Complete Guide to Buying Property in Costa Rica (2026)

Purchasing property in Costa Rica as a foreign buyer is more straightforward than many people assume—but it requires careful navigation of legal requirements, due diligence processes, and cultural considerations. This comprehensive guide draws on our team's decades of experience in Costa Rican real estate to walk you through every step of the process.

At Tramote, we've facilitated property transactions for investors from across North America and Europe. Our legal partner, Miguel Rodriguez of Clare Facio Legal, has completed hundreds of real estate closings for international buyers. This guide distills that collective experience into actionable advice for your property purchase.

Can Foreigners Buy Property in Costa Rica?

Yes, absolutely. Costa Rica is one of the most welcoming countries in the world for foreign property ownership. Under Costa Rican law, foreigners enjoy the same property rights as citizens, with one important exception: the Maritime Zone.

Understanding the Maritime Zone

The first 200 meters from the high-tide line along Costa Rica's coastline is designated as the "Maritime Zone" (Zona Marítimo-Terrestre). This area has special restrictions:

• First 50 meters: Public zone where no construction is permitted
• Next 150 meters: Restricted zone where property is held through concession rather than outright ownership

For properties in the restricted zone, foreigners must typically work through a Costa Rican corporation that is majority-owned by Costa Rican citizens. This sounds complicated, but experienced legal counsel can structure these arrangements properly.

Important: Properties just 201 meters from the beach can be owned outright by foreigners with no restrictions. Many of the most desirable developments, including SeaScape, are positioned to offer ocean views and beach access while avoiding Maritime Zone complications.

Step 1: Define Your Goals and Budget

Before beginning your property search, clarify your objectives:

Investment Goals

• Rental income: Are you seeking immediate cash flow from vacation rentals?
• Appreciation: Are you prioritizing long-term capital gains?
• Personal use: How many weeks per year do you plan to use the property?
• Retirement: Are you planning eventual full-time relocation?

Budget Considerations

Factor in all costs, not just the purchase price:

• Closing costs: Typically 3-4% of purchase price
• Legal fees: $1,500-3,000 for standard transactions
• HOA fees: Monthly fees vary widely by development
• Property taxes: Approximately 0.25% of assessed value annually
• Maintenance: Budget 1-2% of property value annually
• Property management: Typically 20-35% of rental income if renting

Our investment advisory team can help you model complete ownership costs based on your specific situation. Schedule a consultation to discuss your goals.

Step 2: Choose Your Location

Costa Rica offers diverse regions, each with distinct characteristics:

Guanacaste (Tamarindo, Nosara, Papagayo, Carrillo)

• Accessibility: Liberia International Airport (LIR) provides direct US flights; 45 minutes to Carrillo
• Climate: Driest region in Costa Rica with year-round sunshine
• Demographics: Popular with families, wellness seekers, and luxury travelers
• Pricing: Premium market with strong appreciation potential

This is where Tramote's developments are located, and we chose this region specifically for its combination of accessibility, world-class amenities, and growth potential.

Central Pacific (Jaco, Manuel Antonio)

• Accessibility: 60-90 minutes from San Jose
• Infrastructure: Best-developed coastal infrastructure
• Rental market: Strong year-round demand
• Community: Large expat presence

Caribbean Coast (Puerto Viejo, Cahuita)

• Character: More laid-back, Afro-Caribbean culture
• Pricing: Generally lower than Pacific coast
• Infrastructure: Less developed
• Climate: Reversed seasons (dry when Pacific is wet)

Central Valley (Escazu, Santa Ana)

• Urban amenities: Access to San Jose's best shopping, dining, healthcare
• Climate: Eternal spring (temperate year-round)
• Appreciation: Steady but slower than coastal markets
• Rental market: Long-term rentals rather than vacation

Step 3: Assemble Your Professional Team

Successful property transactions in Costa Rica require qualified local professionals. Never skip this step or try to navigate the process alone.

Real Estate Attorney

Your attorney should:

• Be licensed to practice in Costa Rica (verify with the Costa Rican Bar Association)
• Have specific experience with foreign buyers
• Speak your language or provide reliable translation
• Have no conflicts of interest with the seller

Miguel Rodriguez, our legal partner at Clare Facio Legal, notes: "The most common mistake foreign buyers make is assuming that real estate transactions work the same way as in their home country. Costa Rica has its own legal framework, and qualified local counsel is essential."

Real Estate Agent

While not strictly necessary in Costa Rica, a good buyer's agent provides:

• Local market knowledge and access to listings
• Negotiation expertise
• Process guidance
• Ongoing support after closing

Ensure your agent is licensed and belongs to professional organizations like CRGAR (Costa Rica Global Association of Realtors).

Escrow Company

Costa Rica now has legitimate escrow services that protect both buyers and sellers. Major providers include First American Title and Stewart Title Latin America. Never transfer funds directly to a seller without proper escrow protection.

Property Inspector

Just like in North America, professional property inspections are essential. Look for inspectors with:

• Experience with Costa Rican construction methods
• Understanding of tropical climate considerations
• Familiarity with local building codes
• Written reports in your language

Step 4: Conduct Due Diligence

Due diligence in Costa Rica involves several critical checks:

Title Search

Your attorney should verify:

• Clear title: Confirm the seller has legal ownership
• No liens or encumbrances: Check for mortgages, judgments, or other claims
• Property boundaries: Verify that legal descriptions match physical property
• Maritime Zone status: Confirm if any portion falls within restricted zones

All property records are maintained in the National Registry (Registro Nacional), which is publicly accessible.

