Summary
Yes. A foreigner can buy a house, condo or titled lot in Costa Rica and hold it 100% in their own name, with no residency and no local partner. The big exception is the 200-meter Maritime Zone along the coast.
In that strip, the first 50 meters are public and the next 150 meters can only be held through a municipal concession of 5 to 20 years, which requires 5 years of residency.
Most other limits aren't about your passport: zoning, condo bylaws, water availability letters and easements block more deals than nationality ever does.
You can buy on a tourist visa. What slows foreign buyers down is paperwork: a tax ID, proof of where the money comes from and the notary's anti-money-laundering checks.
Buying can still support investor residency from $150,000, but the Law 9996 perks, including the 20% transfer-tax discount, ended for new applicants on 14 July 2026.
Renting out is allowed, but Airbnb-style rentals need ICT and Hacienda registration and 13% IVA charged to guests. Airbnb has had to report hosts' data to Hacienda since 2025.
A typical purchase takes 30 to 90 days from accepted offer to registration, and only a Costa Rican notary can sign and register the deed.
Before paying a deposit, check the folio real at the Registro Nacional (a certificate costs about ₡2,925, or $6), the cadastral plan and the municipal land-use certificate.
Mortgages exist but are tight: BAC lends up to 50% of the value to non-residents and 75% to residents, with dollar rates starting at 7.25%.
Closing costs run about 3.5% to 4% of the price, or $10,500 to $12,000 on a $300,000 home, and up to 5% with a mortgage or a company.
As an owner, you pay 0.25% a year of the registered value in municipal tax, and 12.75% of any gross rent in income tax, non-residents included.
The strong colón, up about 9% against the dollar in 2026, makes colón costs like maintenance, staff and local fees roughly 10% more expensive in dollars than in 2025.
The takeaway: buy titled land outside the 200 meters, use your own lawyer, check the registry yourself, and budget about 4% on top of the price plus 0.25% a year.
What foreigners can own, and where the coast changes the rules
What property types can foreigners legally buy in Costa Rica?
Foreigners can buy almost every residential property type in Costa Rica: houses, villas, condos, apartments, townhouses, gated-community homes and titled residential lots. Article 19 of the Constitution gives foreigners the same rights as citizens, with a few exceptions set by law.
The condition is that the property must be titled and registered at the Registro Nacional, because coastal concession land follows a different system.
For most inland homes in San José, Escazú, Santa Ana, Heredia, Atenas or Grecia, a foreigner owns the property exactly like a Costa Rican buyer.
In beach markets such as Tamarindo, Nosara, Santa Teresa, Jacó, Dominical and Puerto Viejo, the first question is always whether the property is titled land, Maritime Zone concession land or land affected by a protected area.
Can I own land in my own name in Costa Rica?
Yes. A foreigner can own titled land in their own name in Costa Rica, whether it's a residential lot, a house, a villa or a condo unit. Buying through a Costa Rican company is an option, not a requirement.
Not all land can be privately owned, though. Under Law 6043, the first 50 meters from the high-tide line are public and nobody can own or build there. The next 150 meters are state land, held only through municipal concessions of 5 to 20 years.
A foreigner needs 5 years of residency to hold a concession, and a company with more than 50% foreign capital, or set up by foreigners, can't hold one either (article 47). The common 49/51 company setup is no guarantee.
So near the beach, your lawyer must confirm whether you are buying titled land, a concession right, a company that holds a concession, or just a building on state land.
What other foreign-ownership rules or limits should I know in Costa Rica?
The extra limits are usually not about nationality but about zoning, condo bylaws, water availability, easements, environmental rules and the Maritime Zone.
Costa Rica has no foreign quota for condos or apartments, so a foreigner can own 100% of a condo unit if the title and bylaws are clean.
Water is a real issue on the Guanacaste coast: 22 local water boards (ASADAs) had no spare capacity in 2024, and a drought warning runs until March 2027. Ask for a written water availability letter before you buy a lot or a new build.
Foreign buyers still go through normal registration, tax, notary and anti-money-laundering checks, especially when they move purchase money through escrow or a Costa Rican bank.
What’s the biggest ownership mistake foreigners make in Costa Rica?
