PROPERTY ADVISORY
Find and buy your
short-term rental.
Start with a retainer. Get local help throughout your search and purchase. You pay US$5,000 and have 365 days to close. If you close in that time, the US$5,000 counts toward the purchase. If the 365 days end and you have not closed and have not extended, the US$5,000 is not returned. Before those 365 days end, you can pay US$2,500 to add 180 days. If you close in that extension, the US$2,500 counts toward the purchase, and the original US$5,000 still counts. Each later extension works the same way.
TO GET STARTED
Your advisory retainer.
$5,000
USD · paid after your call and signed agreement
One retainer covers your ongoing search. You pay US$5,000 and have 365 days to close. If you close in that time, the US$5,000 counts toward the purchase. If the 365 days end and you have not closed and have not extended, the US$5,000 is not returned. Before those 365 days end, you can pay US$2,500 to add 180 days. If you close in that extension, the US$2,500 counts toward the purchase, and the original US$5,000 still counts. Each later extension works the same way.
YOUR TOTAL ADVISORY FEE
5%, with a $5,000 minimum.
5% of the final property price, or $5,000 if higher− retainer already paid= Your remaining fee at closing
The retainer is included in the fee.
You have 365 days to close. If you do not close and do not extend, the US$5,000 is not returned. How the extension works →
TWO SIMPLE EXAMPLES
What you pay.
All figures are in US dollars.
At $100,000 or below, your retainer covers the advisory fee. Above $100,000, you pay the remaining balance at closing.
BELOW $100,000
You buy a $70,000 property.
- Total advisory fee · minimum
- $5,000
- Retainer already paid
- −$5,000
- Extra advisory fee at closing
- $0
5% of $70,000 is $3,500. Our $5,000 minimum applies, so your retainer covers the full fee. There is no partial refund.
ABOVE $100,000
You buy a $200,000 property.
- Total advisory fee · 5%
- $10,000
- Retainer already paid
- −$5,000
- Extra advisory fee at closing
- $5,000
5% of $200,000 is $10,000. You have already paid $5,000, so you pay the other $5,000 at closing.
These examples show BlackGem's advisory fee. The property price, lawyers’ fees, notary fees, contractor costs, taxes, closing costs and other third-party expenses are separate.
YOUR ADVISORY ENGAGEMENT
Local help.
From search to closing.
You choose the rental. We organise the work around it.
- Find the right options
Property research, a shortlist for your budget, rental estimates and private packs with photos and the address.
- Check and negotiate
Viewings, building and rental-rule checks, negotiation support and purchase coordination.
- Bring in trusted professionals
Help engaging lawyers and notary services for the purchase, and contractors for upgrades and refurbishments.
Lawyers' fees, notary fees, contractor work and other third-party costs are quoted separately for your approval.
HOW WE WORK TOGETHER
From your first call to closing.
01Tell us what you want.
Leave your contact details. We will get in touch to discuss your budget, goals and timing.
02Engage BlackGem.
Sign your advisory agreement and pay the retainer to start your search.
03Review your private packs.
You receive the property research, the numbers, the photos and the address.
04Transaction handling.
You work with our lawyers, notary services, contractors and legal team. We negotiate the deal for you and handle the purchase payment safely, so it reaches the verified recipient.
IF YOUR PLANS CHANGE
365 days to close.
Your retainer stays credited while you work with BlackGem, even if you decide against a particular property. You pay US$5,000 and have 365 days to close. If you close in that time, the US$5,000 counts toward the purchase.
If you do not close in that time.
If the 365 days end and you have not closed and have not extended, the US$5,000 is not returned. Before those 365 days end, you can pay US$2,500 to add 180 days. If you close in that extension, the US$2,500 counts toward the purchase, and the original US$5,000 still counts. Each later extension works the same way.
- Retainer paid
- $5,000
- Time to close
- 365 days
- Extension
- $2,500 for 180 days
If you acquire a property introduced by BlackGem outside our process, the agreed fee remains due under your signed agreement. A refund the law itself requires is still owed. Read the terms.
AFTER YOU BUY
Management is optional.
Run the rental yourself, or let us help with pricing, guests and day-to-day coordination.
12.5% of booking revenue.
Optional Airbnb management covers listing setup and pricing, guest messaging, cleaning coordination and monthly income reports. It is separate from your purchase advisory fee.
Discuss management ↗YOUR NEXT PURCHASE
Start with a conversation.
Tell us your budget and what you want to buy.
Clear answers about how BlackGem works.
What is BlackGem?
We are a buyer’s desk for short-term rental apartment purchases in Medellín. Overseas buyers compare modeled costs and income on the board, then engage BlackGem for local help through research, checks, negotiation and closing. Optional Airbnb management is available after you buy.
Why are packs anonymized until an advisory agreement?
Public deal cards show the numbers, area and property ID without the street address or original listing. That protects owners and keeps the board useful before you engage. After you sign an advisory agreement, you receive private packs with the photos and the address.
What are the fees?
Acquisition advisory is 5% of the final property price (see Advisory for the retainer and minimum). Optional short-term rental management is 12.5% of booking revenue and is separate from the purchase fee. You can manage the rental yourself.
What do “Confirmed STR” and “Likely STR” mean?
Confirmed STR means the listing explicitly states short-term rental use. Likely STR means listing signals suggest short-stay potential. Neither label is HOA-verified or a guarantee that building rules (reglamento) allow short stays. Permission still needs checking before you buy.
Why are the numbers shown as modeled ranges?
Returns are estimates from assumptions about nightly rates, occupancy and running costs—not guarantees. Each deal shows lower, base and higher ranges so you can see how results change. Actual profit depends on bookings, pricing, costs and how the rental is run.
How do I inquire, and what are the next steps?
Use Contact on this site to request a call—no fee to enquire. Typical next steps after that conversation: a walkthrough of the property, a check that the building reglamento allows short stays, and confirmation of any tourist registration (RNT) if required. Addresses and owner contacts stay private until you engage.
When do I see the address and listing details?
The street address and full listing details are revealed after you sign an advisory agreement and receive your private pack. Until then, the public board stays anonymized so you can compare the numbers first.
Still deciding? Contact BlackGem or read Advisory and How it works.