Buying and owning a property as a foreigner in Costa Rica (2026)

Authored by the expert who managed and guided the team behind the Costa Rica Property Pack

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THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Costa Rica. If you’d like to learn more about us, you can check our presentation page.

What can I legally buy and truly own as a foreigner in Costa Rica?

What property types can foreigners legally buy in Costa Rica right now?

Foreigners can legally buy most residential property types in Costa Rica in 2026, including houses, villas, condos, apartments, townhouses, duplexes, gated-community homes and titled residential lots.

The main condition is that the property must be real titled property registered in the Registro Nacional, because coastal concession land follows a different legal system.

For most inland homes in San José, Escazú, Santa Ana, Heredia, Atenas or Grecia, a foreign buyer can usually own the property in the same basic way as 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 protected areas.

Finally, please note that our pack about the property market in Costa Rica is specifically tailored to foreigners.

Can I own land in my own name in Costa Rica right now?

Yes, a foreigner can own titled land in their own name in Costa Rica in 2026, including a residential lot, house, villa or condo share linked to registered title.

That does not mean every piece of land in Costa Rica can be privately owned, because the first 50 meters from the high-tide line are public and the next 150 meters are often concession land.

So, if you are buying near the beach in Costa Rica, your lawyer must confirm whether you are buying fee-simple titled land, a concession right, a company that holds a concession, or a structure on restricted land.

By the way, we cover everything there is to know about the land buying process in Costa Rica here.

As of 2026, what other key foreign-ownership rules or limits should I know in Costa Rica?

As of 2026, the key extra limits in Costa Rica are usually not nationality limits, but zoning, condominium bylaws, water availability, easements, environmental restrictions and maritime-zone rules.

Costa Rica does not have a foreign quota for condos or apartments, so a foreigner can own 100% of a condo unit if the title and bylaws are clean.

Foreign buyers still need normal registration, tax, notary and anti-money-laundering checks, especially when moving purchase funds through escrow or a Costa Rican bank.

A notable 2026 point is that the investor-residency framework still matters for buyers using real estate to support residency, but buying property alone does not give automatic residence rights.

If you're interested, we go much more into details about the foreign ownership rights in Costa Rica here.

What’s the biggest ownership mistake foreigners make in Costa Rica right now?

The biggest mistake foreigners make in Costa Rica is assuming a beach property is normal freehold ownership without checking whether it sits inside the maritime-terrestrial zone.

The real-world consequence can be serious, because the buyer may end up with a concession right, a limited-use asset or a structure that is harder to finance, sell or legally control.

Other classic Costa Rica pitfalls include skipping the folio real check, ignoring the cadastral plan, forgetting water availability, missing HOA rental rules, and trusting a listing description 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 right now?

You do not need a specific visa to buy titled residential property in Costa Rica in June 2026, and a foreigner can usually buy while visiting as a tourist.

The most common non-property obstacle is not the visa itself, but proving identity, tax details and source of funds to the notary, bank or escrow provider.

In practice, a foreign buyer should expect to need a local tax identification route, such as DIMEX for residents, NITE for non-resident taxpayers or a company tax ID if buying through a Costa Rican company.

A typical document set includes passport, civil-status details, proof of address, source-of-funds evidence, bank references, tax information and corporate documents if a company is involved.

Does buying property help me get residency and citizenship in Costa Rica in 2026?

As of 2026, buying property in Costa Rica can help with investor residency, but it does not automatically give residence, permanent residence or citizenship.

The main relevant pathway is temporary residence as an investor, where qualifying real estate can be used if the investment meets the legal threshold and is properly documented.

The key threshold is generally US$150,000 in qualifying investment, and the buyer still needs a full immigration application, clean documents and proof that the investment is real.

We give you all the details you need about the different pathways to get residency and citizenship in Costa Rica here.

Can I legally rent out property on my visa in Costa Rica right now?

A foreign owner can usually rent out a Costa Rica property in 2026, but the rental income must be handled correctly for Costa Rican tax purposes.

You do not need to live in Costa Rica to rent out a property, but you should have a local accountant, property manager or legal representative if you are abroad.

Long-term rental income is usually simpler, while short-term rentals in Costa Rica can require tax registration, electronic invoicing, VAT treatment and local rule checks.

We cover everything there is to know about buying and renting out in Costa Rica here.

How does the buying process actually work step-by-step in Costa Rica?

