Costa Rica
Real estate is booming in Costa Rica, one of the world's most popular vacation destinations. Given the volatility of the current United States property market, it's no wonder investors are buying real estate in this tropical paradise. Every year, thousands of people trade in cold weather and high interest rates for affordable luxury on sun-kissed coastlines, where market prices and low costs of living help turn even the wildest dreams into a reality. So what do a small retirement home perched on an ocean bluff, an eco-friendly family compound hidden in green mountains, and a private rainforest estate have in common? They are all possibilities in magnificent Costa Rica.

With over 25 distinct sub-climates, and topography that transitions from mountain cloud forest to white-sand beach and from active volcano to turquoise waterfall within 50 miles, Costa Rica is one of the most diverse countries in the world. In fact, with over 800 miles of Caribbean and Pacific coastline, four mountain ranges, 200 volcanic formations, and 26% of its lands devoted to protecting rainforests, national parks and private reserves, Costa Rica guarantees something for everyone.

Of curse, your decision cannot be based on natural beauty alone. Buying property in Costa Rica is a sound financial venture: the country's stable government, solid return on investment, comparatively low prices, and protective real estate laws make Costa Rica an ideal location for real estate investment. In addition, Costa Rica's constitution provides foreigners equal treatment under the law. This means that, as a non-resident, you will enjoy all the rights and privileges afforded to land and homeowners in Costa Rica.

Most Costa Rican property is fee simple, which means that you will purchase complete ownership interest in the property. Oceanfront and other regulated real estate are an exception to this rule; in most cases, the municipality can grant a 99-year lease to special properties.

Like back home, there are many ins and outs to buying a home in Costa Rica, especially if you are not fluent in real estate Spanish. To facilitate a smooth and successful transaction, patience, time and a good real estate team - lawyer, realtor and various property experts - will be indispensable.

Costa Rica is a gorgeous, verdant paradise, but it's important to remember that this is a country like any other. Real estate law has loopholes and regulations that you must navigate before securing your Costa Rican dream home. Exercise the same caution and common sense that you would back home: do the research, talk to your attorney and never take shortcuts. Know your rights. Ask lots of questions.

While the U.S real estate market is cooling down, gorgeous and affordable properties in Costa Rica are hotter than ever. Whether you want a modern beachfront villa, a secluded mountain getaway, or a fabulous deal on an investment property, you will find it all in Costa Rica.

We invite you to read through our section on Purchasing Real Estate, and to contact me with any questions you may have. Let our team of real estate experts help you find the right property at the right price. We can turn your dreams into a reality.

 Purchasing Real Estate in Costa Rica

Searching for a laid-back lifestyle in a country boasting spectacular coastlines, a temperate climate, and market prices far below those in the States? Use our insider's tips on buying real estate to realize your dream of a seaside retirement home or lucrative investment property. With our years of experience and local know-how, you'll soon discover the many advantages of home ownership in Costa Rica.

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Housing Regulations and Restrictions: 

  • Along both the Caribbean and Pacific coasts, the first 200 meters (656 ft.) above mean high tide is owned by the government. No building is permitted within the first 50 meters (164 ft.) above this mark. Note: This regulation is very important when purchasing oceanfront property. Be sure to purchase legal land only.

• 50-200 meters (164-656 feet) above mean high tide may be leased from the local municipality pending approval from the Costa Rican Tourism Board (Instituto de Turismo). Per Costa Rican law, foreigners cannot legally lease this area.

• You cannot build a house within 50 to 100 meters (164 ft. to 328 ft.) of a river.

• Most municipalities require new properties to leave space for sidewalks. Check with local authorities for your area's specifics.

• The ICT discourages the construction of any building over three stories high in beach areas.

• Housing developers should keep in mind that Costa Rican law allows only 60-70% of your land to be used for building lots. 20-25% must be used for roads, and 5-20% for parks.

Land and Home Buying Tips:

The oceanfront Maritime Zone, which runs for 50-200 meters above mean tide, is generally restricted for use by Costa Rican residents and citizens. A foreigner must establish five years of residency to own more than 49% of a lease in this zone. If you have less than five years of legal residency, but wish to purchase land in the Maritime Zone, you may consider assigning the lease to a corporation that is owned at least 51% by a Costa Rican citizen. Take a careful look at the zoning laws and talk to your lawyer before you begin development in any of these areas.

