Nicaragua 🇳🇮 Why Real Estate Market So Depressed

I was asked this on the channel and it's a pretty legit question. Why exactly is Nicaragua's real estate market so low when so much of the world is so high? What economic factors are driving down the prices of houses? Where is the demand for houses gone to? Why is the supply so high?
#nicaragua #realestate #investing
7 November 2022
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[@rona8663]

Great video Scott and right on as usual. Tremendous opportunities now but as long as you have the right mindset and not think you're going to get rich quick. Love Nica !!!

[@ScottAlanMillerVlog]

It's the long game here, a LONG game. But the game is there. So many people see it as potential immediate income vs. a long investment, though. That's where things fall apart.

[@marnelson9528]

@@ScottAlanMillerVlog What we are seeing here at Hacienda Iguana, some people are buying lots, building nice homes and selling them as a hedge against inflation; they are putting their money to work rather that watch it deteriorate in banks and the stock market.

[@ScottAlanMillerVlog]

@@marnelson9528 and then buying again? If they just sell, aren't they back to just cash? Or is it circular and going back into construction right away?

[@BillBlyleven]

While tourism was a substantive part of the economy (about 15% in 2017), it is not as big of a portion as first-world ex-pats perceive it. For example, remittance is about the same GDP proportion as tourism, 15%. Remittances are up quite significantly recently though. The Zona Franca exceptions are about the same 15 to 17% Going by the National bank reports (BCN) 2022 GDP has returned to the equivalent to 2017 but there are significant distortions (e.g. remittances)

[@ScottAlanMillerVlog]

For sure, and that completely explains why some businesses have collapsed but the country is clearly thriving. Overall, I think it looks better than at any point I've seen it. Roads, Internet, city businesses... all thriving. It's only the tourism stuff (and real estate which is an artefact of that) that are suffering. It's a shift. And 15% is significant, that's a major factor and bigger than I would have guessed. But the country regearing its economy away from that fickle source seems to be working and the rising middle class attests to that.

[@faustinodibauda251]

Good video short sweet and on track. Thank you.

[@ScottAlanMillerVlog]

Thank you!

[@abidnessman]

Very helpful. I will arrive late Feb, early March by Land Cruiser solo with dog and stuff.

[@ScottAlanMillerVlog]

Nice!

[@monicaalexander4648]

so how has your transition been?

[@dovygoodguy1296]

Scott always gives over so much information it's hard to follow him!🤔 But this video is extraordinary....

[@ScottAlanMillerVlog]

jaja, thanks! (I think?) ;)

[@marnelson9528]

Hola Scott. We love following your insightful and helpful videos! Have you considered gong inside a couple of resorts to offer some balance to economical living in NIcaragua? I'v lived at Hacienda Iguana Beach and Golf Resort in Tola since 2004 and would love to show you around. Could spend the night here and take in Rancho Santana and La Isla Guacalito on both sides. These are major higher end resorts offering two golf courses, many restaurants, and higher end homes that are coming up like weeds!

[@ScottAlanMillerVlog]

That's a great idea! I know all of those except for Isla Guacalito, that's new to me. That would be some amazing content to show stuff down there. I have plans to film one of the eco resorts in Granada as well, but just haven't managed the time. Upcoming luxury AirBnB tour coming for Leon really soon, too.

[@davidwelch5186]

It's a buyers market. Property taxes are dirt cheap.

[@jillianfreyman6325]

I'm thinking of moving there so appreciate your videos- thanks!

[@ScottAlanMillerVlog]

That's awesome! Where are you looking at as moving options? And thanks for supporting the channel!

