Authored by the expert who managed and guided the team behind the Costa Rica Property Pack
Yes, the analysis of Guanacaste's property market is included in our pack
This blog post covers the current housing prices in Guanacaste, Costa Rica, with data we keep up to date regularly.
Whether you want to know how much homes cost on average, how prices vary by neighborhood, or what you can buy with a specific budget, you will find it here.
We also break down closing costs, taxes, and fees so you know the real total cost of buying property in Guanacaste.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Guanacaste.
Insights
- The median home price in Guanacaste in 2026 is around $650,000, but the average is $850,000 because luxury villas in resort areas pull numbers up significantly.
- Buyers in Guanacaste typically pay about 7% less than the listed price at closing, with overpriced luxury properties seeing discounts of 10% to 15%.
- Beachfront properties in Papagayo and Reserva Conchal can reach $8,000 to $15,000 per square meter, while inland homes in Liberia average just $1,800 to $3,000.
- Property prices in Guanacaste dropped about 4% from January 2025 to January 2026 as the post-COVID boom normalized and inventory increased.
- Over the past decade, Guanacaste home prices have risen around 120% in nominal terms and about 75% when adjusted for inflation.
- New homes in Guanacaste cost roughly 15% more than comparable existing properties, mainly because of higher construction costs and turnkey finishes.
- Nosara has the highest average prices among expat-favorite neighborhoods at around $1.1 million, driven by wellness tourism and limited supply.
- For $300,000 in Guanacaste, you can get a 2-bedroom condo with a pool in Playas del Coco or a small family home in Liberia.
- Closing costs in Guanacaste typically add 6% to 18% on top of the purchase price, depending on renovation needs and property condition.
- Condos and apartments make up about 40% of the Guanacaste residential market, followed by single-family homes at 35%.
What is the average housing price in Guanacaste in 2026?
The median housing price is more useful than the average in Guanacaste because luxury villas and resort properties create a "long right tail" that pushes the average up, while the median shows what a typical buyer actually pays.
We are writing this as of January 2026 using the latest data collected from authoritative sources like Banco Central de Costa Rica, Encuentra24, and local brokerages, which we manually verified.
The median housing price in Guanacaste in 2026 is approximately 325 million colones, which equals about $650,000 or €550,000. The average housing price in Guanacaste in 2026 is higher at around 425 million colones, or $850,000 (€720,000), because high-end properties skew the number upward.
About 80% of residential properties for sale in Guanacaste in 2026 fall within a range of 125 million to 800 million colones, or $250,000 to $1.6 million (€210,000 to €1.36 million).
A realistic entry-level price range in Guanacaste in 2026 is 90 million to 130 million colones ($180,000 to $260,000, or €153,000 to €221,000), which gets you something like a 1-bedroom condo of around 55 square meters in Playas del Coco, an existing building with modest amenities.
A typical luxury property in Guanacaste in 2026 starts at around 1.25 billion colones and goes up to 4 billion colones ($2.5 million to $8 million, or €2.1 million to €6.8 million), and this range includes ocean-view villas of about 450 square meters in gated resort communities like Papagayo Peninsula, with new construction or full renovations and turnkey finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Guanacaste.
Are Guanacaste property listing prices close to the actual sale price in 2026?
In Guanacaste in 2026, the estimated difference between listing price and actual closing price is about 7% lower at closing on average.
This gap exists mainly because the market has shifted toward buyers after the post-COVID surge, giving them more negotiating power as inventory has grown. The discount varies a lot depending on the property: well-priced, easy-to-rent units near top beaches typically close at only 3% to 5% below asking, while overpriced luxury homes or niche properties can sit on the market and eventually sell at 10% to 15% below list price.
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What is the price per sq m or per sq ft for properties in Guanacaste in 2026?
As of January 2026, the median price per square meter in Guanacaste is about 2.3 million colones ($4,600 or €3,900), which equals roughly $427 per square foot. The average price per square meter is higher at around 2.85 million colones ($5,700 or €4,850), or about $529 per square foot, because premium coastal properties pull the average up.