• If land is not zoned and you choose to purchase it, you will be responsible for creating a zoning plan and submitting it to the ICT (Tourism Board), the INVU (Housing and Urban Development Department), and the local municipality for approval.

• Ask a bilingual Costa Rican friend to talk to sellers about property and prices. Foreign accents can raise prices.

• If you plan to purchase a home or existing structure, make every effort to inspect the home during rainy season (May-November) and, if possible, during a storm. Look for leaks, water damage, wet walls and floor puddles; if you find any wayward water, request that the homeowner patch the leaks. (This is a common request during rainy season, and minor leaks can be fixed within a day or two.) Go back for a second inspection after the repairs are made.

• Hire a completely independent home inspector. Do not take the advice of the homeowner, realtor, or any other individual involved in the sale. If possible, ask for home inspector recommendations from trusted friends and acquaintances. Explain your standards to the inspector, and ask that he or she check the house according to those standards.

• Many homes in Costa Rica have only 120-volt service to the home. Often, even the 120-volt service is low capacity, perhaps as low as 15 amps for the whole home. If you plan to use heavy-duty appliances (such as a dryer) or need more amperage, talk with your construction foreman in advance.

• Costa Rican law does not require electrical wires to be earth grounded. If you plan to use expensive appliances - televisions, computers, etc. - you should arrange for your electrical system to be earth grounded.

• Check the plumbing. Sometimes, narrow, less expensive pipes are used to reduce construction costs. Narrow pipes may cause drainage issues.

• Always survey the surrounding areas for potential building projects to avoid disruptive construction near your new home or property.

• Ask about public utility availability, especially telephone, high-speed internet, and cable television. If a telephone line is not already installed on the property, it may take months to arrive. Additionally, high-speed internet and cable TV are not available in many areas throughout the country.

 Researching Your Property:

Once you've explored the local real estate market, from the cool mountains to the balmy, sunny coast, and have found that perfect building site, investment property, or even your dream home, you're ready!  The property suits your needs and is on the market at just the right price.

Before committing to purchase, you must hire an attorney experienced in real estate law. Ask your friends for recommendations, or search trustworthy sources for experienced real estate lawyers. Costa Rica's property laws may differ from those in your home country, so a local, knowledgeable lawyer will be indispensable during this process.

Whether you are purchasing land or a home, begin by making a close, personal inspection of the property. Note the lot boundaries, the location and condition of fences and/or property markers, home features, and general condition of fixtures, flooring and walls. If there is a pre-existing structure on the grounds, check closely for leaks in the ceiling and walls and keep your eyes open for water damage. Always survey the surrounding areas for potential building projects to avoid disruptive construction near your new home or property.

After you have reviewed the property, bring in a surveyor or home inspector to look things over. Ask for information about your neighbors and talk to them in person. Study the conditions and amenities of the property, such as topography, electricity, water drainage, telephone services and restrictions on land usage. If the home or lot is located in a gated residential community, inspect the condition of community features. If public utilities are not yet connected, speak with the respective companies. These services take time to connect, and may require additional expense.  

If you are purchasing the property as a short-term investment, call in a third-party realtor experienced in investment properties. He or she will understand local market trends, and can discuss with you average return on investment (ROI), market conditions and other important information relevant to an investment purchase.

Next, visit the Public Registrar (Registro Publico) and run a title search on the property. To do this, you will need the title registration number (Folio Real). The title search will determine whether there exists a legal title to the lot, and whether any liens or encumbrances have been placed against the property. Please note that if problems arise that are not addressed, you could lose possession of the property. 

In addition, a title search will help determine that the deed (escritura) and the cadastre (catastro) are in agreement regarding the property's dimensions and other features. The deed describes the property in words, and the cadastre is a map that outlines the property's physical features. Problems may arise because changing one document does not necessitate change in the other, so one may be dated and the other current. To determine the accuracy of the property map, always hire a licensed topographer to review the cadastre. Any discrepancy must be reconciled before continuing with your purchase.  

At this stage, you may want to consider purchasing title insurance or hiring a title investigation firm to wade through the paperwork and provide legal support and local know-how. Title insurance protects the buyer, indemnifies him or her against any eventualities that could arise, and guarantees the financial investment. 

