You bought the apartment. Now someone has to answer the tenant's 11pm leak message in Spanish, chase the arriendo, pay the admin fee on time, and tell you honestly what the place is earning. That someone should not be you, nine time zones away.
Most foreign owners in Medellín discover the real cost of ownership about three months after closing: the building administrator only communicates in Spanish and only by WhatsApp, the tenant's deposit dispute follows Colombian rules nobody explained, and the predial bill arrived at the apartment — not your inbox. None of this is hard. All of it is constant.
Property management here is a fragmented market: building porterías that watch the door but not your unit, hermanos-of-friends who collect rent informally, and a few professional firms focused on 200-unit portfolios. What foreign owners actually need is narrower and more personal — one accountable team that treats a single apartment like it matters, reports in English, and doesn't disappear when something breaks.
The honest version of the economics: professional management costs a percentage of collected rent, and on one apartment that is real money. If you live in Medellín and speak Spanish, you may not need us. If you are abroad, the math is usually simple — one avoided month of vacancy, one properly handled deposit dispute, or one on-time tax filing pays for the year.
Marketing the unit, screening tenants the Colombian way (codeudor or insurance-backed lease, verified income), signing a lease that follows Ley 820, collecting rent, and handling every tenant message so you never get one. Renewals and increases follow the legal IPC-linked caps.
A vetted roster of plumbers, electricians, and handymen who show up. Anything under an agreed threshold gets fixed and documented; anything above it comes to you with photos and two quotes. No surprise deductions, no cousin markup.
Admin (HOA) fees paid on time, predial property tax handled at the discount window, building assembly votes proxied per your instruction, and utility accounts kept in order. The boring stuff that turns into penalties when it slips.
A monthly statement that a non-accountant can read: rent collected, expenses with receipts, net remitted, and occupancy. Year-end, you get a package your tax preparer can use — whether you file in Colombia, the US, or both.
We inspect the unit, photograph everything, and give you a rent estimate grounded in what comparable units in the building and barrio actually ask — not what a hopeful listing says. If your expectation is off, we say so before we take the engagement.
Management agreement signed, keys and access documented, utility and admin accounts inventoried, maintenance baseline recorded. If a tenant is already in place, we take over communication with a proper introduction, not a cold handoff.
Professional photos, listing on the portals Colombians actually use, showings, screening, and lease signing. We tell you weekly what interest looks like and whether the price needs to move.
Rent lands, statement arrives, problems get handled. You hear from us monthly on schedule and immediately when something needs your decision. That's the whole point.
Don't see your question? Use the pillar intake form to send the relevant details and choose a next step.
MedellínUse current Medellín asking-rent benchmarks and an editable cost worksheet to evaluate a furnished stay without treating advertised rent as a signed lease.
ColombiaDownload current city asking-price and indicative-yield charts, then learn which Colombian housing measures can—and cannot—support a property decision.
BarranquillaExplore Barranquilla's cost of living with transparent planning worksheets for rent, utilities, and transport in 2026.
The best management engagements start before the purchase: which buildings allow short-term rentals, which barrios rent fastest, what admin fees do to your yield. If you haven't bought yet, browse the listings with those questions in mind — we underwrite the rental math on any property we show.
Renting out Colombian property usually creates a Colombian filing obligation, even for non-residents. Our bookkeeping and tax desk keeps the property income clean with DIAN so the rental stays an asset, not a liability.
Compare the unit with current listings and neighborhood data before deciding whether management is necessary. Submit the property details only when you are ready for a written scope.