Beachfront and ocean-view properties in Guanacaste have the highest price per square meter because of scarce land, view premiums, and strong rental income potential, while inland homes in areas like Liberia and Santa Cruz have the lowest because they attract less tourist and expat demand.
The highest prices per square meter in Guanacaste in 2026 are found in the Papagayo Peninsula and Reserva Conchal, where you can expect to pay 4 million to 7.5 million colones per square meter ($8,000 to $15,000). The lowest prices are in Liberia and inland Santa Cruz, where residential properties typically range from 900,000 to 1.5 million colones per square meter ($1,800 to $3,000).
How have property prices evolved in Guanacaste?
From January 2025 to January 2026, property prices in Guanacaste dropped by about 4% in nominal terms, which is around 3% after adjusting for inflation. This happened because the market is normalizing after the post-COVID boom, and buyers now have more leverage as inventory has increased.
Looking back ten years, from January 2016 to January 2026, property prices in Guanacaste have risen by roughly 120% in nominal terms, or about 75% when adjusted for inflation. This long-term growth happened because Guanacaste became a global lifestyle destination with strong remote-work appeal, while coastal land scarcity limited supply in the most desirable areas.
By the way, we've written a blog article detailing the latest updates on property price variations in Guanacaste.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Guanacaste.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Costa Rica versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Guanacaste in 2026?
In Guanacaste in 2026, condos and apartments make up about 40% of the residential market because they suit vacation rentals and part-time residents, followed by single-family homes at 35%, luxury villas at 10%, townhomes at 7%, small multifamily properties at 5%, and eco or rural homes at 3%.
The average price for a condo in Guanacaste in 2026 is around 225 million colones ($450,000 or €383,000), while a single-family home averages 350 million colones ($700,000 or €595,000). Townhomes average about 275 million colones ($550,000 or €468,000), and luxury villas start at around 1.25 billion colones ($2.5 million or €2.13 million). Small multifamily properties average 450 million colones ($900,000 or €765,000), and inland eco or rural homes are the most affordable at around 150 million colones ($300,000 or €255,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Guanacaste?
- How much should you pay for a house in Guanacaste?
- How much should you pay for a villa in Guanacaste?
- How much should you pay for a condo in Guanacaste?
- How much should you pay for lands in Guanacaste?
How do property prices compare between existing and new homes in Guanacaste in 2026?
New homes in Guanacaste in 2026 typically cost about 15% more than comparable existing properties in similar locations and sizes.
This premium exists because new construction offers modern finishes, better energy efficiency, and turnkey move-in condition that appeals especially to foreign buyers, plus construction input costs and skilled labor constraints have pushed building expenses higher in recent years.
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How do property prices vary by neighborhood in Guanacaste in 2026?
In Tamarindo and Langosta, you mainly find beach condos, modern single-family homes, and small luxury villas, with average prices around 400 million colones ($800,000 or €680,000). This area commands premium prices because of its walkability, surf culture, and strong vacation rental ecosystem that attracts expats and investors.
Nosara, including the Playa Guiones area, features eco-luxury homes, modern villas, and boutique developments, with average prices around 550 million colones ($1.1 million or €935,000). Nosara is among the most expensive areas in Guanacaste because of its wellness brand, tight supply, and high-end buyer profile.
Playas del Coco and Playa Hermosa on the Gulf of Papagayo side offer a mix of condos, townhomes, and family homes, with average prices around 275 million colones ($550,000 or €468,000). This area is more affordable because it provides practical services and airport access, appealing to buyers who want value without sacrificing beach proximity.