Your lawyer will advise you on current zoning restrictions, which are constantly evolving. Each municipality has its own rules, and prospective buyers should pay attention to regulations regarding maritime, riverfront and other special property types.

You must take steps to ensure that the property is not located in a national park or on untitled beachfront without a municipal lease. Search for national park restrictions in the Ministry of Environment, Energy and Telecommunications (Ministerio de Ambiente, Energía y Telecomunicaciones) and the National Park Service (Servicio Nacional de Parques). Check the property records at the Roads and Transportation Department (Ministerio de Obras Publicas y Transportes) to determine that no new, planned roads will vivisect your future home.

If the property is located within 200 meters (650 feet) of the beachfront, check public records for a municipal lease. Without a lease from the local municipality, any existing or future structures may be illegally located. Additionally, check with the Forestry Department (Direccion General Forestal) to make sure that you can use and modify the property without breaking any forestry laws. Certain plants and trees are under strict protection, and you will need special permits to prune or cut them down.  

A good lawyer will welcome questions, answer each one thoroughly, and keep you advised of each step in the purchase process. Even with a responsible lawyer, you should remain vigilant and follow each detail closely. For closing, you must supply a copy of the property tax receipt (impuesto territorial) to prove that all taxes are current, that all liens, mortgages and encumbrances are paid, as well as a certificate (constancia municipal) from the municipality where the property is located and sufficient funds to pay taxes, notary fees and registration fees due on the property. 

With preparation and perseverance, your dream will soon become a reality. A good lawyer and a trustworthy real estate agent are key, so search for recommended professionals that you can trust.

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If you are buying property in Costa Rica, where measurements are given in metric units, it's useful to become familiar with the conversions.

List of Equivalent Measurements:

1 mile = 1.61 kilometers (km)
1 kilometer = 0.62 miles (mi)
1 square mile = 2.59 square kilometers
1 meter = 3.28 feet (ft)
1 foot = 0.3048 meters (m)
1 meter = 1.09 yards
1 square meter = 10.76 square feet
1 square foot = 0.09 square meters
1 manzana = 0.70 hectares (h)
1 manzana = 7,000 square meters
1 manzana = 1.73 acres (ac)
1 acre = 43,560 square feet
1 acre = 0.40 hectares
1 hectare = 10,000 square meters
1 hectare = 2.47 acres
1 hectare = 107,600 square feet
1 inch = 2.54 centimeters (cm)
1 millimeter = 0.039 inches (in)
1 centimeter = 0.393 inches

Helpful Spanish Glossary:

kilometro = kilometer
kilometro cuadrado = square kilometer
metro = meter
metro cuadrado = square meter
hectarea = hectare
milimetro = millimeter
centimetro = centimeter

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 Costs and Fees:

You've done your research, found the perfect home and purchased your dream property. Congratulations! Costa Rica's exotic allure, from active volcanoes to palm-lined beaches, is now yours to enjoy. What will you do first? Will you visit Sarchi for beautifully handcrafted wood furniture, or dig your toes into the warm sands of the nearest beach? Or will you hike through a nearby cloud or rainforest, searching the treetops and paths for interesting wildlife?

One of the many advantages to living in Costa Rica is the comparatively low cost of living. For homeowners, this translates into low property taxes and legal fees based on property value. Closing costs - registration fees, notary and attorney fees, documentary stamps and transfer taxes - will amount to no more than 6% of your total purchase price. Real estate commissions and mortgage fees, if any, are additional.

Property Transfer Taxes

Transfer taxes (impuestos de traspaso) are determined at 3.1% of the declared property value. In Costa Rica, the declared property value is always lower than market value (your purchase price). It is your right to register the property at either the declared value or the sale price. Though registering the declared value will net you lower property transfer fees in the short run, this practice may have certain risks. It is important to talk with your lawyer to determine which method is best for you.

Government Taxes and Fees

Along with property transfer taxes, your notary must pay on your behalf a registration fee (0.5%) and purchase a combination of agrarian, hospital, municipal, Bar Association, National Archive and fiscal stamps called the derechos de traspaso (0.55%). Both are calculated as a percentage of the declared property value.

Attorney and Notary Fees

In Costa Rica, notaries are highly-trained lawyers with additional legal duties. Your real estate lawyer should also be a notary, so he or she can help you throughout the entire home buying process. Your notary will purchase the documentary stamps, affix (anotar) the stamps to your property documents, and register them (inscribir) on your behalf.

