How to Buy Property in Costa Rica as a Foreigner: The Complete 2026 Guide

Here's the short answer: buying property in Costa Rica as a foreigner is entirely legal, straightforward, and gives you the same rights as a Costa Rican citizen.

No residency required. No special permits. No foreign ownership quotas on most properties. You can literally fly down on a tourist visa, find a property you love, and buy it.

That said, there are things you need to understand before you wire money to anyone. This guide walks you through the complete process — step by step, with real costs — so you don't make an expensive mistake.

Can Foreigners Own Property in Costa Rica?

Yes. Absolutely. Foreign nationals have the same legal right to own titled real property in Costa Rica as citizens. This is enshrined in the Costa Rican constitution.

There is one exception: beachfront land within 200 meters of the high tide line (the Maritime Terrestrial Zone, or ZMT). This area has special rules (covered below). For the vast majority of properties — inland homes, jungle lots, condos, properties 200m+ from the beach — foreigners own them outright with full title.

Step 1: Understand the Land Ownership Types

Before you look at a single property, understand what you can actually own.

Titled Property (Fee Simple)

Full ownership. Registered in the Registro Nacional. Foreigners can own 100% in their personal name or through a Costa Rican corporation. This is what you want.

Maritime Zone (ZMT) — Concession Land

The Maritime Terrestrial Zone divides coastal land into:

| Zone | Distance from High Tide | Rules for Foreigners | |------|------------------------|---------------------| | Public Zone | 0–50 meters | Cannot be owned by anyone. Public land. | | Restricted Zone | 50–200 meters | Concession only. Foreigners max 49% ownership through a Costa Rican corporation. | | Beyond 200 meters | 200m+ | Full titled ownership, 100% foreign ownership permitted. |

Practical reality for Nosara: Many premium properties in Playa Guiones and Playa Pelada are marketed as "beachfront" but are actually beyond 200m — fully titled. Always verify with your attorney whether a property is titled or concession before proceeding.

Step 2: Personal Name or Corporation?

Most foreign buyers in Costa Rica purchase through a Sociedad Anónima (SA) — a Costa Rican corporation similar to a US corporation or Canadian holdco.

Why Use a Corporation?

| Advantage | Details | |-----------|---------| | Liability protection | Legal separation between your property and personal assets | | Privacy | Corporation (not your name) appears in public records | | Estate planning | Heirs inherit corporation shares, no need to transfer title | | Delegation | Grant powers of attorney without changing ownership | | Required for ZMT | Mandatory for concession properties |

Costs of a Corporation

Setup: $1,500–$2,500 in legal fees
Annual maintenance: $175–$400/year (taxes, filings, accounting)

Personal Name — When It Makes Sense

For simple titled properties where privacy and liability aren't major concerns, some buyers purchase personally. Lower ongoing costs, more straightforward. Your name appears in the national registry (public record).

Recommendation: For most buyers, a corporation is worth the setup cost. Ask your attorney to advise based on your specific situation.

Step 3: Assemble Your Team

Never buy without these professionals. Their fees are a small fraction of what they'll save you.

1. Real Estate Attorney (Abogado)

Your most important hire. Different from a real estate agent — this is your legal representative.

What they do:

Conduct due diligence (title search, ZMT status, survey verification, permits)
Review and draft the purchase agreement
Structure the transaction (personal vs. corporate)
Coordinate with the notary
Protect your interests from start to close

Cost: 1.0–1.5% of purchase price + 13% IVA

2. Notary Public (Notario)

Legally required by Costa Rican law to formalize property transfers. The notary prepares and signs the transfer deed and registers it with the Registro Nacional.

In Costa Rica, attorneys can also be notaries — many are both. However, it's ideal to have your due diligence attorney separate from the notary to avoid conflicts of interest.

Cost: 1.0–1.25% of purchase price + 13% IVA

3. Real Estate Agent

Optional but valuable for navigating an unfragmented market. In Nosara, properties are scattered across 8+ agencies with no central MLS. nosarapropertiesforsale.com aggregates listings from every major agency so you can search across the whole market in one place.

Cost: 5–6% commission, typically paid by the seller. No cost to buyers.

4. Escrow Agent

Holds your earnest money deposit during the due diligence period. Prevents you from losing funds if the deal falls through during due diligence.

Cost: Varies; fees subject to 13% IVA

Step 4: Find the Right Property

This is the fun part. Browse all 128+ Nosara listings — from budget lots to luxury oceanview villas — all in one place.

Things to know while you shop:

Price ranges (2026):

Building lots: $90,000–$400,000+ (location-dependent)
Homes: $280,000–$3,000,000+
Condos: $195,000–$900,000+

Key considerations:

Is it titled or concession? (Ask your attorney to verify)
Is it in a HOA or condo regime? (Check monthly fees and rental restrictions)
What's the road access situation? (Paved? River crossings? 4WD required?)
Is there a valid water letter (carta de agua)?