You will find a much more detailed analysis by areas in our property pack about Guanacaste. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Tamarindo | Popular / Rentals | ₡250m-₡900m ($500k-$1.8M) | ₡2.0m-₡5.0m ($4k-$10k) | ₡186k-₡465k ($372-$930) |
| Langosta | Luxury / Beach | ₡500m-₡1.5b ($1.0M-$3.0M) | ₡3.5m-₡7.5m ($7k-$15k) | ₡325k-₡697k ($651-$1,395) |
| Playa Grande | Family / Surf | ₡225m-₡750m ($450k-$1.5M) | ₡1.8m-₡4.5m ($3.6k-$9k) | ₡167k-₡418k ($334-$836) |
| Flamingo | Luxury / Marina | ₡450m-₡1.75b ($900k-$3.5M) | ₡3.0m-₡6.5m ($6k-$13k) | ₡279k-₡604k ($558-$1,208) |
| Potrero | Calm / Value | ₡200m-₡650m ($400k-$1.3M) | ₡1.6m-₡4.0m ($3.2k-$8k) | ₡149k-₡372k ($297-$744) |
| Reserva Conchal | Resort / High-end | ₡750m-₡2.5b ($1.5M-$5.0M) | ₡3.5m-₡7.0m ($7k-$14k) | ₡325k-₡650k ($651-$1,302) |
| Las Catalinas | Planned / Upscale | ₡600m-₡2.0b ($1.2M-$4.0M) | ₡3.5m-₡6.5m ($7k-$13k) | ₡325k-₡604k ($651-$1,208) |
| Playas del Coco | Commute / Services | ₡120m-₡450m ($240k-$900k) | ₡1.4m-₡3.5m ($2.8k-$7k) | ₡130k-₡325k ($260-$651) |
| Playa Hermosa | Family / Beach | ₡200m-₡700m ($400k-$1.4M) | ₡1.8m-₡4.5m ($3.6k-$9k) | ₡167k-₡418k ($334-$836) |
| Nosara | Expat / Wellness | ₡350m-₡1.75b ($700k-$3.5M) | ₡2.8m-₡6.0m ($5.6k-$12k) | ₡260k-₡558k ($520-$1,116) |
| Samara | Relaxed / Family | ₡175m-₡650m ($350k-$1.3M) | ₡1.6m-₡4.2m ($3.2k-$8.4k) | ₡149k-₡390k ($297-$781) |
| Liberia | Value / Commute | ₡100m-₡300m ($200k-$600k) | ₡0.9m-₡2.5m ($1.8k-$5k) | ₡84k-₡232k ($167-$465) |
How much more do you pay for properties in Guanacaste when you include renovation work, taxes, and fees?
When you buy property in Guanacaste in 2026, you should expect to pay an additional 6% to 18% on top of the purchase price to cover transaction costs, taxes, and any renovation or furnishing needs.
For a property around $200,000 (100 million colones) in Guanacaste, you would typically pay $8,000 to $11,000 in taxes and fees, plus $7,000 to $18,000 for a light refresh or basic furnishing. That brings your total cost to roughly $215,000 to $229,000, which is 8% to 15% above the purchase price.
For a property around $500,000 (250 million colones), closing costs typically add $20,000 to $27,000, and a medium renovation might cost $30,000 to $65,000. Your all-in cost would be about $550,000 to $592,000, or 10% to 18% more than the purchase price.
For a property around $1,000,000 (500 million colones), taxes and fees usually run $40,000 to $55,000, while minor upgrades might add $10,000 to $30,000 if the property is already in good condition. You would end up paying around $1.05 million to $1.09 million total, which is 5% to 9% above the purchase price.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Guanacaste.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Guanacaste
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Transfer tax | Tax | About ₡7.5 million per $1 million of property value (roughly $15,000 per $1 million or 1.5%). This is a government tax required for all real estate transfers in Costa Rica. |
| Stamps, registry, and notary | Fees | Typically ₡10 million to ₡20 million per $1 million of property value ($20,000 to $40,000 per $1 million). These bundled fees cover legal documentation, national registry filing, and notarial services. |
| Inspection and due diligence | Fees | Usually ₡250,000 to ₡900,000 ($500 to $1,800). This covers property inspection, title search, and any necessary surveys or environmental checks. |
| Light renovation or refresh | Renovation | Typically ₡5 million to ₡15 million ($10,000 to $30,000). This includes painting, minor repairs, basic appliance updates, and light furnishing for move-in condition. |
| Full renovation or remodel | Renovation | Usually ₡50 million to ₡150 million ($100,000 to $300,000). This covers major work like kitchen and bathroom remodels, structural changes, new flooring, and complete interior updates. |
We made this infographic to show you how property prices in Costa Rica compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Guanacaste in 2026 with different budgets?
