Frequently Asked Questions

Yes. Foreigners enjoy the same property ownership rights as Costa Rican citizens for titled (fee-simple) land. The only restriction applies to the Maritime Zone — the first 200 meters from the high-tide line — where concession land requires residency or a Costa Rican corporation. Our team at Tierra Tropical helps you navigate these rules so you can buy with confidence. Contact us for guidance.

While not legally required, hiring a bilingual Costa Rican real estate attorney is strongly recommended. They verify clear title, check for liens or encumbrances, review zoning regulations, and ensure the transaction complies with local law. Tierra Tropical works with trusted legal professionals — reach out to us for a referral.

Yes. If you cannot be present in Costa Rica for closing, you can grant a Special Power of Attorney (Poder Especial) to a trusted representative — often your attorney. This document must be notarized and, if signed abroad, apostilled. It allows your representative to sign the transfer deed on your behalf.

Yes. Companies like Stewart Title Latin America and First American Title offer title insurance in Costa Rica. While the National Registry provides a public record of ownership, title insurance adds an extra layer of protection against undiscovered liens, boundary disputes, or claims. It is especially popular with North American buyers accustomed to the added security.

Annual property tax is 0.25% of the property's registered value, paid to the municipality, usually in quarterly installments. A property registered at $300,000 pays about $750 a year. Homes with a large house also owe the solidarity tax (Impuesto Solidario) once the construction value passes ₡143 million, about $319,000, in 2026. Below that line nothing is owed. Above it, the land's value is added to the base and the rate rises in bands from 0.25% to 0.55%. Our guide to buying property in Costa Rica covers both taxes and the closing costs.

Most real estate transactions on the Nicoya Peninsula are priced and settled in US dollars, which is widely accepted. However, all official fees (transfer tax, registration) are calculated in colones at the current exchange rate. Your attorney or escrow agent handles the conversions. Having a local bank account in both currencies can simplify the process.

Vacation rental yields on the Nicoya Peninsula can range from 6–10% gross annually, depending on location, property type, and management quality. Towns like Santa Teresa and Montezuma attract year-round tourism. Peak season (December–April) commands premium nightly rates. Explore our investment properties for income-generating opportunities.

HOA (Homeowners Association) fees apply in gated communities, condominiums, and planned developments. They vary widely — from $50/month for basic road maintenance to $500+/month for full-amenity communities with pools, security, and landscaping. Standalone homes and land parcels outside developments generally have no HOA fees.

Owning property alone does not grant residency in Costa Rica. The main temporary-residency categories are Pensionado (a lifetime pension of $1,000+/month), Rentista ($2,500+/month in passive income for 2 years, or a $60,000 bank deposit), and Inversionista (an investment in real estate or a business). Note that Law 9996's reduced $150,000 investor threshold expired on July 14, 2026; the standard floor is $200,000, and the exact figure now being applied should be confirmed in writing with Migración before you rely on it. As a tourist from the US, Canada, the UK or most of Europe you can stay up to 180 days per visit (since September 2023), at the border officer's discretion. Many owners hold property as non-residents while an application is processed.

Yes. All new construction requires a building permit (permiso de construcción) from the local municipality. You'll need architectural plans stamped by the CFIA (Costa Rican College of Engineers and Architects), environmental permits if near protected areas, and water/electricity availability letters. The permitting process typically takes 2–4 months. Contact our team for builder and architect recommendations.

Absolutely. The Nicoya Peninsula is a leader in sustainable development. Many projects feature solar power, rainwater harvesting, natural building materials, and low-impact design. Costa Rica's commitment to carbon neutrality makes eco-certifications (like Bandera Azul) common. Browse our listings in Montezuma and Cabuya for eco-friendly options.

The Nicoya Peninsula is one of five Blue Zones worldwide, regions where people have lived measurably longer. The studies behind the label cover five cantons in Guanacaste (Hojancha, Nandayure, Carrillo, Santa Cruz and Nicoya), north of the Cóbano district where we sell, and the researchers report the advantage fading in younger generations. What they credit is a diet of beans, corn and squash, daily walking, strong family ties and low stress, all of which the southern beach towns share. Our Blue Zone article has the research and where it applies.