Thinking about a home in Guatemala, to retire, spend part of the year, rent out or be close to family? Here is how the process works for buyers living in the United States, and how we help you buy safely without having to travel.
Can Americans own property in Guatemala?
Yes. In general, foreigners can buy and hold title to real estate in Guatemala with the same rights as Guatemalan citizens. The main exception involves specific zones defined in the Constitution: land near international borders and strips along ocean coastlines, lakeshores and navigable rivers are subject to special rules. Popular areas such as Guatemala City are outside those zones. If a property is near a lake, the coast or a border, your notary will confirm whether it is affected before you sign.
How buying remotely works
- Tell us what you need. Area, budget, size and timing. We send you a shortlist with prices in US dollars.
- Live video tours. An advisor walks you through each home on a video call, at a time that works for you.
- Title check. We verify ownership and liens at the Property Registry (Registro General de la Propiedad) before you commit.
- Offer and promise to purchase. Terms are agreed in writing.
- Closing through a power of attorney. The deed is signed before a notary in Guatemala. If you can't travel, you can grant a power of attorney (poder) to someone you trust. This is typically done before a US notary with an apostille from the state where it is signed, plus an official translation, or at a Guatemalan consulate in the US. Your notary will provide the exact wording and current requirements.
- Registration. The notary registers the purchase in your name and sends you a copy of the deed.
Closing costs and taxes
Plan for taxes, notary fees and registration on top of the purchase price. As a general reference, the first sale of a new property usually carries 12% VAT (often already included in a developer's price), while resales usually pay a 3% stamp tax. Property tax (IUSI) is paid to the municipality. Under the Decreto 18-2026 reform, homes (residential or mixed use) move to a zero rate once the new rates take effect, expected in January 2027, while commercial properties keep paying. IUSI for 2026 and any past balance is still due. Your notary will confirm the exact amounts for your purchase.
Financing
Most international buyers pay cash. Some Guatemalan banks offer mortgages to non-residents or to Guatemalans living abroad, with specific income and documentation requirements. We can help you understand what applies to your situation.
Sending funds safely
- Wire funds only to a bank account in the name of the seller or the notary, against signed documents.
- Keep every receipt: banks in both countries may ask about the source of funds.
- Never send a deposit before the title has been verified.
How to avoid scams
- Be wary of prices far below market value and of pressure to pay quickly.
- Don't rely on photos alone: ask for a live video tour.
- Always sign before a notary and get a copy of the deed.
- Work with an established agency with identifiable advisors and references.
This guide is for general information only and is not legal or tax advice. Always confirm the details of your purchase with a Guatemalan notary or attorney.
Ready to start? Browse homes for sale or contact an advisor to schedule a video call in your time zone.