At closing, request that these documents be registered in either your name or the name of the corporation you established for property ownership. This process should take no longer than 60 days. Your attorney should also provide you with a document receipt that proves you have paid all legal fees, that the property deed (escritura) has been transferred to you, and that all property registration documents have been paid for and property stamped.

All lawyer and notary fees are assessed as percentages of the sale price, not the declared property value. Attorney fees amount to 1.5% of the first $1.750 (one million colones) and 1.25% of the remaining sale price. For example, a $100,000 home purchase would be taxed at approximately $1,300.

Realtor Commissions

Per Costa Rican law, real estate commissions may range from 3-10% of a property sale price. The percentage commission will depend on the type of property, realtor and, possibly, your negotiating skills.

Mortgage Registration Fees

In Costa Rica, the borrower is required to pay all mortgage drafting and registration fees. A mortgage may be issued at the time of sale by adding a mortgage addendum to the transfer deed. This type of mortgage registration is assessed at approximately 0.25% of the sale price plus 0.53% of the sales price in documentary stamps. An additional 0.5-1.25% of the mortgage amount is due in notary fees.

 Transferring Ownership

Congratulations, you're just a few steps away from owning your dream home in tropical Costa Rica! We have good news: if you've done your research, transferring the property deed is one of the simplest and most straightforward steps to purchasing a home.

The property or transfer deed (escritura) is the main document necessary to transfer ownership of the property. At closing, the seller will sign this document over to the buyer in the presence of their respective attorneys. Once this is done, one of the attorneys must draft a new deed and register the sale at the Public Registrar (Registro Publico). The house is yours!

A few basic rules govern transfer of property transfer in Costa Rica:

• If the buyer pays in cash, then his or her attorney will draft the transfer deed.

• If the seller finances a large percentage of the purchase, a mortgage must be drafted, and the seller may choose to have his or her attorney draft the transfer deed.

• If a property is purchased 50% cash and 50% financed, the buyer's attorney and the seller's attorney can draft the transfer deed and mortgage in a single document. This process is called a co-notariado.

• Finally, if the seller finances part of the sale, the buyer may choose to have his or her attorney write the transfer deed and allow the seller's attorney to draft a separate mortgage agreement. Since this scenario requires two attorneys, it will be more expensive.

Although not required, we recommend that the property transfer be followed up with a celebratory meal and cocktails. You've bought a home in paradise, and now it's time to enjoy it!

 Registering the Transfer Deed

You're on the homestretch now, with just one step left in the home-buying process. The pura vida (pure life) lifestyle awaits, and soon, tropical breezes and a sunny climate will play a central role in your daily life.

To register the transfer deed (escritura), either you or your lawyer must take the signed document to the Public Registrar (Registro Publico), along with the following:

1.      1) Proof of payment of all taxes and registrations fees.

2.      2) A certification issued by the Finance Ministry, confirming that the seller's property taxes are paid current.

3.      3) A certification issued by the local municipality, stating that both buyer and seller are current on municipal taxes.

4.      4) Proof that all prior mortgages, liens and judgments, if any, have been resolved.

After presenting these documents, your lawyer will register the property in the Property section at the Public Registrar. The registration process should take no more than 45-60 days. In the meantime, your lawyer should also provide you with a document receipt to prove that you have paid all legal fees, that the property deed (escritura) has been transferred to you, and that all property registration documents have been paid for and property stamped. If necessary, check with your notary to make sure the deed has been properly filed.

 Protecting Your Investment:

Your property in paradise meets all your essential needs - sun, fun and plenty of relaxation. It also provides a solid investment for the future. To protect your investment, you must take care of the property year-round by keeping it well-maintained and legally owned. For many property investors in Costa Rica, this means hiring part- or full-time help.

Property Managers

Local property management services can be a lifesaver for many Costa Rican homeowners. Duties of a property manager often range from basic rental services - tenant applications, rent collection, maintenance requests and property advertisement - to more advanced services, including construction, development, maintenance and property repairs.

Typically, property management firms charge a monthly sliding scale fee that corresponds to 3-12% of each month's rent. Some companies charge a flat fee, so make sure that their provided services fairly correspond to the 3-12% price range.