[@jillianfreyman6325]

No worries. I find your videos very informative. I was looking at the Caribbean side but have decided that, because of my age (62), I would need better infrastructure. So now I am looking at San Juan del Sur. I have lived in huge cities like Vancouver, Paris, London and now Malaga for 20 years. What I want for my retirement is a lovely small one floor house on the beach, a bus ride or walk from amenities. My budget is 150-170k$. Do you think that's realistic? Thank you so much for your help

[@ScottAlanMillerVlog]

@@jillianfreyman6325 I used to live just outside Malaga on the mountain to the NE that you see from the city (the Sultan's Sigh.) Up above Orvieto. SJDS has a lot of amenities and is an expat enclave, so if you are looking for that "foreigners resources" feel, it's perfect. Lots of restaurants, night life, etc. Cost of living there is easily double the rest of the country. Everything from groceries to hotel rooms to meals are 200% or higher. But you get more access to things. Everything is a trade off, of course. $150-170 will easily get you a place near the beach with access to town. Either in town or nearby. The real estate agents will tell you otherwise, but real prices are low now and stuff is for sale. You just have to make sure you get to the owners themselves, if an agent injects themselves between you and the owner, your budget will be shot.

[@jillianfreyman6325]

So helpful! Are there other beach towns not so ex-pat oriented but still close to amenities? I really do not want to be surrounded by ex-pats! I want to mix with the Nicaraguan people. My Spanish is fluent.

[@ScottAlanMillerVlog]

@@jillianfreyman6325 OMG, SJDS is only for those absolutely demanding that they be surrounded by expats. If you are even just "okay" without the expats, you don't want to be there. That's its function, it's the singular expat enclave. Las Penitas and Poneloya are the second biggest beach(es) (they are a single entity, two beaches one town) and only minutes from Leon. So arguably they have way, way MORE resources than SJDS (but more sprawling.)

[@osiristhomas7621]

ARE THERE ANY GOOD ONLINE JOBS Americans can do if they live in Nicaragua?

[@ScottAlanMillerVlog]

Millions. But it all comes down to your skill set. You can do any online job from Nicaragua. Nicaragua has better internet infrastructure on average than the US so anything you can do online from the US or Canada you can do from here. So the question is really just finding an online job. Pretty much any office, design, engineering, business, accounting, finance, HR, IT, etc job can be done remotely. So the options are pretty broad.

[@patriciaflaherty]

I don't know how anyone is moving to the USA right now and making enough money to help support their family in another country. Apartments and houses are ao expensive in the states right now!

[@ScottAlanMillerVlog]

Very, VERY few are. They go with that hope, then find themselves in abject poverty with no social support network like in Nicaragua. It's crazy dangerous.

[@irathompson6471]

The Costena road is being built at a very quick pace and I believe that will facilitate a large increase of tourism from Costa Rica.

[@davidwelch5186]

What do you mean by quick. Just north of San Juan . A huge hill is being cut down.. only one scraper was working. It's going to be a long time at that rate.

[@irathompson6471]

@@davidwelch5186 I should have said the road is progressing quickly for Nicaragua.

[@francarranza434]

Interesting your analysis, but I also hear at another channel that some cities like Granada has a short inventory for renting.

[@ScottAlanMillerVlog]

That may be true, Granada is a very different market. But unlikely because rentals are busy as much as things are off of the market. Granada is definitely not seeing a tourist boom.

[@Tommsi89]

Can you give some examples of numbers? (Price/sqft)

[@ScottAlanMillerVlog]

Nicaragua does not work from a price for size model at all. Price is by unique lot. Because Nicaraguan houses are essentially always built outdoors, the concept of square footage almost doesn't exist. Not just as a price, but as a measurement. People measure their lots in square meters (or similar) but they don't measure their houses. And admittedly, it is hard because you have no idea often what should or shouldn't be included in any measurement since houses are not enclosed like in North America or Europe. But trying to give some guesses, a 500 sq ft house might be $12K. So that is $24/sq ft. in a barrio, but close to the beach. A 1200 sq ft. home mightbe $28K closer (but still not on) the beach. That's $23.3 / sq ft.... so works out to be about the same. On the sand, that's going to go way up, but the cost is in the beach, not the house. So a $20K house on a $50K beach lot would be $70K. Most of the beach houses that are big and more modern (but not super modern) are going to be in the $80-$130K range in most of the country. City houses of 2000 sq ft outside of a tourist zone, you might expect to pay $100K maybe a little more.

