55 active rental listings on Encuentra24 for Zone 11, Guatemala City, scraped 2026-09-20 (refreshed weekly). 12 carry no published price.
| USD-priced listings | GTQ-priced listings | |
|---|---|---|
| Priced listings | 21 | 22 |
| Median monthly rent | $887 | Q6,400 |
| Middle half (p25–p75) | $795–$2,500 | Q5,500–Q7,138 |
| Minimum – maximum | $590–$5,800 | Q1,500–Q45,000 |
| Median, 2-bedroom | $720 (n=5) | — |
| Median, 3+-bedroom | $823 (n=7) | Q6,450 (n=12) |
Median = the middle listing in each currency; the middle half drops the cheapest and dearest quarter. Source: encuentra24.com.
Methodology: every figure in the block above is rebuilt from the active Encuentra24 rental listings for Zone 11 — nothing on this page is typed by hand. The median is the middle listing in each currency, read separately because quetzal and dollar inventory are not the same stock. The middle half drops the cheapest and dearest quarter, which is the honest way to describe a classifieds sample where a few posts sit far from the pack. Listings carrying a sale price in the monthly-rent field are quarantined before anything is calculated. The sample refreshes weekly and the block shows the date it was last read.
The Currency Split Is the Story
The most telling number on this page is not the median — it is the currency split. About 49% of Zone 11’s priced listings ask in dollars, against 85% in Zone 10. Same city, eight kilometers apart, different markets entirely.
This isn’t an accident or a quirk of who happens to list on Encuentra24. It reflects who actually rents in each zone. Zone 11’s tenant pool is Guatemalan professionals, mid-level government employees, families with one or two working parents earning local salaries, and university-adjacent students. Their salaries, savings, and rent budgets are denominated in quetzales. A landlord who lists in USD here is signaling to the wrong audience and gets fewer inquiries.
The dollar-priced listings that do exist in Zone 11 are not the typical Zone 11 apartment. They skew toward larger family homes with garages and yards, marketed to foreign companies relocating Guatemalan executives or to remittance-funded households. Read the two currency columns above as two separate markets rather than converting one into the other.
Live medians by size, zone-wide rather than by neighborhood — quetzal side: 1-bedroom — · 2-bedroom — · 3+ bedrooms Q6,450. Dollar side: 1-bedroom — · 2-bedroom $720 · 3+ bedrooms $823. A dash means the current scrape holds too few priced listings of that size to publish a median.
Zone 11 Neighborhoods
Zone 11 is geographically larger than Zone 10 and contains several distinct micro-areas:
Mariscal — The Residential Heart
Mariscal is the centerpiece. Tree-lined streets, single-family homes from the 1970s-1980s, and mid-rise apartment buildings from the 1980s-1990s. The area carries a quiet, established middle-class feel — closer in character to Vista Hermosa (Zone 15) than to Zone 10. Many residents have lived in their homes for decades.
The historical association with the US military and diplomatic community is real. The former US Embassy site (before it moved to Zone 10) sat at the edge of Mariscal, and the area still has a slight institutional flavor — clean streets, regular police patrols, and a higher proportion of long-term residents than typical Guatemala City neighborhoods.
Mariscal is where most of the zone’s mid-rise apartment supply sits, so its listings cluster around the middle of the live quetzal range above; the single-family homes with garage and yard sit in the upper part of it.
Centro Comercial Pradera Area
The blocks around the Pradera shopping center and the adjacent commercial strip on Calzada Aguilar Batres carry a more transactional feel — convenient for shopping and access to public transit, but noisier and less residential. Listings here are slightly cheaper and skew toward smaller apartments rented to single professionals working in nearby offices and commerce.
Edge Areas Toward Zones 7 and 12
The eastern and northern edges of Zone 11, where it borders Zones 7 and 12, contain older walk-up buildings and modest single-family homes that offer the cheapest quetzal-priced rentals in the zone. This supply rarely reaches Encuentra24 in any organized way — it circulates through local newspapers, neighborhood word of mouth, and Facebook Marketplace, which is exactly why the live sample above under-represents it.
Pricing Tiers in Zone 11
The bands below move with the live sample: they are cut at the quartiles of the current quetzal-priced listings rather than fixed at numbers we picked once.
| Tier | GTQ rent | What you get |
|---|---|---|
| Budget local | below Q5,500 | Older 1BR apartments, unfurnished, no amenities. Edge areas of the zone. Realistic for Guatemalan students or single professionals. Rarely on classifieds platforms. |
| Mainstream | Q5,500–Q6,400 | Mariscal mid-rise apartments, 1-2BR, basic security. The bulk of Zone 11 supply lives here. Comfortable for a Guatemalan professional couple. |
| Family tier | Q6,400–Q7,138 | Single-family homes with yard and 1-2 car garage, or larger 3BR apartments. Mariscal core. Typical Guatemalan upper-middle-class family. |
| Premium | above Q7,138 | Larger family homes, sometimes with pools or extra space. Edge of what Zone 11 carries — beyond this band, demand pushes tenants to Zones 14 or 15. |
Budgeting in dollars instead? The same quartile cuts on the dollar-priced side of the sample run below $795, then up to the median at $887, then to $2,500 and above — but remember that dollar-priced Zone 11 stock is a different, larger-format kind of property, not the same apartments repriced.
