Frequently Asked Questions

A buyer's agent represents you — the buyer — exclusively. Unlike traditional agents who represent sellers, we work solely in your interest to find the right property, negotiate the best price, handle legal due diligence, and manage the entire purchase process. In Colombia, where language barriers, different legal systems, and local market knowledge make all the difference, having your own team on the ground is essential.

Regular agents in Colombia typically represent the seller and earn commission from them. Their incentive is to close the deal at the highest price. We represent only you, the buyer. We earn our fee from you and our only goal is getting you the best deal. If we do receive a seller's commission, we credit it back against your fees.

Yes, absolutely. Foreigners have the same property rights as Colombian citizens. You can buy, own, and sell real estate freely. There are no restrictions on foreign ownership. Our team handles the foreign investment registration with the Central Bank (Banco de la República), tax setup, and all legal requirements so you're fully compliant from day one.

No. You can buy property in Colombia on a tourist visa. However, owning property worth over 350 minimum wages (roughly $100,000 USD) qualifies you for an investor visa (Type M), which gives you residency rights. We can connect you with immigration lawyers if that's of interest.

Not for most of the process. We can handle the search remotely — including property visits, video walkthroughs, and document coordination. You will need to be present (or grant power of attorney to a trusted party) for the final signing at the notary. Many clients fly in for a 3–5 day trip to view their shortlist and close the deal.

Not at all — it's literally why we exist. Andrew is a native English speaker (Kiwi) and the entire client-facing process is in English. Luz and the team handle all Spanish-language communication with sellers, lawyers, notaries, and contractors on your behalf.

Our service is structured in phases so you only pay as we progress:

Search Brief: $300 USD — Initial consultation, market briefing, personalised search plan.
Active Search: $1,500 USD — Ground visits, video walkthroughs, shortlist building.
Negotiate & Close: $1,500 USD — Valuation, negotiation, legal through to closing.

Post-purchase services (fit-out, rental management) are quoted separately based on scope.

In many Colombian property transactions, the seller pays a commission to the agent who brings the buyer (typically 3%). If we receive this commission on your purchase, we credit it directly against your fees. In many cases, you'll get most or all of your fees back. We're completely transparent about this.

At purchase: Registration tax (~1.67% of property value), notary fees (~0.3%), and registration fees. There is no stamp duty in Colombia.

Ongoing: Predial (annual property tax, ~0.3–1.2% depending on the city and property value). If you rent the property, rental income is taxable.

At sale: Capital gains tax applies if you sell within 2 years. After 2 years, gains are taxed at regular income rates. Our accountant handles all of this for you.

It's difficult. Most Colombian banks require a cédula de extranjería (foreigner ID, which requires residency) to issue a mortgage. Some banks like Bancolombia have worked with foreign nationals but terms are strict and rates are higher (around 10–14% annually). Most foreign buyers purchase with cash or arrange financing from their home country. We can advise on the best approach for your situation.

It varies hugely by city and neighbourhood:

Cartagena (Walled City/Bocagrande): $150k–$500k+ USD
Santa Marta (Rodadero/Pozos Colorados): $60k–$250k USD
Barranquilla: $50k–$200k USD
Medellín (El Poblado): $100k–$400k USD
Envigado: $80k–$250k USD
Coffee Region: $40k–$300k+ USD (fincas vary wildly)

These are rough ranges — we'll give you real numbers based on your specific criteria.

The typical process:

1. Offer: We submit a written offer on your behalf.
2. Promesa de Compraventa: A binding purchase promise (like exchange of contracts). Usually requires a 10–30% deposit.
3. Due Diligence: Title search, lien check, tax verification, building inspection.
4. Escritura: Final signing at the notary. Both parties (or power of attorney) must be present.
5. Registration: Property registered in your name at the Oficina de Instrumentos Públicos.

Total timeline: typically 4–8 weeks from accepted offer to keys in hand.

It's the binding purchase agreement — essentially the contract between buyer and seller. It outlines the price, payment terms, deposit, conditions, and closing date. Once signed by both parties, it's legally binding. Our lawyer drafts and reviews this to protect your interests. If the seller backs out, they owe you penalties. Same applies to you.

We cover everything:

• Full title search (Certificado de Tradición y Libertad)
• Lien and encumbrance verification
• Tax payment history (predial, admin fees)
• Zoning and land use verification
• Building permit and construction compliance
• Physical inspection of the property
• Strata/admin documentation review (for apartments)

If we find anything concerning, we advise you before you commit.