[@gone_viral]

Hi Scott........I just came across your channel. Very informative! Thank you for that. I have a question. A family member of mine just passed and left me a house in Corinto. In my younger days, I'd frequent Nicaragua but now I'm older and have a family and I don't frequent as much. Last time I went was close to a year ago to attend the funeral but before then I didn't visit for 10 years. I really do not see myself living there at all. Maybe visit with my kids when they get a little bit older but have no plans or interest to visit anytime soon. Im thinking of doing several things but unsure of which one would be best. Rent it out, Airbnb, or just plain out sell it. I have no idea of the real estate market in Nicaragua let alone Corinto. What do you think I should do. Any advice would be greatly appreciated!

[@ScottAlanMillerVlog]

I really need to do a video on this. There is a lot to discuss here. Very importantly, the real estate market in Nicaragua is terrible now, so selling a house will be very difficult, even in a cool place like Corinto. The market is at its historic low, for the entire history of the country. It's hard to describe how bad the real estate market is right now. Because of that, most people who were doing AirBnB have given up, there isn't enough traffic and prices have dropped so much that paying the bills is very hard. Any type of rental is going to be much lower than you'd hope. But, selling is the hardest as prices as down by as much as 90%, and nearly always at least 50%. Real estate is the hardest hit portion of the market and the best price retention is in the Managua suburbs, the worst is anywhere with expats like the beach towns. That doesn't make for a lot of options. If it was me, I'd want to hold it (not like you are investing in it) and rent it likely as a long term rental. Of course without seeing the house my advice is pretty generic. But selling now is tough. But if you don't plan to use the house, holding onto it might require you to maintain it, deal with things, put effort into it and if it isn't generating enough revenue, it might not be worth it at all.

[@OneOutTheODD]

Haven't chimed in in a while. Very much appreciate your vids. Been getting my affairs here in order, so I can make my transition. Meanwhile, coffee on me.

[@ScottAlanMillerVlog]

Thanks! Glad to see that you are still here :) And thanks for the coffee, I already got the notification! I need it to keep warm up here! When are you looking at making it down to Nicaragua?

[@OneOutTheODD]

@@ScottAlanMillerVlog Thanks Scott. As it stands now, I am looking at late April early May. God willing, things stay on track and I'll let you know once things start to shape up.

[@ScottAlanMillerVlog]

@@OneOutTheODD That's awesome. On my current plans, I'll be traveling then. But plans... they tend to change a LOT these days.

[@OneOutTheODD]

@@ScottAlanMillerVlog Well, I will keep that in mind and I'll be sure to reach out as things develop. I would love to connect in person and would also very much like to spend a couple nights at the Simple Lodge, which I imagine I could probably do whether you are in town or not. So we'll see how it all pans out.

[@jonesmatthew7511]

I'm going to Costa Rica this month and was looking to go into Nicaragua, but according to the US Dept of State it is a level 3 travel alert, which on a scale of 1 to 4 suggests people reconsider travel. What are you thoughts?

[@ScottAlanMillerVlog]

Honestly you should never look at the state departments travel advisories. It's completely fake. It is a tool used to steer Americans where the US wants you, it in no way reflects safety. If it was real, it would recommend that you get to Nicaragua as fast as possible is you are safer here than in Costa Rica or in the US itself. The US isn't the only country that does this, Canada does too, for example, and other countries have similar warnings about the US (but in reality, traveling in the US is actually quite safe.) That you'd even consider Costa Rica means you should never think twice about Nicaragua. We are the safest country in the region and the most dangers you will face is the time you spend getting to and from Nicaragua, not the time you spend in it.

[@mikedenham5882]

Thanks Scott, I’ve got a ticket to Managua, in September then going to Malgapata. I’m 71 years old and looking at possible retirement.

[@ScottAlanMillerVlog]

Awesome!