Property managers are a turn-key solution to protecting your new Costa Rican home. Make sure to hire a reputable company recommended by friends, and call several references to establish credentials. Like back home, you must be diligent about who you hire to take care of your vacation home. Always have your lawyer thoroughly read through contracts, and if you have any questions regarding services offered, clear them up before signing on the dotted line.

Caretakers and House Sitters

Trustworthy, responsible individuals with basic home repair skills make for excellent caretakers. It is important to hire someone that you trust absolutely to take care of your home, so choose wisely. Often, this is best done by word-of-mouth recommendations and extensive reference and background checks.

Caretakers can live on- or off-site, while house sitters almost always live on-site. These individuals are usually willing to do home maintenance, including housecleaning, gardening and small repairs, in exchange for no rent. Caretakers are often provided with a small monthly salary, usually equivalent to minimum wage.

If you choose to hire a caretaker or house sitter, you must take legal precautions to protect your ownership rights. Whether on-site or not, your lawyer must draw up a contract that details your continuing and perpetual rights as homeowner. For an on-site house sitter or caretaker, your lawyer should write a modified lease agreement, specifying rent due (either monetary or monthly labor requirements), length of employment, and any possible grounds for terminating the contract. For legal purposes, we recommend that you follow this legal process in all cases, even if the prospective house sitter is a close friend or relative.

A Note on Squatters

You may have heard talk about squatters and squatter rights in Costa Rica. Do not be concerned: though squatters are a real consideration for homeowners, your property is perfectly protected under Costa Rican law.

Costa Rican law dictates that a squatter can acquire rights to a property if the property owner allows that person to use or maintain possession of the property for more than a year. This refers only to property possession without a lease, rental contract, or other legal document that governs the property ownership and lease.

If a landlord does not take action to evict squatters during the first three months of their invasion, then squatters cannot be evicted at all. If the landlord does not take action within a year, the squatter has a right to demand compensation for any improvements he has made to the land. Once the property has been acquired (one year of uncontested property possession) it cannot be taken away, except for reasons such as eminent domain, and then only with proper compensation. Additionally, if a squatter has held possession of a property for at least ten years, he or she may go to court, claim full ownership of the property and register the property at the Public Registrar (Registro Publico).

To avoid problems with squatters, study the title of your property as it is registered in the Public Registrar. Review the ownership status of the property to make sure that ownership and possession rights are not challenged in a local court. Remember, a legal title does not mean that squatters have not encroached on the land or that other situations exist which may affect the ownership. Be smart, and talk to your real estate lawyer; he or she will know exactly what to search for in a property's history.

We strongly recommend that you hire a property management firm, caretaker or housesitter to take care of your property. Keep fastidious records, maintain duplicate copies of your property management or caretaker lease agreements, and issue receipts for caretaker salaries. It is a good idea for friends to look in on the property while you're away, even if you have an on-site caretaker.

If you have taken all necessary precautions and squatters still show up, do not despair. The law is on your side, so make sure to:

1.      1. Contact your real estate lawyer immediately.

2.      2. Order them off your property immediately (by law, you have three months).

3.      3. Legally establish the exact date of their encroachment. You will need your lawyer's help for this step.

4.      4. Document your ownership of the property. Post "No Trespassing" ("Propiedad Privada") signs along the property borders.

5.      5. Record the squatters with a video camera. Make sure the video is properly dated, perhaps by showing the day's newspaper during the recording.

6.      6. Have the local police or rural guard (guardia rural) come to inspect your property and describe the conditions in writing.

7.      7. File the dates with a notary public. (Your real estate lawyer is likely a notary public.)

If more than three but fewer than twelve months have passed since the squatters first arrived, you need to undertake administrative eviction. You must file proof of the date of invasion, and produce property registries, bills of sale and other documents to prove you are the rightful owner. If more than a year has passed, you will have to go to court.

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 Business

Costa Rica is one of the safest countries in Latin America for foreign investment. Laws governing business in Costa Rica are very conducive to foreign investment or management. The growing economy, political stability and commercial freedom create the ideal climate for starting a business.