Foreign investment must be registered with the Banco de la República (Central Bank). You'll transfer funds through official banking channels — typically a wire transfer from your bank to a Colombian fiduciary account or directly to the notary trust. We coordinate the entire process and ensure your investment is properly registered, which is critical for repatriating funds when you eventually sell.

If you can't be physically present in Colombia for the notary signing, you can grant a poder (power of attorney) to someone you trust — typically your lawyer. This must be notarised and apostilled in your home country, or done at a Colombian consulate. We guide you through the process and our lawyer can act as your representative if needed.

Buying off-plan (sobre planos) can offer significant discounts (10–30% below completed market value). Payment is typically spread over the construction period (12–24 months). The risks: developer delays, quality issues, or in rare cases, project cancellation. We vet the developer, review the fiduciary trust structure, and monitor construction progress. We'll tell you honestly if a project is worth the risk.

We cover six regions: Cartagena, Santa Marta, and Barranquilla on the Caribbean coast, plus Medellín, Envigado, and the Coffee Region (Eje Cafetero) inland. Our team has deep local knowledge in each area — we're not just reading listings, we're walking the streets.

Cartagena has the strongest short-term rental market — tourism is year-round and nightly rates are the highest on the coast. Santa Marta is growing fast and offers better entry prices. Barranquilla is best for long-term rentals with strong yields. Medellín has massive short-term rental demand from digital nomads. It depends on your budget and risk appetite — we'll give you the honest numbers.

If you want beach life: Santa Marta. Colonial charm and nightlife: Cartagena. Spring weather year-round with a huge expat community: Medellín. Quieter, family-oriented, great food scene: Envigado. Mountain air and nature: Coffee Region. Each has its own character — we help you figure out which one fits.

Colombia has changed dramatically. The cities we operate in are popular with expats, digital nomads, and retirees from the US, Canada, Europe, and beyond. Property rights are strong, the legal system protects foreign buyers, and the economy is growing. Like anywhere, you need local knowledge to avoid overpaying or buying in the wrong area — that's where we come in.

That's where a lot of our clients find the most value. We offer furniture and fit-out services (turn an empty apartment into a furnished home or rental), property management, rental listing and guest management, and ongoing accounting and tax support. You use as much or as little as you need. Everything is quoted separately so there are no surprises.

We handle everything: professional photography, listing on Airbnb/Booking.com and local platforms, pricing strategy, guest communication, check-in/check-out, cleaning, maintenance, and emergency response. You get a monthly report and income deposited to your account. Management fee is a percentage of rental income (discussed based on property and location). Completely hands-off for you.

Gross yields vary by city and property type:

Cartagena short-term: 8–14% gross
Santa Marta short-term: 7–12% gross
Barranquilla long-term: 6–9% gross
Medellín short-term: 7–12% gross

These are realistic ranges, not marketing numbers. Net returns depend on occupancy, management costs, and maintenance. We'll model the numbers for your specific property before you buy.

Yes. We handle full interior fit-out — furniture, appliances, linens, kitchenware, art, everything. Whether it's a personal home or a rental-optimised layout, we source locally, manage contractors, and deliver it move-in ready. We've done everything from studio apartments to luxury penthouse fit-outs. Budget and timeline agreed upfront.

We can assist with the sale process as well — pricing strategy, marketing, buyer vetting, and legal coordination. If your foreign investment was properly registered (which we ensure at purchase), you can repatriate your sale proceeds without issue. Capital gains tax applies: if you sell within 2 years, gains are taxed at 15%; after 2 years, they're taxed at your marginal income rate (typically lower).

Andrew Gallie (Kiwi, Co-Founder & MD) and Luz Gallie (Colombian, Co-Founder & Head of Client Relations). Andrew has a construction background and moved to Colombia — he built the team he wished he'd had when buying his first property here. Luz brings years of experience from the Federación Nacional de Cafeteros and deep local knowledge of the coast and culture.

Eight people: Andrew and Luz (founders), a licensed lawyer (Head of Legal), a certified accountant (Head of Finance), a property coordinator, an investment analyst, a contracts analyst, and a financial analyst. Everyone you need — legal, finance, operations — already working together under one roof.

Maia Realty operates under Maia Management Group S.A.S. (NIT 9018629777), a Colombian registered company. Our lawyer is a licensed Colombian attorney. Our accountant is a certified public accountant. We're not a foreign company operating remotely — we're on the ground, registered, and fully compliant.

Go for it. WhatsApp us at +57 319 596 2773 or email hola@maia-realty.com. No commitment, no sales pitch. We're happy to have a chat and point you in the right direction even if you're not ready to buy yet.