This is the second edition of our monthly market snapshot, built from the listings our marketplace tracks across public sources in Nueva Esparta (Margarita Island). It reflects asking prices on active listings as of October 1, 2026 — not closed sales, which Venezuela does not publish in any reliable form. With a September baseline now behind us, this edition includes the series' first month-over-month comparisons, which is where the real value of tracking this market consistently begins to show.
What Changed Since September
The headline move is the median: the median asking price across the island's tracked listings rose to $75,000, from $65,000 on September 1 — a jump of about 15 percent in a single month. The average asking price rose to roughly $225,000, from about $206,000, up around 9 percent. The count of active island listings is unchanged at 517.
A 15 percent one-month move in a median should make you suspicious, and it makes us suspicious too. Within every individual property segment, median asking prices were flat or slightly lower this month (details below). When the overall median rises while no segment's median does, the cause is composition, not appreciation: the set of listings in the index changed — normal turnover that happened to leave the total count flat — and the mix shifted toward segments and properties with higher asking prices. One visible piece of that shift: all four named segments grew this month while the total held at 517, meaning a sizable group of listings our September report left in the uncategorized bucket (roughly 85 then, 49 now) have since been classified as houses, land, condos, or commercial. The honest read is that this month's median jump tells you the inventory changed, not that sellers of comparable properties raised prices in unison.
The Headline Numbers
- Active listings tracked on Margarita Island: 517 (September: 517)
- Median asking price: $75,000 (September: $65,000)
- Average asking price: about $225,000 (September: about $206,000)
- Listings repriced in the past 30 days: 50, split almost evenly between cuts and increases
The gap between median and average remains the single most informative number in this report: a relatively small tail of high-end beachfront villas and large parcels pulls the average to roughly three times the median. If you see a headline "average price" for this market, it is telling you about the luxury tail, not the typical property.
Asking Prices by Property Type
Houses (188 listings): median asking price $75,000, unchanged from September, with inventory up from 181 listings. Still the island's largest segment.
Land (139 listings): median asking price $53,500, down from $55,000 in September (a decline of about 3 percent), with seven more parcels tracked. The island's unusually deep land supply persists — and land remains the segment with the heaviest due-diligence burden for foreign buyers.
Condos and apartments (99 listings): median asking price $80,000, unchanged from September, with inventory up from 88 listings — tied for the largest inventory increase of any segment. This remains the segment most relevant to rental-income buyers.
Commercial (42 listings): median asking price $70,000, down from $75,000 in September, with eleven more listings tracked (31 to 42). More inventory arriving at softer asks.
Other (49 listings): median asking price $135,000. This catch-all — farms, buildings, mixed-use classifications — was not broken out in the September report, so no month-over-month comparison is available for it yet.
Repricing Activity
New to this edition: we now track listings whose asking price changed. Over the past 30 days we detected 50 price changes across tracked listings — equivalent to roughly one in ten active listings. The direction was nearly balanced: 24 cuts against 26 increases, with a median change of +4.2 percent among repriced listings. That balance fits the composition story above. This is not a market where sellers are broadly cutting to find buyers, but neither is there evidence of across-the-board markups on existing inventory.
Coverage Note
This month the database picked up its first listings outside Nueva Esparta: two agent-submitted properties in Táchira. They are excluded from every island figure above, all of which cover Nueva Esparta state only; the full network now tracks 519 active listings. Until inventory beyond Nueva Esparta reaches meaningful depth, this remains a Margarita Island report, and we will say so plainly when that changes.
Methodology and Honest Limits
Figures are computed from active listings aggregated by our platform from public sources — Century 21 Venezuela and VenezuelaRealEstate.net — plus a small number of agent-submitted listings, with each listing attributed to its source on its detail page. All figures are asking prices, not sale prices; discounts to close are customary in this market and vary widely. Medians and averages are computed over listings with a stated USD asking price above $1,000, which excludes placeholder and price-on-request listings. Month-over-month comparisons use the figures published in our September 2026 snapshot, computed on September 1. Coverage remains effectively Nueva Esparta-only.
One month of deltas is a data point, not a trend. The value of this series compounds as months accumulate — and any single month's move, including this one's eye-catching median jump, deserves the skepticism we have tried to model above. For the live version of these numbers, see our Market Report page, which recomputes directly from the listing database.