The biggest mistake is assuming a beach property is normal freehold without checking whether it sits inside the Maritime Zone.
The consequence can be serious: the buyer may end up with a concession, a limited-use asset or a building on state land that is harder to finance, sell or pass on. A bill (file 25.157) to give 20-year "special concessions" to owners whose titles were cancelled because the land was inside the zone was approved in committee on 17 March 2026, contested in September and still hadn't been voted in October 2026. That tells you such cancellations happen.
Other classic pitfalls: skipping the folio real check, ignoring the cadastral plan, forgetting water availability, missing HOA rental rules, putting the title in a local friend's name, and trusting a listing instead of registry documents.
Which visa or residency status changes what I can do in Costa Rica?
Do I need a specific visa to buy property in Costa Rica?
No. You don't need a specific visa to buy titled property in Costa Rica, and a foreigner can buy and register a home while visiting as a tourist.
The usual obstacle isn't the visa but proving identity, tax details and the source of funds to the notary, bank or escrow company.
In practice, you'll need a tax identification route: DIMEX for residents, a NITE number for non-resident taxpayers, or the company's tax ID if you buy through a Costa Rican company.
A typical document set includes your passport, civil-status details, proof of address, source-of-funds evidence, bank references, tax information and company documents if a company is involved.
Does buying property help me get residency and citizenship in Costa Rica?
It can help, but buying property in Costa Rica never gives residence, permanent residence or citizenship automatically.
The route is temporary residence as an investor: a qualifying investment of at least $150,000, and real estate can count if it's properly documented and valued. You still file a full application with the immigration office (DGME).
The Law 9996 incentives, including duty-free import of household goods and a 20% discount on the 1.5% transfer tax, were tied to a 5-year window that ended on 14 July 2026. Don't let an agent promise them to you as a new applicant.
The legal decision time is 3 months from a complete file, but 5 to 9 months is more realistic for investor residency. After 3 years you can apply for permanent residency, and after 7 years for citizenship.
Can I legally rent out property on my visa in Costa Rica?
Yes. A foreign owner can rent out a property in Costa Rica whatever their visa, because the rental income belongs to the property, not to a job. You must declare it to Hacienda.
Individual landlords pay 15% on 85% of the gross rent, so 12.75% of what they collect, and non-residents pay it too.
Long-term leases are simpler, but a residential rent above ₡693,300 a month (about $1,520) pays 13% IVA on the whole rent. Short-term rentals add tax registration, e-invoicing, IVA and ICT registration (see the next section).
You don't have to live in Costa Rica to rent out, but you'll want a local accountant or property manager if you're abroad.
Do you need an ICT registration to Airbnb your home in Costa Rica?
Yes. Since Law 9742 on "non-traditional lodging", anyone renting rooms or homes for short stays must register with the ICT (the tourism board) and with Hacienda, issue electronic invoices and file monthly. This applies to foreign owners exactly like locals.
Hosts must charge guests 13% IVA on the stay. That money goes to Hacienda, so it's not your revenue: work out your income on the price before IVA. Then 12.75% of the gross rent goes in income tax for an individual owner.
Hiding is harder now. Under resolution MH-DGT-RES-0025-2024, platforms such as Airbnb have collected hosts' names, amounts and bank details since 1 January 2025, and the first report to Hacienda was due by 30 April 2026.
Before you buy a condo to rent short term, ask for the HOA bylaws and the latest assembly minutes: some buildings ban or limit stays under 30 days. Also budget the platform fee (3% in split-fee mode, 15.5% when the host pays everything).
How does the buying process work, step by step, in Costa Rica?
What are the exact steps to buy property in Costa Rica?
The usual sequence is: choose the property, check the title, make an offer, open escrow, do due diligence, sign the purchase deed, pay, register, update the municipality, transfer utilities and notify the HOA.
You don't have to be in Costa Rica, because a properly drafted power of attorney lets a notary close for you.
The deal becomes binding when buyer and seller sign a purchase agreement or option contract with a clear price, deposit, deadlines and conditions.
A normal purchase takes 30 to 90 days from accepted offer to final registration, longer with bank financing, a concession or complicated due diligence.
Is it mandatory to get a lawyer or a notary to buy a property in Costa Rica?