Corporate Structure Review

If the property is held in a corporation (sociedad anonima), your attorney should review:

• Corporate registration and good standing
• Shareholder agreements
• Outstanding corporate obligations
• Tax compliance

Physical Inspection

Beyond standard home inspection, Costa Rican properties require attention to:

• Water rights: Verify legal water access (this can be complex)
• Electrical service: Confirm adequate capacity for your needs
• Septic systems: Essential outside urban areas
• Road access: Verify legal access rights if property doesn't front a public road
• Zoning: Confirm permitted uses match your intentions

Environmental Review

Costa Rica has strong environmental protections. Verify:

• No environmental restrictions on the property
• No protected species habitats
• Compliance with forest cover requirements
• Proper environmental permits for any construction

Step 5: Negotiate and Structure the Transaction

Offer and Counteroffer

Real estate negotiations in Costa Rica generally follow patterns familiar to North American buyers:

• Written offers with specific terms
• Earnest money deposit (typically 5-10%)
• Counteroffers and negotiation
• Final agreement memorialized in a purchase contract

Purchase Contract

Your purchase contract should include:

• Complete property description
• Purchase price and payment terms
• Due diligence period and contingencies
• Closing date and location
• Representations and warranties
• Consequences of default

Never sign a purchase contract in a language you don't fully understand. Require translation or have your attorney explain every provision.

Payment Structure

Typical transaction structure:

1. Earnest money: 5-10% upon contract signing (held in escrow)
2. Balance at closing: Remaining amount transferred at closing
3. Closing costs: Paid separately, typically split between buyer and seller

For development purchases like those at SeaScape, structured payment plans during construction are common.

Step 6: Close the Transaction

Closing in Costa Rica differs from North American practice:

The Notary Public

In Costa Rica, "notary public" is a licensed attorney with special authority to authenticate documents. The closing notary:

• Drafts the transfer deed (escritura)
• Verifies identities and legal capacity
• Ensures all documents are proper
• Registers the transaction with the National Registry

Both parties typically share the notary, though you may have your own attorney review documents independently.

Closing Documents

At closing, you'll sign:

• Transfer deed: The primary document transferring ownership
• Corporate documents: If purchasing through a corporation
• Tax declarations: Required for transfer tax calculation
• Various declarations: Regarding property condition, inclusions, etc.

Registration

After closing, the notary registers the transaction with the National Registry (Registro Nacional). Registration typically takes 2-4 weeks. Until registration is complete, the transaction is not fully perfected—though possession typically transfers at closing.

Step 7: Post-Closing Considerations

Property Management

If you're not residing full-time, professional property management is essential:

• Rental management: Handles bookings, guest services, maintenance
• Caretaking: Regular property checks, bill payment, emergency response
• Maintenance coordination: Manages repairs and preventive maintenance

At Tramote developments, we provide integrated property management options for owners.

Tax Obligations

As a property owner in Costa Rica, you'll have:

• Property taxes: Paid annually to the local municipality
• Luxury home tax: Properties assessed above certain thresholds pay an additional tax
• Income tax: If generating rental income, you must file Costa Rican tax returns
• Corporate maintenance: If holding property in a corporation, annual filings are required

Consider engaging a local accountant to ensure compliance. Penalties for non-compliance can be significant.

Insurance

Standard property insurance is available from Costa Rican providers and international insurers:

• Property coverage: Structure and contents
• Liability coverage: Essential if renting to guests
• Natural disaster coverage: Earthquake and flood coverage varies by policy

Common Mistakes to Avoid

Drawing on our experience, here are the most common mistakes we see:

1. Skipping legal counsel: False economy that leads to costly problems
2. Sending money without escrow: Creates unnecessary risk of fraud
3. Ignoring due diligence: Maritime Zone issues and title problems are often discoverable
4. Underestimating costs: Factor in all ownership costs, not just purchase price
5. Neglecting tax planning: Both Costa Rican and home-country tax implications matter
6. Rushing the process: Quality transactions take time to complete properly

The Tramote Difference

At Tramote, we understand that buying property in a foreign country can feel daunting. That's why we've assembled a team of professionals who guide buyers through every step of the process.

Our team includes:

• Ronit Cohen (CEO, Sea & Sun Eco Development Group): Over 30 years of international development experience with a portfolio valued at $4.5 billion
• Miguel Rodriguez (Partner, Clare Facio Legal): 14+ years of experience in corporate and real estate law across Costa Rica and Spain
• Charles King (VP of Marketing & Sales): Extensive experience in luxury real estate throughout North America

This combination of development expertise, legal knowledge, and sales experience ensures that our buyers receive comprehensive support throughout their journey.

Ready to Begin Your Property Journey?

Purchasing property in Costa Rica is an exciting opportunity—and with proper preparation and professional support, the process is manageable for foreign buyers.

We invite you to take the next step:

• Download our Guanacaste Investment Guide for detailed market analysis
• Schedule a consultation with our investor relations team
• Explore SeaScape, our flagship development in Guanacaste

The journey to owning property in Costa Rica starts with a single step. Let us help you take it with confidence.

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This guide is provided for informational purposes and does not constitute legal advice. Real estate laws and practices change over time, and individual circumstances vary. Always consult with qualified legal and tax professionals before making property purchase decisions. The Tramote Team draws on decades of collective experience, but recommends independent verification of all information relevant to your specific transaction.