[@davidwelch5186]

I have very desirable resort property ,excellent location. Building small rentals. Short time tourist clientele ,, they got money.

[@JS-jh4cy]

I find the internet listings seems to be the pricey high end homes

[@ScottAlanMillerVlog]

Not just high end ones, but almost exclusively fake pricing. But only a very, very high end home would benefit from an online listing. Nothing normal will have any reasonable means of getting onto a website so yes... looking online means a few things: 1) only expensive homes 2) only inflated prices (often by HUGE margins) 3) only homes appropriate for traditional north americans. By looking online you are looking at a very tiny sliver of the market.

[@sergioherrera2724]

im from Matagalpa,Nicaragua,i can tell you why,because almost everybody in Nicaragua got their own house,thats why mijo. in Matagalpa a lot of people got a decent house. i live kind of close from SILAIS MATAGALPA, and i do not know some one who is renting a house. like a said almos everybody got their own house.

[@ScottAlanMillerVlog]

Yes, there are more than enough houses in most areas now. Traditionally people couldn't have their own houses in that way because of the expanding population - that meant that as people got to house buying age more houses needed to be built in order to accomodate them. But now, pretty much everyone has a house and there isn't a shortage. So what is traditionally a small shortage has turned into a small surplus.

[@joecool3332]

Where does your 10 thousand a month number come from? Source please.

[@ScottAlanMillerVlog]

I've been told 10-20K here on the ground and that matches what we see in person so I'm inclined to believe it. If you read any number of news sources reporting on numbers, what they claim is generally that or much higher. And often they only cite those arriving in the US, which is a significant percentage to be sure, but we see huge percentages going to Spain, Costa Rica, Panama, and other locations (Spain and CR being the bulk) additionally. So whatever number is arriving at the US, it's a bigger number than that. www.voanews.com/a/americas_turmoil-home-more-nicaraguans-flee-us/6208907.html www.cbsnews.com/news/cuba-venezuela-nicaragua-migrants-processed-record-us-border-2022/ havanatimes.org/features/nicaraguan-migration-to-the-us-grows-exponentially/ edition.cnn.com/2022/09/19/politics/border-encounters-top-2-million-fiscal-year/index.html

[@mrnogood]

Do they do rent to own in Nicaragua?

[@ScottAlanMillerVlog]

Not as a thing, for sure. You might manage to talk someone into it, but it isn't something that I've seen. But owner financed can happen. Again rare, but it exists.

[@JS-jh4cy]

Do you recommend buying in Nicaragua?

[@ScottAlanMillerVlog]

It's the best time to buy ever. But don't rush. Come down, take your time, shop around, get to know the market and the pricing.

[@JS-jh4cy]

Where are you based in Nicaragua, i may be going to a couple places to look at Nicaragua

[@ScottAlanMillerVlog]

Leon

[@josegonzalez4144]

Scoot looking for a small fica about 4 masana, something affordable close to Managua Masaya. How can I reach you

[@ScottAlanMillerVlog]

Best way is InstaGram... @ziffedtraveler

[@jaimesang4365]

I have exactly what you want. How can we talk?

[@JS-jh4cy]

Does the postal system work in Nicaragua and does amazon work there?

[@JS-jh4cy]

Thinking of overseas business

[@ScottAlanMillerVlog]

It does not. Assume it does not exist. BUt it doesn't work anywhere else either. So even if you had post and Amazon HERE, it isn't going to connect to anywhere else. Amazon and USPS are essentially American concepts. The world doesn't run on those.

[@ScottAlanMillerVlog]

If you need to ship in and out of Nicaragua for a business, you probably want to reconsider. Not that it is impossible, but it is expensive and hard. If you have specialty products made here and you can mark up 1000%, and you are cool with creating an import/export firm to handle it, yeah, it's possible. If you want to just export casually via "other people", it's insurmountable. There is a reason no businesses like that exist here.