A notary is mandatory: only a Costa Rican notary, who is always a lawyer, can draw up and register the transfer deed.
The notary formalizes the deal, while your own lawyer protects you by checking title, zoning, HOA rules, concessions, taxes and closing risks. The notary is often chosen by the seller or the developer, so hire your own lawyer.
The engagement letter should cover the folio real, cadastral plan, lien search, tax clearance, municipal checks, HOA checks and a written due-diligence summary before closing.
What checks should I run so I don’t buy a problem property in Costa Rica?
How do I verify title and ownership history in Costa Rica?
You check title and ownership history at the Registro Nacional, through its real estate registry and the RNP Digital portal. A registry certificate costs about ₡2,925 (about $6).
The key document is the folio real, which shows the registered owner, property number, location, area, liens, annotations and easements.
Look back at least 10 years of ownership history, and further if there were donations, inheritances, company transfers, disputes or quick resales.
A red flag is any mismatch between the registered owner, the cadastral plan, the seller's identity and the physical boundaries, or a recent change of owner with no clear reason.
How do I confirm there are no liens in Costa Rica?
Review the folio real and ask your lawyer to search for mortgages, court liens, annotations, usufructs, easements and restrictions.
Registered mortgages are the usual issue, but unpaid municipal tax, condo debts and special assessments can also follow the property to you.
The best proof is an updated registry certificate, plus municipal and HOA clearance letters dated just before the final payment.
How do I check zoning and permitted use in Costa Rica?
Ask the municipality for the land-use certificate (uso de suelo) and check it against the local zoning plan (plan regulador) for the canton.
On the coast, also check whether a coastal zoning plan (plan regulador costero) is in force. Without it, municipalities can't grant new concessions in the normal way.
A common trap is a beautiful lot with poor road access, no water connection, environmental limits or rules against short-term rentals.
Can I get a mortgage as a foreigner in Costa Rica, and on what terms?
Do banks lend to foreigners for homes in Costa Rica?
Yes, but on tighter terms than for local salaried residents. Most foreign buyers on the coast end up paying cash.
BAC Credomatic, which has a program for foreigners, lends up to 50% of the value to non-residents and up to 75% to residents with a DIMEX card.
What matters most is whether the bank can verify your income, tax history, source of funds, credit record and legal status.
Which banks are most foreigner-friendly in Costa Rica?
BAC Credomatic is the only bank we found with a published program for foreign buyers. BCR and Banco Nacional also lend for housing, and Scotiabank, Davivienda and Promerica are worth a call.
What makes a bank foreigner-friendly isn't marketing, but a team that can review foreign income, foreign tax returns, currency risk and source-of-funds evidence.
Approvals are case by case and usually mean more documents, a lower loan-to-value and a longer review.
What mortgage rates are foreigners offered in Costa Rica?
BAC advertises dollar mortgages from 7.25% and colón mortgages from 8.00% in 2026. These are starting rates for the best profiles, with a 2-year fixed intro period.
For foreigners, a realistic range is about 7% to 10% in dollars and 9% to 13% in colones. BCR's Mi Casa loans run up to 30 years in colones and 25 years in dollars.
The central bank's policy rate was 3.00% in October 2026, but that doesn't flow straight into mortgage rates. After the intro period, the rate usually floats, so ask how it's calculated.
What will taxes, fees, and ongoing costs look like in Costa Rica?
What are the total closing costs as a percent in Costa Rica?
Budget about 3.5% to 4% of the price for closing costs in Costa Rica, so $10,500 to $12,000 on a $300,000 home. Brokers quote 3.5% to 5% in Escazú and Santa Ana.
Deals with a mortgage, a company or extra legal checks sit at the top of the range, up to about 5%.
About 2.35% is fixed by law: the 1.5% transfer tax plus around 0.85% for registration and stamps. The notary takes about 1.25%, plus 13% IVA where charged, and escrow costs $500 to $1,000.
The agent's commission, usually 3% to 6%, is normally paid by the seller. The Law 9996 transfer-tax discount is no longer available to new applicants.
What annual property tax should I budget in Costa Rica?
The municipal property tax is 0.25% a year of the registered value. On a home registered at $200,000, that's $500 a year (₡230,000, or €450).
