latest short-term-rental guidance, Medellín's El Poblado enforcement update, Medellín's wider temporary-accommodation enforcement notice, MinCIT's tourism-formalization guidance, MinCIT's National Tourism Registry guidance, Migración Colombia's SIRE information, Decreto 1836 de 2021, Medellín's accommodation dashboard, and Global Property Guide's Medellín residential price, rent and gross-yield data.
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A twelve percent return with no source behind it, and a handover date on a project that has not reached its punto de equilibrio. What a promise is worth without a contract, and what to ask for.
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