[@ScottAlanMillerVlog]

Definitely watch my videos on business here. Basically if you hope to make money from a business here, rethink your plan. Feel free to try, but don't assume it is possible. If you want to have a business here just for fun because you enjoy it and don't care about profits, knock yourself out. But if you think it can be your income... it cannot.

[@wilfredobermudez1181]

The Maquilas are gone, no jobs for the people, no money.

[@ScottAlanMillerVlog]

Yeah, so many have closed. The economy is booming, but it's coming back very differently and it's fewer, higher paying jobs. So unemployment remains sky high.

[@ranthonybab8670]

airlines gone? explain please

[@ScottAlanMillerVlog]

Between the troubles in 2018 and COVID in 2019+ tourism dropped to zero and so the airlines shut down operations here. We went several years with almost no flights and the only airline around rarely flew direct and was essentially a scam when it did fly. So that hit tourism even more because many people still willing to come found that they had little way to do so. We've only had the flights back for a few months now.

[@ranthonybab8670]

Thanks.

[@Kbj_fly]

Is it better to live in Nicaragua, Honduras, or Guatemala if your going to build a life a house or get married

[@ScottAlanMillerVlog]

Well now THAT is a loaded question. LOL. All three are potentially great choices and it is going to depend on what you are looking for. There are situations where I might choose any one of them. If you need to work locally (rather than live locally and work remotely) then Guatemala is going to almost certainly be the option. If you want super hot weather, like the tropics, that's going to push you to Nicaragua. If you want giant city living, that's Guatemala. If you want airport with great access around the world, Guatemala or Honduras. If you want Caribbean Island life, almost definitely Honduras. Pacific Ocean beach, probably Nicaragua. Lowest cost of living and highest level of safety, Nicaragua for sure. It's all going to be a mix for you. House and spouse are probably easiest in Nicaragua. But job is not. Weather and job options are the key things driving people to choose something other than Nicaragua. For me the biggest negative is the airport, but I put up with that.

[@Kbj_fly]

@@ScottAlanMillerVlog I plan to go back and forth until I figure out how to go remote for work . I want a nice selection of good time fun at a reasonable price , good spiced food , and a rock bottom cost of living and a easy visa before I marry the apply for citizenship

[@ScottAlanMillerVlog]

@@Kbj_fly Citizenship? Why would you want that in any of them? That's not generally a desirable thing. What is your actual end goal? I mean if you are really from somewhere with a horrible visa, but 99% of people wanting citizenship here are confused and think citizenship is for something very different than it is. Nicaragua is not a spicy food country, at all. It's not that there is NO spice, but the food leans heavily towards bland. Hot sauces are made here, but by expats, for expats, mostly. Rock bottom cost of living, yes, that's Nicaragua for sure. And Nicaragua allows remote work better than anywhere else in the world. So those factors lean to Nicaragua.

[@Kbj_fly]

@@ScottAlanMillerVlog the second passport option is going to be need and I think central America offers things that place that you must take a plane don't. If you have a moment to talk do you have a social media to talk on or exchange numbers

[@ScottAlanMillerVlog]

@@Kbj_fly The passports here are terrible and Nicaragua's is one of the worst in the world. You never, ever get citizenship in this region for the purpose of a second passport. That's what I'm worried about, that you were thinking that a passport here would have some value. That's first of all, nearly impossible to get (getting married gets you residency NOT citizenship) and there's truly no reason to want it. But for sure, hit me up on INstagram as everything else gets blocked here... @ziffedtraveler

[@kennethwatts7655]

a person with 40 years there does the government respect titles too land and problems and issues with that ????? why are so many people leaving????

[@ScottAlanMillerVlog]

People are leaving because of the unemployment levels. That's really the only reason. There is a tremendous amount of marketing here telling people that the US has loads of jobs and you'll get rich if you go up there and there is a big lack of jobs here (unless you speak English, then you are set) so people don't believe logic or reality and try to head to the US for these promised jobs and they don't find out what it is really like until it is too late. It's amazing how effective a little propaganda can be. They don't do the math or look at reality that they can live better here unemployed that they can live employed in the US in most cases.