Homes whose construction value is above ₡143,000,000 (about $315,000) in 2026 also pay the luxury home tax (impuesto solidario), from 0.25% to 0.55% a year.
If you own through a company, add the annual company tax of ₡69,330 (about $150) for an inactive holding company, plus the yearly beneficial-owner filing (RTBF) due by 30 April.
How is rental income taxed for foreigners in Costa Rica?
An individual landlord pays 15% on 85% of the gross rent, so an effective 12.75% of what they collect, whether resident or not.
You need to register with Hacienda and declare the income. Short-term rentals add 13% IVA charged to guests, e-invoicing and ICT registration. When you sell, the tax is 15% of the gain, and the buyer withholds 2.5% of the price if you aren't domiciled in Costa Rica.
What insurance is common and how much in Costa Rica?
Lenders normally require home insurance when you have a mortgage, and most owners take a policy covering fire, theft, liability and natural events such as earthquake, flood and landslide.
There's no reliable single price: insurers such as INS price each home on its insured value, construction type, location and deductible. Get a written quote before you close and add it to your yearly budget.
Location matters most: beach, flood-prone, steep-slope and luxury homes cost more to insure than a standard city condo.
Is the strong colón making Costa Rica more expensive for foreign buyers?
Yes, for anything priced in colones. The colón went from about 501 per dollar on 1 January 2026 to about 457.5 in October, a gain of roughly 9%. On 25 February it hit ₡476.6, a level last seen in 2005.
Most homes sold to foreigners are priced in dollars, so the price itself doesn't move. What changes is everything paid in colones: a ₡250,000 monthly bill for maintenance or a gardener cost about $497 at the 2025 average rate (₡503.5) and about $546 now, roughly 10% more.
It works the other way for rent: colón rents bring in fewer dollars, which squeezes yields for owners who earn in dollars. And $300,000 now buys about ₡137 million of a colón-priced home, against about ₡151 million at the 2025 average rate.
What to do: compare listings in the currency they're priced in, ask sellers of colón-priced homes to reflect the rate in their price, and keep a dollar buffer of about 10% for colón running costs. Forecasts for the end of 2026 range from 440 to 465 colones per dollar, so don't count on a quick reversal.
Our methodology
This article answers whether, and how, a foreigner can buy a home in Costa Rica: what you can own, the Maritime Zone, visas and residency, short-term rental rules, the buying steps, due diligence, mortgages, and the costs and taxes of buying and owning.
The rules come from the official texts: the Constitution (article 19), Law 6043 on the Maritime Zone (articles 9, 10, 47 and 48), Law 9996 and the DGME for residency, and Hacienda and the ICT for taxes and short-term rentals. Buying costs come from the statutory 1.5% transfer tax, the Registro Nacional fee tables and Costa Rica Realtor's 2026 cost breakdowns. Mortgage terms come from the banks' own pages (BAC Credomatic, BCR) and indicative ranges from The Costa Rica List.
News points, such as the end of the Law 9996 window, bill 25.157 on the Maritime Zone and platform reporting to Hacienda, come from dated press coverage and specialist sources. Exchange-rate trends come from the central bank (BCCR).
We checked these figures in October 2026. Colón amounts are converted at about 457.5 colones per US dollar and 513 colones per euro (October 2026).
Where we had no direct figure, we said so: there's no single 2026 home-insurance premium and no single concession fee (canon), which varies by municipality. The purchase timeline and the foreigner mortgage ranges are typical cases, not guarantees, and bank rates are advertised starting rates. None of this replaces your own Costa Rican lawyer.
Key sources used for this analysis include the Constitution (PGR), Registro Nacional (RNP Digital), Registro Inmobiliario, Registro Nacional tariffs, Law 6043 (SNIT), Law 9996, DGME, CRIE, Hacienda transfer-tax guidance, Hacienda property-tax guidance, Hacienda’s 2026 solidarity-tax notice, Hacienda rental-income guidance, Hacienda non-traditional lodging guidance, ICT lodging register, INVU, CFIA, BCCR, BAC Credomatic, Banco Nacional, Banco de Costa Rica, The Costa Rica List, Costa Rica Realtor, INS, Delfino.cr, CRHoy and El Observador.
