In this guide
The right real estate agency in Caacupé is one that knows the area you are looking in (the centre, an urban barrio or a rural compañía), puts its fee and who pays it in writing, and asks for no money before showing you the property and its papers. If you are after a plot of land, add one more check: the subdivision (loteamiento) must be approved by the municipality.
Centre, barrio or countryside?
Caacupé has 36 barrios, 22 urban and 14 rural, including Centro, Loma, San Rafael, Kennedy, Cabañas, Azcurra, Ytú Guazú and Cerro Real (Wikipedia (opens in a new tab)). More than a third of residents live in rural areas, according to the 2022 census. Before calling an agency, settle three things:
- Your routine: if you often go to Asunción, 54 km away on the PY02, check how far you are from the highway and allow for the Ypacaraí toll at km 48, which saw heavy jams in late September 2026 (Hoy, 2026 (opens in a new tab)).
- Services: in a rural compañía, ask about water, electricity, rubbish collection and the state of the road after rain.
- The terrain: the town sits on a hill surrounded by valleys and low ridges (Wikipedia (opens in a new tab)). Visit after rain to see how water drains and how the access road handles a car.
If you are looking near the Basilica, think about the pilgrimage: from 28 November to 8 December the town receives huge crowds and the PY02 is organised with pilgrim lanes (La Nación, 2025 (opens in a new tab)). Good for a shop, less so for a quiet home.
What to ask the agency
Ask two or three agencies the same questions and compare:
- Fees: how much, who pays, whether VAT is included and when it is due.
- Authority: whether the owner has authorised them in writing to rent or sell that property.
- Papers: whether they can show the title and, for a purchase, the property's registry or cadastral number.
- Move-in costs: advance rent, deposit and any other payment, with amounts.
Paraguay has no real estate brokerage law: the brokers' association ACIP has been pushing for one since 2025 (opens in a new tab), and in August 2026 its president still said that to speak of professional brokers "we would need a law" (opens in a new tab). There is no licence to look up, so get everything in writing with an invoice, which Sedeco requires for every sale of goods and services (opens in a new tab).
If they ask for your ID and where the money comes from, that is the rules, not suspicion: agencies and brokers that regularly buy and sell property must identify their clients for the anti-money-laundering authority Seprelad (Resolution 201/20, Ferrere (opens in a new tab)).
If you rent
There is no specific residential tenancy law: the Civil Code applies and what the parties agree governs (Infonegocios, 2025 (opens in a new tab)).
- Term: if the contract does not say, it is presumed to last one year (Civil Code art. 1881).
- Written contract: not legally required, but it protects you. Include parties, term, rent, payment method, deposit and how rent is adjusted.
- Deposit: no legal amount; usually one month's rent. Get a receipt.
- Increases: no cap; without an agreed mechanism, it is up to the owner.
- Eviction: the owner must go to court and cannot cut services or take the home back on their own.
If you buy a house
- Registry certificate: no notary may sign the deed without the certificate of title conditions. It is valid for 30 days, and no seizures can be registered while it is valid (Law 2903/06 (opens in a new tab)). Do not hand over a large deposit before your notary has it.
- Your own notary: choose them yourself.
- New registry: since 14 January 2026, Law 7424/25 merges the Public Registries and Cadastre into a single National Registry with a unique code per property (Ferrere (opens in a new tab)). Ask your notary how it affects your purchase.
If you buy a plot in a subdivision
Plots are much of what is on offer on the outskirts, and they need the most care. Under Law 1909/02 on subdivisions (opens in a new tab):
- Municipal approval: every private subdivision needs prior approval from the municipality (art. 2). Ask for the resolution number and check it with the cadastre office of the Municipalidad de Caacupé (opens in a new tab).
- Registration: if lots are sold in instalments, the developer must record that resolution in the Public Registries (art. 14).
- Size: in urban areas, the minimum lot is 12 m of frontage and 360 m², with exceptions by ordinance (art. 9).
- Instalment sales: once you pay 25% of the price you are entitled to possession and the deed, with a mortgage in the seller's favour until paid off, and the contract can only be rescinded for non-payment after at least six missed monthly instalments (art. 6).
Red flags
- A deposit by transfer before you have seen the property, or with no receipt.
- No title or subdivision approval shown.
- The fee only appears at signing.
- Pressure ("someone else is interested") to stop you checking with your notary.
FAQ
How do I choose a real estate agency in Caacupé?
Pick one that works in the area you want, puts its fee and who pays it in writing, and shows you the property and title before asking for money.
How do I know a plot subdivision is approved?
Law 1909/02 requires prior municipal approval. Ask for the resolution number, check it at the municipal cadastre and, for instalment sales, confirm it is recorded in the Public Registries.
How long is a lease if the contract sets no term?
It is presumed to be one year under article 1881 of the Civil Code.
Are estate agents licensed in Paraguay?
No. There is no brokerage law in force, and in August 2026 the ACIP was still calling for one, so get everything in writing with an invoice.