With $100,000 (50 million colones), your options in Guanacaste are very limited since this is below most of the coastal market: you might find a small inland home of about 60 square meters in the outskirts of Liberia with older basic finishes, a tiny studio of 30 to 35 square meters in an older building in inland Santa Cruz, or a fixer-upper house of around 80 square meters in a rural area far from beach services.
With $200,000 (100 million colones), you can find a 1-bedroom condo of about 45 to 55 square meters in Playas del Coco in an older building with basic amenities, a small house of around 90 to 110 square meters in a family neighborhood in Liberia, or an inland starter home of about 100 square meters in Santa Cruz with a simple lot.
With $300,000 (150 million colones), you can buy a 2-bedroom condo of about 65 to 80 square meters in Playas del Coco with a pool and HOA, a small single-family home of around 120 square meters in Liberia with more space and parking, or a 1 to 2-bedroom condo of about 60 square meters in Samara that is older but rentable.
With $500,000 (250 million colones), you can find a 2-bedroom beach-area condo of about 80 to 95 square meters in Tamarindo outside of prime beachfront, a single-family home of around 150 to 180 square meters in the Playa Hermosa area without oceanfront views, or a townhome of about 120 to 140 square meters in a gated community in Potrero that is 5 to 10 years old.
With $1,000,000 (500 million colones), you can buy a modern home of about 220 to 300 square meters on the fringe of Tamarindo or Langosta with a pool and newer construction, an ocean-view condo of around 140 to 180 square meters in Flamingo with strong rental appeal, or a 3 to 4-bedroom home of about 250 to 350 square meters in Nosara near Guiones that is existing but upgraded.
With $2,000,000 (1 billion colones), you enter the luxury market: you can find a turnkey luxury villa of about 350 to 500 square meters in Reserva Conchal within a gated resort community, a high-end home of around 300 to 450 square meters in Las Catalinas in a premium walkable setting, or a prime ocean-view villa of about 400 to 550 square meters in the Papagayo luxury zone with new or turnkey construction.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Guanacaste.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Guanacaste, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Banco Central de Costa Rica (Exchange Rates) | Costa Rica's central bank and the official reference for exchange-rate data. | We used BCCR rates to convert all local colon values to USD and EUR. We anchored January 2026 conversions around their reference exchange-rate levels. |
| Banco Central de Costa Rica (CPI Series) | The central bank portal publishes Costa Rica's official consumer price index in a consistent time series. | We used CPI data to inflation-adjust our comparisons for price changes over 1 year and 10 years. We also described the inflation backdrop heading into 2026. |
| INEC (CPI Publication Calendar) | Costa Rica's official statistics agency and the primary producer of CPI data. | We used INEC's calendar to validate the timing of CPI data around our January 2026 date. We cross-checked that we're using the official CPI framework. |
| Encuentra24 | A major property portal with a transparent price-per-square-meter trend methodology based on its listings database. | We used Encuentra24 to anchor listing-based price levels and direction for Guanacaste. We treated this as asking-price data and cross-checked with broker commentary on negotiation gaps. |
| Sol Realty (Guanacaste) | A local brokerage publishing dated market notes with concrete segment ranges and qualitative deal dynamics. | We used Sol Realty to triangulate typical mid-market and luxury price bands. We also used their insights to estimate list-to-close discounts and the buyer's market context. |
| Costa Rica Ministry of Finance | An official government document covering the real estate transfer tax framework. | We used this to ground the tax component of closing costs. We then layered typical legal, registry, and other costs based on market practice. |
| European Central Bank | The euro area's central bank and a primary source for EUR/USD reference exchange rates. | We used ECB rates to convert USD to EUR consistently around late 2025. We used this only for currency conversion, not for property pricing. |