How Zone 11 Compares to Other Zones
For live data on neighboring zones, see:
- Zone 10 (Zona Viva, Oakland) rental aggregates — dollar-skewed expat market; live dollar median $1,500
- Zone 13 (Aurora, airport-adjacent) — shorter-term tenants; live dollar median $1,150
- Guatemala City overview — full zone-by-zone summary
The headline contrast: Zone 10 is rented in dollars by foreigners, Zone 11 is rented largely in quetzales by Guatemalans. Both zones can suit a foreign tenant, but the experience differs sharply. Zone 10 keeps you in an expat bubble; Zone 11 forces full Guatemala integration — neighbors will speak Spanish, the local tienda owner will know your face, and your social network will tilt local rather than international.
Who Zone 11 Is For
Good fit:
- Guatemalan professionals or families seeking better value than Zones 10, 14, or 15
- Foreign residents past the initial expat phase who want to integrate into local life
- Remote workers earning in USD with deliberate frugality — the same budget that rents a one-bedroom in Zone 10 rents a family home here
- Students at universities in or near the zone (Galileo, Mariano Gálvez nearby)
- Long-term residents who value quiet residential streets over walkable nightlife
Bad fit:
- Expats who want walkable nightlife, a wide selection of international restaurants, or an English-speaking concierge
- Anyone needing modern luxury-tower amenities (pool, gym, doorman) — Zone 11 supply tilts older
- Short-term residents (3-6 months) — Zone 11 landlords prefer 12-month leases and locally-known tenants
- Diplomats and embassy staff — official approved-housing lists rarely include Zone 11
Frequently Asked Questions
What is the median rent in Zone 11 Guatemala City in 2026?
The live table at the top of this page carries the current median in both quetzales and dollars, rebuilt every week from active Encuentra24 listings. Zone 11 leans on quetzal-priced supply far more than Zone 10 does — the clearest signal that its tenant base is primarily local rather than expat.
What is Mariscal in Zone 11?
Mariscal is the residential heart of Zone 11, a tree-lined middle-class neighborhood that historically housed US military and diplomatic staff. Building stock is mostly from the 1970s-1990s, apartments are larger than Zone 10 equivalents, and it is rented overwhelmingly by Guatemalan professionals and middle-management families.
Why does Zone 11 price mostly in quetzales while Zone 10 prices in dollars?
Tenant mix. Zone 10 caters to foreigners and corporate-housing clients who earn and pay in USD. Zone 11’s tenant base is overwhelmingly Guatemalan — professionals, public-sector employees, middle-class families. They earn and budget in quetzales, so landlords list in quetzales. The current split is in the live table above.
Is Zone 11 safe?
Zone 11 is generally considered safe by Guatemala City standards, especially in the Mariscal core and near the major shopping centers. Like all of central Guatemala City, it requires standard urban awareness. It is meaningfully safer than Zones 6, 7, and 18, and roughly comparable to Zone 12.
What is the cheapest area in Zone 11?
The cheapest quetzal-priced listings tend to be small studios and unfurnished 1BR apartments in older buildings on the eastern edge of the zone or older walk-up apartments in Mariscal. They are realistic for single Guatemalan professionals or students at nearby universities — and they rarely reach Encuentra24, so the live sample above under-represents them.
How does Zone 11 compare to Zone 13?
Zone 11 is residential and middle-class with longer leases and more local tenants. Zone 13 (Aurora, airport-adjacent) skews shorter-term and includes airline crews and short-stay workers. Zone 11 is quieter; Zone 13 has more flight-path noise.
Related Resources
- Guatemala City Real Estate Overview — all zones compared
- Renting Guide for Guatemala — leases, deposits, GTQ-payment tactics
- Cost of Living in Guatemala — full monthly budget framework
- Zone 10 (Zona Viva) Rental Costs — the dollar-skewed expat market for comparison
- Zone 13 (Aurora/Airport) Rental Costs — short-term and airport-adjacent supply
- Internet Plans in Guatemala — Tigo and Claro fiber options
- Guatemala City Department Guide — context beyond Zone 11
- Zone 11 sale listings — every agency, uncapped, with the zone’s price series
