Where our prices come from

Every area page and every listing on Casas en Nicaragua shows reference prices: the typical price, the range, the price per square meter or square vara, and a comparison of the property against its area. This page explains exactly how they are calculated, what gets discarded and what they do not measure.

What we measure

• Only published, active listings on the portal with a declared price. Today that is 7,187 listings nationwide.
• They are asking prices, what the advertiser is requesting, not closing prices. Nobody in Nicaragua publishes closings; we would rather say so than pretend we have them.
• Sales and rentals are measured separately. Categories are never mixed (a house with a lot) and neither are units: built area is in square meters and land is in square varas (1 m² = 1.43 v²).

Median, not average

A single mistyped listing ruins an average. Real case: a 400 m² warehouse listed at US$ 5,760,000 produced US$ 14,400 per meter and pushed its area's «average» to US$ 2,992, when the median of those same listings was US$ 1,200. That is why the typical price we show is the median: half the listings are below it and half above. It is immune to the outlier and describes the area better.

What is discarded before calculating

• Implausible areas: built area under 20 m² or land under 100 v². Those are not small properties, they are typing errors, and dividing the price by them makes the error explode.
• Prices that cannot be a price (under US$ 1,000 for a sale).
• For price per unit, the most extreme 1 % of values is trimmed as well.
• Only listings published since 2,025 for sale prices. An old listing that is still up is usually the one that did not sell because it was overpriced: measured in August 2026, houses listed before 2025 had a median of US$ 289,000 against US$ 185,000 for the new ones.
• Approximate location: listings that only declare the department (no municipality or neighborhood) are published flagged and enter no comparison.

When we give no number

• With fewer than 3 listings no statistic is computed; with fewer than 5 the area page does not publish it. A «typical price» drawn from two ads guides nobody.
• Mixed markets: when the most expensive sub-area inside an area doubles the cheapest (it happens in Managua, Rivas, Granada, León or Matagalpa), we give no single price. We say it depends on the sector and name the contrast.
• The price per area is withheld when it falls outside a sensible band (US$ 200 to 3,000 per m²; US$ 3 to 500 per v²), even if the counter already filtered it.

The comparison on each listing

«Is the price right?» compares the property's price per meter (or per vara) against the median of listings in the same category and the same area, published in the last year according to the date of the original ad. If fewer than 5 are found, the window widens to 2 and then 3 years, and the listing says so in the same sentence. With fewer than 3 listings the comparison is not shown. The «below average» or «above average» labels are a percentage difference against that median: they do not say whether the house is good or bad, only how it is priced against its neighbours.

«What's nearby»

Schools, clinics, pharmacies, supermarkets, gas stations and shopping malls within 2 km of the centre of the area, counted in OpenStreetMap, with minutes by road computed on the real route plus a rush-hour allowance. It describes the area, not the exact house. When an area coincides with its whole municipality (for example «Managua» inside Managua) nothing is shown: distances from the centre of an entire city would be fiction.

When it updates

The counter runs automatically over the listings database; the latest measurement is from September 2026. The comparison on a listing is computed when the page is opened.

What these numbers are not

They are not an appraisal and do not replace a licensed appraiser. They describe what is being asked on the portal, under the rules above, and nothing more. The price at which a deal closes may differ. If a figure looks wrong to you, write to us with the page link: we check it against the source and correct it.

Casas en Nicaragua is a listings portal. We are not brokers, we take no part in negotiations and we charge no commission. About us.