TO GET STARTED
One year of advisory.
$5,000
USD per year
Your retainer covers 12 months of property search and buying support. Complete a purchase within that year and the full $5,000 counts against your advisory fee.
WAYS TO INVEST
Find your deal.
Choose who leads it.
We help you find a short-term rental in Medellín that fits your budget, income and investment goals. With Advisory, we analyse the deal and introduce your local team. With a joint venture, you fund the property and BlackGem leads the purchase, refurbishment, setup and rental operation.
ADVISORY
We find it. You take it forward.
Start with a $5,000 annual retainer. It counts toward your advisory fee if you buy within that year. The total fee is 5% of the purchase price, with a $5,000 minimum.
Discuss advisory dealsYour next steps
- We agree your budget, areas and investment goals.
- We source and analyse suitable properties for your review.
- We introduce lawyers, agents and refurbishment contractors.
- You appoint the team and lead closing, works and rental setup. Management can be arranged separately.
What you receive
- Private deal packs
Property research, photos, the address, rental estimates and a purchase budget matched to your goals.
- Negotiation
We support price and terms negotiations.
- Transaction handling
We introduce lawyers, notaries and accountants. You appoint them to handle checks, title transfer and closing.
- Refurbishment and furnishing
We introduce refurbishment contractors. You appoint the team and lead works and rental setup.
- Rental management
Optional BlackGem management costs 12.5% of booking revenue. You own the apartment outright and keep its rental profit after costs and any management fee.
- Currency risk & resale management
USD rental income from our US client base provides a natural currency hedge. We coordinate low-cost transfers and conversions, and manage urgent property resales to help preserve property value.
Management covers listing setup, pricing, guest messaging, cleaning coordination and monthly income reports. Legal, notary and contractor costs are separate.
Advisory pricing & retainer details
YOUR TOTAL ADVISORY FEE
5%, with a $5,000 minimum.
5% of the final property price, or $5,000 if higher− current year’s retainer= Your remaining fee at closing
Your current year’s retainer is included in the fee when you close within that year.
Your engagement and unused credit expire after one year. Annual retainer terms →
TWO SIMPLE EXAMPLES
What you pay.
All figures are in US dollars.
For a purchase completed within your paid year: 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 a $5,000 retainer, so you pay the remaining $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 ANNUAL RETAINER
One year. One clear fee.
Pay US$5,000 for 12 months of advisory. If you close within that year, we credit it against your advisory fee.
What happens after the year?
After one year, the engagement and any unused credit expire. The retainer is not refunded, subject to mandatory legal rights. To continue, start a new year with a new US$5,000 retainer. Previous years' retainers do not carry forward or add together.
- Annual retainer
- $5,000
- Advisory period
- 12 months
- Credit carried forward
- $0
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.
JOINT VENTURE
You fund it. We do the rest.
Profit sharing replaces the advisory fee.
No advisory retainer or acquisition fee.
Your next steps
- We agree the deal budget, roles and JV terms.
- BlackGem sources the property and leads the purchase with the local professionals.
- We oversee refurbishment, furnishing and rental setup within the approved budget.
- BlackGem manages the rental and reporting. You approve major decisions and receive your distributions.
What you receive
- Private deal packs
Property research, photos, the address, rental estimates and a purchase budget matched to your goals.
- Negotiation
BlackGem leads price and terms negotiations.
- Transaction handling
We coordinate closing with your professionals and check payment instructions before you transfer funds.
- Refurbishment and furnishing
We oversee works, furnishing and rental setup within your approved budget.
- Rental management
BlackGem runs the rental for 12.5% of booking revenue, deducted before profit sharing.
- Currency risk & resale management
USD rental income from our US client base provides a natural currency hedge. We coordinate low-cost transfers and conversions, and manage urgent property resales to help preserve property value.
Management covers listing setup, pricing, guest messaging, cleaning coordination and monthly income reports. Legal, notary and contractor costs are separate.
How JV profit sharing works
BlackGem manages every JV for 12.5% of booking revenue. Property costs and this fee are deducted before profit sharing. You receive 75% of the remaining rental profit and BlackGem receives 25% until your invested capital is recovered from distributions. Then the split becomes 50/50.
On sale or refinancing, unpaid investor capital returns first. The remaining proceeds split 50/50. Ownership and decision rights are agreed for each JV.
Compare responsibilities
| Responsibility | Advisory | Joint venture |
|---|---|---|
| Find and analyse the deal | BlackGem | BlackGem |
| Lawyers, agents and contractors | We introduce them. You appoint and coordinate. | We coordinate the team and execution. |
| Purchase, refurbishment and setup | You lead with your professionals. | We lead. It stays inside the approved budget and JV requirements. |
| Ownership | You own the property outright. | Agreed in the individual JV agreement. |
| Rental operation | BlackGem runs it. Optional management | BlackGem runs it. Management included |
FAQ
Common questions.
Clear answers about how BlackGem works.
What is BlackGem?
BlackGem offers two ways to invest in Medellín. With advisory, we source and analyse the property and introduce the local professionals; you lead execution. With a joint venture, you fund the deal and BlackGem leads the purchase, works and rental setup. The first call is free.
When do I receive the address and full property details?
Public cards let you compare the location, costs and estimated returns. You receive the address, photos and full deal pack under your agreed Advisory or Joint Venture engagement.
Where can I see the fees?
Choose Advisory or Joint venture above to see that model’s fees, management and terms. Choose your model.
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.
How are rental returns estimated?
Returns are estimates from assumptions about nightly rates, occupancy and running costs—not guarantees. Actual profit depends on bookings, pricing, costs and how the rental is run.
How do I inquire, and what are the next steps?
Use Request a free call. We discuss your budget, timing and income goals. If you engage BlackGem, we assess the property before you commit to the purchase. Addresses and owner contacts stay private until you engage.
Still deciding? Contact BlackGem or explore both models above.
READY TO LOOK?
Find a rental
in your budget.
Compare the rentals or ask us a question.