Living in Nicoya, on Costa Rica'ssouthern coast.

Yes. Foreigners hold titled property with the same rights as Costa Ricans: homes, condos and land, in their own name or through a company. The exception is the Maritime Zone. The first 50 meters from the high-tide line is public and the next 150 meters is State land held only on a municipal concession, which foreigners cannot hold until they have been residents for five years (Ley 6043, art. 47). Genuinely titled land on the sand is rare; most of what is marketed as beachfront sits inside that zone. Our listings state which it is wherever the seller has documented it.

Make an offer, sign a sale-purchase agreement with an earnest deposit, complete due diligence (title study, registered survey walked against the fence lines, water availability letter, land-use certificate, taxes), then close at a notary's office with escrow disbursement. A clean transaction takes roughly 30 to 60 days; a water or survey problem can add months, which is why we check both before you offer.

No. Residency is not required to buy or hold real estate, and many of our buyers own as non-residents; since September 2023, visitors from the US, Canada, the UK and most of Europe can stay up to 180 days per entry. Buying can support a residency application under the Inversionista category, but the rules changed on July 14, 2026, when Law 9996's reduced $150,000 threshold expired; the standard floor is $200,000 and Migración's current position should be confirmed in writing. Our investor visa guide covers what applies now.

Closing costs run roughly 3 to 3.5% of the price: a 1.5% transfer tax, about 0.5% in registry stamps, and notary fees of 1 to 1.5%, split by negotiation. Annual property tax is 0.25% of registered value. The solidarity tax on high-value homes applies in 2026 when construction value exceeds 143 million colones (about $319,000 at current rates, per Decree 45358-H), starting at 0.25%. We provide a line-item estimate at the offer stage.

Local bank financing exists for non-residents but demands extensive documentation and carries higher rates than North American or European lenders. Most international buyers purchase in cash or borrow at home; seller financing is sometimes available on individual listings, and concession (Maritime Zone) property is effectively cash-only because it cannot be mortgaged.

Santa Teresa has the strongest short-term rental engine on this coast, priced accordingly. Montezuma, Cabuya and Delicias rent fewer nights at lower rates but with far lower entry prices. The hoteliers' association projected 72% high-season occupancy for the Puntarenas coast in 2025 to 2026 against 88% for Guanacaste, and national arrivals grew only 0.8% in 2025, so we underwrite on realistic occupancy, not the boom story. We can share yield estimates by town and introduce vetted property managers.