| Global Property Guide | A long-running cross-country housing market compendium that cites underlying sources and data notes. | We used Global Property Guide as a triangulation layer where it explicitly references Encuentra24 indicators. We did not treat it as a primary ground-truth dataset. |
| INEC (Construction Price Indices) | Costa Rica's statistics agency tracks construction input costs over time. | We used these indices to understand why new homes cost more than existing ones. We referenced construction cost trends to explain the new-versus-old price premium. |
| Tamarindo Real Estate | A local brokerage specializing in the Tamarindo area with detailed neighborhood knowledge. | We consulted their listings to verify price ranges for Tamarindo and Langosta neighborhoods. We used their market insights to confirm local pricing dynamics. |
| Century 21 Costa Rica | A well-known international real estate franchise with extensive Costa Rica coverage. | We cross-referenced their listings to validate price ranges across multiple Guanacaste neighborhoods. We used their data to check consistency with other sources. |
| Coldwell Banker Costa Rica | A major international brokerage with detailed Guanacaste listings and market reports. | We reviewed their luxury property listings to understand the high end of the market. We used their price points to anchor our luxury segment estimates. |
| 2 Costa Rica Real Estate | A regional brokerage with a strong presence in Guanacaste beach communities. | We analyzed their listings to understand price variations between different beach neighborhoods. We used their inventory to estimate market composition by property type. |
| Nosara Real Estate | A specialized local brokerage with deep expertise in the Nosara market. | We used their listings to verify the premium pricing in Nosara. We referenced their market commentary to explain why Nosara commands higher prices. |
| Flamingo Beach Realty | A local brokerage focused on the Flamingo and northern Guanacaste beaches. | We consulted their listings to understand pricing in Flamingo and Potrero. We used their inventory data to verify our neighborhood price ranges. |
| Reserva Conchal | The official website for one of Guanacaste's premier resort communities. | We referenced their property offerings to understand luxury pricing within gated resort communities. We used their listings as benchmarks for the high-end segment. |
| Las Catalinas | The official website for a planned upscale community in Guanacaste. | We reviewed their real estate offerings to verify pricing in this premium walkable development. We used Las Catalinas as a benchmark for planned community pricing. |
| Peninsula Papagayo | The official website for the Papagayo luxury resort and residential zone. | We consulted their property information to understand ultra-luxury pricing. We used Papagayo as the benchmark for the highest-end Guanacaste market segment. |
| CRHoy | One of Costa Rica's major news outlets with regular coverage of economic and real estate trends. | We monitored their reporting for context on market conditions and economic factors. We used their articles to understand buyer sentiment and market dynamics. |
| La Nacion | Costa Rica's leading newspaper with extensive business and economic coverage. | We reviewed their real estate and economic reporting for broader market context. We used their coverage to verify trends in construction costs and market activity. |
| Tico Times | An English-language Costa Rica news source focused on expat-relevant topics. | We consulted their articles for expat buyer perspectives and foreign investment trends. We used their reporting to understand what drives demand from international buyers. |
| Costa Rica Realty Group | A brokerage with broad coverage across Costa Rica including Guanacaste. | We reviewed their listings for additional price point verification. We used their market data to cross-check our estimates for various property types. |
| Point2Homes Costa Rica | An international property listing aggregator with Costa Rica coverage. | We used this platform to verify price ranges across different Guanacaste areas. We cross-referenced their listings against local brokerage data for consistency. |
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