Commercial
$749,000
Montezuma is the bohemian counterpoint to Santa Teresa — a tiny, jungle-wrapped village on the southeastern tip of the Nicoya Peninsula where howler monkeys outnumber cars and the soundtrack is waterfalls and reggae. Founded as a hippie outpost in the 1970s and famously visited by Bob Marley, "Montefumar" has kept its laid-back, alternative character while quietly attracting a second wave of artists, yoga teachers, and remote workers.
The town itself is small — five blocks of restaurants, juice bars, surf shacks, and family-run hotels — set against a dramatic coastline of rocky coves, white-sand beaches, and the famous three-tiered Montezuma Waterfall. The water is calmer and clearer than the surf coast, making it a favourite of swimmers, snorkellers, and families.
The real estate market is smaller and slower-moving than Santa Teresa. Inventory is dominated by jungle homes on the surrounding hillsides, small B&Bs in town, and larger fincas in the back country. Prices are notably more accessible than the Pacific coast — ocean-view homes start in the $300k range — and buyers tend to be lifestyle-driven rather than yield-focused.
Where is Montezuma?
Montezuma sits on the southern Pacific coast of the Nicoya Peninsula, in Puntarenas province, ~7 km southeast of Cobano.
From San José
Highway 27 to Puntarenas, Naviera Tambor ferry to Paquera, then 45 min south through Cobano. Total 4.5–5.5 hrs.
From Liberia
~4.5 hrs via Nicoya and Cobano.
Nearest airports
- · Tambor (TMU) — 35 min
- · Liberia (LIR) — 4.5 hrs
- · San José (SJO) — 5 hrs
Neighborhoods of Montezuma
Montezuma village
$300k–$900k for small homes and B&BsFive-block walkable town centre with restaurants, hostels, and beach access. Best for buyers who want to live without a car.
Cabuya road & hills
$350k–$1.5MJungle homes south of town along the road to Cabuya, often with ocean views over the bay.
Delicias & back country
$200k–$800k for acreageLarger fincas inland from Montezuma, popular with off-grid and farm-to-table buyers.
Things to do in Montezuma
Hike the Montezuma Waterfall
A 20-minute scramble up the river leads to a three-tiered waterfall with swimming pools — the town's signature attraction.
Snorkel at Playa Las Manchas
A small cove with calm, clear water and rocky reefs that hold fish, eels, and the occasional turtle.
Day-trip to Tortuga Island
Boat tours leave Montezuma daily for the white-sand beaches and snorkelling of Isla Tortuga, 90 minutes offshore.
Sunset at Playa Grande
A 40-minute walk north of town, the beach widens into one of the peninsula's most photogenic sunset spots.
Yoga at Anamaya or Hotel Los Mangos
Daily classes at the open-air shalas above town.
Eat at Puggo's or Soda Tipica
Wood-fired pizza on the beach at Puggo's; casado plates and fresh fish at the local sodas.
Practical information
Cost of living
Monthly (couple)$2,200–$3,400
1BR rent$600–$1,200
2BR rent$1,000–$2,200
Build / m²$1,500–$2,400
Notably cheaper than Santa Teresa across the board. Local produce, fish, and rentals are all 20–30% lower.
Best time to visit
High season
December–April: dry, sunny, ideal for hiking the waterfall.
Green season
May–November: lush, fewer visitors, waterfall at its most dramatic.
Shoulder
May, June, November offer the best mix of weather and value.
Where to stay
Luxury
Ylang Ylang Beach Resort · Anamaya Resort
Boutique
Hotel Los Mangos · Horizontes de Montezuma
Mid-range
Hotel Aurora · Luz de Luna
Most accommodations are walking distance from the beach and waterfall trailhead.
Properties for sale in Montezuma
Avg. $886K
House
$1,650,000
Commercial
$350,000
Commercial
$355,000
Commercial
$795,000
Commercial
$1,500,000
Commercial
$396,000
Commercial
$440,000
Lot
$440,000
Commercial
$1,490,000
House
$1,300,000
Lot
$175,000
Commercial
$450,000
Best Deals
$300,000
Lot
$125,000
Lot
$300,000
House
$650,000
Lot
$400,000
House
$665,000
Commercial
$850,000
Best Deals
$200,000
FeaturedCommercial
$1,350,000
Commercial
$795,000
Commercial
$1,495,000
Montezuma
Ocean-View Estate with Infinity Pool and Guest Casita in Montezuma
Beds6Baths4.5Area7,782 ft²
Best Deals
$395,000
Best Deals
$449,000
House
$450,000
Lot
$499,000
Commercial
$580,000
Commercial
$430,000
Commercial
$1,100,000
Commercial
$590,000
Commercial
$825,000
Best Deals
$135,000
FeaturedCommercial
$1,190,000
Best Deals
$225,000
Ecological
$110,000
Ecological
$890,000
Montezuma
La Paz: 6.3-Acre Ocean-View Estate with Abundant Well Near Montezuma
Beds3Baths3Area2,153 ft²
Commercial
$195,000
Beachfront
$400,000
Ecological
$7,200,000
Commercial
$6,000,000
Commercial
$395,000
FeaturedLot
$185,000
Commercial
$475,000
Commercial
$750,000
Commercial
$900,000
Commercial
$1,300,000
House
$1,295,000
SoldProperty
$695,000
SoldProperty
$745,000
SoldProperty
$375,000
SoldProperty
$980,000
Frequently asked questions
How does Montezuma compare to Santa Teresa?▾
Montezuma is smaller, quieter, and more bohemian. The beaches are calmer (better for swimming), the surf is minimal, the food scene is simpler, and property is meaningfully cheaper. It attracts lifestyle buyers more than yield investors.
Is the Montezuma Waterfall safe to swim in?▾
Yes for the lower pool, with care. Several visitors have been injured jumping from the upper falls — locals and guides strongly advise against jumping from anything but the marked lower platform.
Can I rent property year-round?▾
Yes, but the long-term rental market is thinner than Santa Teresa. Vacation rental performance is solid in high season and weaker May–October.
Is there fibre internet?▾
Yes, Kolbi fibre covers the village and most of the immediate surroundings, with 100–200 Mbps plans available.
What's the nearest hospital?▾
CMI Cobano (private) and the CCSS public clinic are 15 minutes inland in Cobano.
Is Montezuma family-friendly?▾
Yes — calm beaches, a walkable village, and a tight-knit local community make it popular with families. Several bilingual schooling options exist within 30 minutes.
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