Visit properties in person before making an offer. Nosara is a place where the microenvironment matters — the jungle setting, the ocean breeze, the road quality during rainy season.

Step 5: Make an Offer and Sign a Purchase Agreement

Once you've found the right property, you'll sign a Purchase and Sale Agreement (Contrato de Compraventa) — a legally binding contract in Costa Rica.

This agreement should specify:

Purchase price
Earnest money deposit (typically 10%)
Due diligence period (standard: 30 days)
Closing date
What's included (appliances, furniture, vehicles?)
Any conditions (subject to financing, etc.)

Have your attorney draft or review this agreement — not just sign what the seller provides.

The earnest money deposit (10%) goes into escrow. If due diligence reveals a problem, you can typically exit and recover your deposit. If you walk away for no valid reason, you forfeit the deposit.

Step 6: Due Diligence (30 Days)

This is where your attorney earns their fee. Do not skip or rush this step.

Title Search (Registro Nacional)

Your attorney searches the Registro Nacional (national property registry) to verify:

The seller legally owns the property
No liens, mortgages, or encumbrances
No pending lawsuits affecting the title
All property taxes are current

Survey Verification

A licensed topographer (topógrafo) physically verifies that the on-the-ground boundaries match the official cadastral survey map. This confirms you're buying what you think you're buying.

Cost: $500–$1,500

Municipal Permits and Zoning

Your attorney verifies zoning classification and what can be built. Critical for Nosara, where strict environmental codes, height restrictions, and canopy preservation rules apply.

Water Letter (Carta de Agua)

Official certification that the property has access to the water network. No construction permits can be issued without it. Nosara note: Water is a known constraint — seasonal shortages occur February–April in Guiones and Pelada areas. Verify water supply reliability.

Maritime Zone Verification

If anywhere near the coast, confirm whether the property is fully titled or concession land.

Environmental Compliance (SETENA)

For properties near rivers, forests, wetlands, or coastal zones, environmental clearance may be required.

HOA/Condo Regime Review

Check monthly fees, reserve funds, rental restrictions, and any pending special assessments.

Step 7: Financing

Most foreign buyers in Nosara pay cash. This is the fastest, cleanest way to buy.

If you need financing:

Costa Rican bank loans: 30–50% down payment, 8–12% interest rate, up to 30 years. Available but more complex for foreigners.
Seller financing: Relatively common, especially for motivated sellers. Negotiate 6–10% interest rate, 3–10 year term.
Home country HELOC: Borrow against existing home equity in the US or Canada at home-country rates.
Hard money/private lending: Higher rates, short terms.

Step 8: Closing

Once due diligence is complete and financing is in place, it's time to close.

The Process

Notary prepares the transfer deed (escritura pública)
You (or your proxy with power of attorney) sign the deed
Funds are released from escrow to the seller
Notary registers the transfer with the Registro Nacional
You're the owner

Total timeline from offer to registered title: 30–60 days typical. Can be 8 weeks for complex transactions.

Closing Costs (What You Pay as a Buyer)

| Cost | Percentage | |------|-----------| | Transfer tax | 1.5% | | Registration stamps and fees | ~0.85% | | Notary fees | 1.0–1.25% + 13% IVA | | Legal/attorney fees | 1.0–1.5% + 13% IVA | | Escrow fees | Variable | | Total | ~5–6% of purchase price |

Example on a $500,000 property: Budget approximately $25,000–$30,000 in closing costs on top of the purchase price.

What Happens After You Buy

Property Tax

0.25% annually of the registered municipal value. On a $500,000 property: roughly $1,000–$1,500/year.

Rental Income (If You Rent It)

Nosara is one of the top vacation rental markets in Latin America. Average daily rates: $425/night; occupancy: ~71%. A well-managed property can generate $40,000–$80,000+ gross annually.

Tax note for non-residents: 15% withholding on gross rental income, remitted monthly. Starting 2026, Airbnb and other platforms are required to report all rental transactions to Costa Rican tax authorities. Compliance is no longer optional.

Common Mistakes to Avoid

Skipping due diligence. Title problems in Costa Rica are real. Never skip the 30-day due diligence period or rush through it.

Not hiring a lawyer. The listing agent works for the seller. Your attorney works for you. Get one.

Paying the seller directly (no escrow). Always use an escrow agent for your deposit and closing funds.

Not verifying ZMT status. If a property is on or near the coast, verify whether it's titled or concession before making an offer.

Buying without visiting. Visit in both dry season and rainy season if possible. The rainy season road situation can be a shock.

Ready to Find Your Property?

Browse all 128+ Nosara listings — condos, homes, lots, investment properties — all in one searchable database:

👉 Explore Nosara Properties For Sale

Or download our free Nosara Buyer's Guide — the complete PDF covering everything from legal structure to due diligence to rental income strategies.

This guide provides general information only and is not legal advice. Always consult a qualified Costa Rican attorney before any real estate transaction. Last updated: March 2026.