Renting an Apartment in Medellín: The 'Under-the-Table' Contract Trick That Saves You 30%

The Inflated Price Dilemma: Why Platforms Double the Real Cost

If you've searched for an apartment in Medellín on Airbnb or Booking, you already know that a studio in El Poblado or Laureles can cost you between $3,500,000 and $6,000,000 COP per month. But what few tell you is that the same apartment, if you negotiate directly with the owner, can go for $2,000,000 or $2,500,000 COP. The difference is the famous "platform surcharge": commissions, insurance, and cleaning fees that inflate the price by up to 40%.

This is where the "under-the-table" contract trick comes in, a common practice among locals that allows you to save up to 30% or more on your monthly rent in Medellín. It's not illegal, but it is informal: it involves agreeing with the owner on a rental without intermediaries, using a simple contract that both parties sign to avoid misunderstandings. In July 2026, with the rise of the dollar and local inflation, this strategy has become almost mandatory for digital nomads looking to stretch their budget.

Available Options

Direct Contact with the Owner

The most common way is to find the owner through Facebook groups like "Alquiler de apartamentos en Medellín" or "Medellín Digital Nomads." You can also walk through neighborhoods like Belén, Buenos Aires, or Envigado and see "Se arrienda" (For Rent) signs on windows or doorways. Calling the number listed connects you directly with the owner, with no commissions.

Another option is to use platforms like OLX Colombia or Mercado Libre Inmuebles, filtering by "arriendo directo" (direct rental) or "sin inmobiliaria" (no real estate agency). Many owners post there because they avoid paying agency commissions. However, make sure the listing isn't from a disguised intermediary.

Negotiating with the Airbnb Host

If you already have an Airbnb booked for a few days, you can propose a direct deal to the host for the rest of your stay. The move is: after your first week, you say something like, "I like the apartment, but Airbnb charges me a lot. If I pay you directly, can you lower the price?" Many hosts accept because they save the 15% commission the platform charges. Negotiate a 1 to 3-month contract, and you could pay up to 40% less.

Updated Costs

These are reference prices from July 2026 for monthly rentals in Medellín, negotiated directly with owners (without platforms):

• Belén (sectors like Belén Los Alpes or Belén Rincón): 2-bedroom apartment from $1,800,000 COP to $2,500,000 COP.
• Buenos Aires (near downtown): studio or 1-bedroom from $1,200,000 COP to $1,800,000 COP.
• Envigado (residential area, popular among nomads): 2-bedroom from $2,000,000 COP to $2,800,000 COP.
• Sabaneta (farther out, but quiet): 1-bedroom from $1,500,000 COP to $2,000,000 COP.
• Laureles (more expensive, but with availability): studio from $2,200,000 COP to $3,000,000 COP.

Compared to Airbnb, where the same apartments cost between $3,500,000 and $5,000,000 COP per month, the savings are clear. However, these prices are for contracts of at least 3 months; for 1-month stays, it can go up by 10-15%.

Estimated Timelines

The process of finding an "under-the-table" apartment takes between 3 and 10 days, depending on your urgency and the neighborhood. Here's a breakdown:

• Days 1-3: Search on Facebook groups, OLX, or walk through neighborhoods. Dedicate about 2 hours daily.
• Days 4-6: Contact 5-10 owners, do video calls to see the apartment (or in-person visits if you're already in Medellín).
• Days 7-10: Negotiate the price, sign the informal contract (see tips below), and make the security deposit (usually one month's rent).

If you use Airbnb as a bridge, you can speed up the process: in 2 days you negotiate with the host and sign a direct agreement for the rest of the month.

Practical Tips

How to Avoid the Risks of an Informal Contract

The biggest fear with "under-the-table" contracts is that the owner won't return your deposit or that the apartment has problems. To protect yourself, do this:

1. Use a written "minicontract": Draft a simple document that includes: owner and tenant names, address, rental duration, monthly amount, payment date, and deposit conditions (e.g., "it will be returned at the end of the contract, deducting verifiable damages"). Both parties sign and take a photo of the document.
2. Take photos and video of the apartment's condition on the day you move in. Focus on walls, appliances, furniture, and floors. This serves as evidence if the owner claims damages you didn't cause.
3. Pay only by bank transfer or Nequi (the Colombian payment app). Avoid cash, as it leaves no trace. Keep the receipts.
4. Ask for a simple receipt each month. The owner can write "Received the sum of $X for rent for the month of [month]." Signed by them.

Fun Fact: The "Co-Signer" Trick

In Medellín, many owners ask for a fiador (co-signer), someone who signs as a guarantee. As a foreigner, you can offer a higher security deposit (2 months instead of 1) to replace the co-signer. This is common and accepted, especially in neighborhoods like Belén or Envigado. Negotiate this from the start.

Real Cases: Traveler Testimonials

María, an Argentine digital nomad: "I found an apartment in Envigado for $2,200,000 COP per month, while on Airbnb the same one was $3,800,000. I negotiated directly with the owner, signed a simple 3-month contract, and he even lent me a bicycle. I saved about $4,800,000 COP in total."

Carlos, a Chilean programmer: "In Sabaneta, I paid $1,800,000 COP for a studio. The owner asked for a 2-month deposit, but in the end, he returned everything because I left the apartment spotless. I used the minicontract I downloaded from Malokal, and it worked perfectly."

Frequently Asked Questions

Is the "Under-the-Table" Contract Legal?

Yes, it is legal as long as both parties agree and there are no abusive clauses. In Colombia, verbal or simple written rental contracts are valid if the agreement can be proven (for example, with WhatsApp messages or bank transfers). However, it does not have the same protections as a contract registered with a real estate agency, which is why the minicontract and evidence photos are key.

What If the Owner Doesn't Return My Deposit?

First, try to resolve it amicably: show the photos of the apartment's condition and the signed contract. If that doesn't work, you can go to the Cámara de Comercio de Medellín (Medellín Chamber of Commerce) or the Personería Municipal (Municipal Ombudsman's Office) for free mediation. As a last resort, there is the legal route, but it is slow and costly. That's why it's better to negotiate with an owner who has references (ask on Facebook groups if anyone has rented from them before).

Can I Do This If I'm Only Staying for 1 Month?

Yes, but it's more difficult because many owners prefer contracts of 3 months or more. For short stays, your best option is to negotiate with an Airbnb host after your first week. Offer to pay for the full month in advance and ask for a 20-30% discount. You can also search on Facebook groups for "alquiler temporal Medellín" (temporary rental Medellín) where options for 1 month without a platform are sometimes posted.