[@joemalicki3912]

Current est 186,000 Nicaragua people at the U.S. border last month reported on national T.V. I understand you not stating the obvious problems with Nicaragua. A person coming to Nicaragua beware many forces are at work here.

[@ScottAlanMillerVlog]

The only issue here is a lack of employment, which I've stated many times. Everyone we know from here is trying to find a way to go to the US for jobs. Everyone we know who has gotten to the US is sorry and trying to return. We've already had employees request their jobs back for when they return. I've already stated the issues, it's all transparent. The only "beware" is if you think you can come here and find work. There are neither excess jobs, nor is there a standard path for foreigners to find work here. Local jobs needs to be kept for the local people. Not sure what you think I've not mentioned, but there's nothing that people need to be warned about because no one coming here to visit or relocate should be thinking that they are going to find work as an employee here.

[@miguelfonseca1104]

obviously a gringo with enough wealth and freedom to pick and choose where to live with an overpowered passport and your average nica live two different realities, it goes without saying. in fact, while this is not universal ,many expats go to developing countries because a developed country standard of living is much cheaper there then back home.

[@ScottAlanMillerVlog]

@@miguelfonseca1104 those going to the border hoping for the "American dream" remain in that second reality as well. So often it is mistaken as "where you live" determining what you have, but it's really "where you are from." Nearly all Nicaraguans that I hear about making it to the US find out what their standard of living is lower there than in NIcaragua even with massively higher salaries. Because like you said... overpowered passport is a big key. Just getting TO the US doesn't give you a US passport (just as living in NIcaragua doesn't take it away.) It is BEING an American (or Canadian or European) that tends to give you power, not being IN those places. That's the sad reality, any potential issues are nearly inescapable (as are nearly all of the empowerments in the other directions.) A North American moving abroad maintains most of their advantages even if they never return to their home country.

[@davidwelch5186]

Nica doesn't take advantage of its resources. Nica could be the hemp capital of the world. They could build consumer products

[@davidwelch5186]

People should know. Cowboys get picked off.. Ya got to have a close nica friend. I buy into established developments.. like Bosques Del Mar, everything is legal Begal. Surveyor , lawyer. , Everything. I have heard many stories , like cousin Jose knocks on the door and says. I have a claim.

[@ScottAlanMillerVlog]

We hear that stuff from the San Juan area. Never heard of that stuff happening up here. Real estate laws are strict. The developments aren't magic. They are just foreigners using lawyers and doing the paperwork too.

[@davidwelch5186]

The legal work is necessary. The big problem for expats is squatters . @@ScottAlanMillerVlog

[@beaulong]

I would just want a nice place 3 bedroom to rent 500 or under.

[@ScottAlanMillerVlog]

LOL. That's SO much more money that necessary. Nice two bedroom is most of the country is around $200 :)

[@beaulong]

@@ScottAlanMillerVlog i definitely need to stay in touch with you. Nica is on my radar for sure. :) sub'd and thank you

[@ScottAlanMillerVlog]

@@beaulong Welcome to teh channel!

[@ScottAlanMillerVlog]

Watch today's video, the last house will be of interest. Bigger and cheaper, great location.

[@beaulong]

@@ScottAlanMillerVlog watched it. 400 seems like its not bad at all. Im guessing there nothing listed online with pics? Lol but seems great. Courtyard and a small pool?

[@davidwelch5186]

I think foreigners are afraid. shutting down media outlets and imprisoning political opponents is a major factor in nicaragua's image.

[@ScottAlanMillerVlog]

Foreigners, especially those from North America, are often afraid. There is a lot of effort put into making the whole world seem like a scary place to go. So it often doesn't take to much to make any individual place seem pretty scary because without any idea of what it is often like, what can a potential traveler base their decision on?

[@JS-jh4cy]

Looking forward to seeing Nicaragua when I get there, looking to retire somewhere in central america

[@nesq4104]

​@@ScottAlanMillerVlogtrue, everywhere is a travel threat for USA