Incentives:

There are benefits for foreigners to own and operate businesses in Costa Rica. According to research by American University grad students, the Costa Rican government offers these incentives:

Attractive tax and other incentives offered by the Costa Rican government:

• 100% exemption on import duties on raw materials, components and capital goods
• 100% exemption on taxes on profits for 8 years, and 50% for the following 4 years
• 100% exemption on export taxes, local sales and excise taxes, and taxes on profit repatriation
• 100% exemption on municipal and capital taxes
• No restrictions on capital repatriation or foreign currency management
• Fully expedited on-site customs clearance
• Can sell to exporters within Costa Rica
• Can also sell up to 40% in the local market"

(from the American University MBA course "Impacts of National Information Technology Environments on Business")

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Costa Rica is one of the most incredibly diverse and beautiful countries on the planet. Despite its diminutive size, this Central American nation is a tiny world unto itself, where mountain cloud forests and dormant volcanoes are only a few hours' drive from tropical beaches and lowland rainforest.

The country's diversity requires time to see and appreciate. Do you want to whitewater raft down world famous rivers? Do you dream of seeing a live volcanic eruption? Would you like to hike through miles of primary forest or gaze from a mountain peak at two oceans? Are you an avid birdwatcher, looking to spot rare species? Or, are you looking for sunny beaches, colorful sea kayaks and plenty of lounge chairs? Name it, and you'll find it here.

A modern tourism infrastructure has helped Costa Rica become one of the world's most desirable ecotourism and travel destinations, and its natural offerings are the country's greatest attraction. Divided into 12 ecological zones, each home to diverse flora and fauna, the nation boasts approximately four percent of the world's entire biodiversity in just 0.03% of the planet's total landmass. Here, many plant and animal species are protected by law, living peacefully in Costa Rica's national parks, private reserves and wildlife refuges, which account for 26% of the country's total acreage. Travelers visiting these parks enjoy beautiful scenery and the chance to spot some of Costa Rica's amazing wildlife. Will you be the next to spot a jaguar slinking through the forest, a resplendent quetzal perched in a tree or a two-toed sloth making its weekly journey to the forest floor?


Costa Rica's destinations are varied, from secluded to urban and from balmy to decidedly chilly. With so many places to see and things to do, planning a Costa Rican vacation can be overwhelming. Vacation packages and custom itineraries can make your dream trip a reality, or create your own schedule with our detailed trip planning resources. We can recommend proven travel co-ordinators.

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Cosmetic Surgery in Costa Rica:
Quality Health Care at a Price You Can Afford

Now you can finally get that procedure you've always dreamed of at an exceptionally reasonable price. With a wealth of skilled surgeons and state-of-the-art medical facilities, Costa Rica is internationally recognized as a top-notch medical tourism destination. Find out how you can benefit from some of the best cosmetic surgeons in the world, without breaking the bank. 

Why Costa Rica?

With its beautiful scenery, friendly locals and temperate climate, Costa Rica has long attracted travelers in search of adventure and relaxation. What many are quickly realizing is that Costa Rica is much more than an eco-tourism destination. It is also home to highly trained physicians that provide quality health care at a fraction of the cost compared to the United States and Canada.

Each year a growing number of tourists visit Costa Rica to receive cosmetic surgery on what have been dubbed ¨medical vacations¨. In an era of rising health care costs and decreased medical coverage, the concept of combining surgery with travel has taken off.

The last decade has seen a boom in the health tourism sector in Costa Rica, especially in the area of plastic surgery. The country's excellent reputation is directly linked to the professionalism of its internationally-trained doctors and array of cost-effective procedures. In fact, cosmetic surgery is so affordable that the total cost of a medical vacation in Costa Rica including airfare, accommodations and a few days of sightseeing is often far less than the procedure alone would cost in the United States. Plastic surgeries cost a third or even a fourth of what they do in the U.S., without compromising quality or results.

Modern Hospitals & High Standards of Care

Over a million Americans partake in medical vacations every year, and thousands are drawn to Costa Rica's modern hospitals and private clinics which have Board Certified surgeons, many professionally trained in North America or Europe. They offer patients a variety of cosmetic surgery procedures using the latest technology, at affordable prices.

A face lift in Costa Rica costs around $3, 000 while the same procedure in the States costs anywhere from $7,000 to $15,000. International hospitals are staffed with fully certified bilingual surgeons that cater to foreigners seeking superior medical care. Additionally, the Costa Rica Board of Plastic Surgery offers prospective clients a list of certified and credentialed physicians who are members of the association.

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