What are the exact steps to buy property in Costa Rica right now?

The usual Costa Rica buying sequence is property choice, title check, offer, escrow opening, due diligence, purchase deed, payment, registration, municipal update, utility transfer and HOA update.

You do not always need to be physically present in Costa Rica, because a properly drafted power of attorney can allow a notary-lawyer to close for you.

The deal usually becomes legally binding when the buyer and seller sign a purchase agreement or option contract with clear price, deposit, deadlines and conditions.

A normal Costa Rica purchase often takes 30 to 90 days from accepted offer to final registration, but bank financing, concession checks or complex due diligence can make it longer.

We have a document entirely dedicated to the whole buying process our pack about properties in Costa Rica.

Is it mandatory to get a lawyer or a notary to buy a property in Costa Rica right now?

A Costa Rican notary is required to transfer and register real estate in Costa Rica, and the notary is usually a lawyer with public authority.

The notary prepares and registers the public deed, while a buyer’s lawyer protects the buyer’s interests by checking title, zoning, HOA rules, concessions, taxes and closing risks.

The engagement should clearly include a folio real review, cadastral-plan review, 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 right now?

You verify title and ownership history in Costa Rica through Registro Nacional, especially the Registro Inmobiliario and RNP Digital services.

The key document is the folio real, which identifies the registered owner, property number, location, area, liens, annotations, easements and other registered issues.

A realistic look-back period is at least 10 years of ownership history, with deeper review if there were donations, inheritances, company transfers, disputes or rapid resales.

A red flag is any mismatch between the registered owner, cadastral plan, seller identity, physical boundaries or a recent ownership change that has no clear legal explanation.

You will find here the list of classic mistakes people make when buying a property in Costa Rica.

How do I confirm there are no liens in Costa Rica right now?

The standard way to confirm liens in Costa Rica is to review the folio real and ask the notary-lawyer to search mortgages, judicial liens, annotations, usufructs, easements and restrictions.

A common issue is a registered mortgage, but buyers should also ask about easements, unpaid municipal taxes, condominium debts and special assessments.

The best written proof is an updated registry certification or folio real extract, supported by municipal and HOA clearance letters before the final payment.

How do I check zoning and permitted use in Costa Rica right now?

You check zoning and permitted use in Costa Rica through the local municipality, using the applicable plan regulador and the official uso de suelo document.

The key reference is the zoning map or plan regulador for the canton or district, plus the written land-use certificate from the municipality.

A common pitfall is buying a beautiful lot in Costa Rica that has weak road access, no buildable water connection, environmental limits or short-term rental restrictions.

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 in 2026?

As of 2026, Costa Rican banks do lend for homes, but foreign buyers usually face stricter approval rules than local salaried residents.

A realistic LTV range for foreign borrowers in Costa Rica is often 50% to 70%, although strong resident borrowers may see higher headline offers from some banks.

The most important eligibility factor is whether the bank can understand and verify your income, tax history, source of funds, credit profile and legal status.

You can also read our latest update about mortgage and interest rates in Costa Rica.

Which banks are most foreigner-friendly in Costa Rica in 2026?

As of 2026, the most realistic first calls for foreigners are often BCR, Banco Nacional and BAC Credomatic, with Scotiabank, Davivienda and Promerica also worth checking.

The most foreigner-friendly feature is not a public promise, but a bank team that can review foreign income, foreign tax documents, currency risk and source-of-funds evidence.

These banks may lend to non-residents, but approvals are case-by-case and usually require stronger documentation, lower LTV and a longer review process.

We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Costa Rica.

What mortgage rates are foreigners offered in Costa Rica in 2026?

As of 2026, a practical mortgage-rate estimate for many foreign buyers in Costa Rica is about 8.5% to 12.5% per year, depending on bank, currency, LTV and profile.

Fixed-rate loans usually cost more at the start or reset after a limited period, while variable-rate loans can look cheaper but expose the buyer to future rate changes.

What will taxes, fees, and ongoing costs look like in Costa Rica?

What are the total closing costs as a percent in Costa Rica in 2026?

A typical foreign buyer should budget about 3.5% to 5.0% of the purchase price for standard closing costs in Costa Rica in 2026.

Most normal purchases fall between 3.0% and 6.0%, depending on whether the buyer uses a mortgage, escrow, extra legal review or a company structure.

The common cost categories are transfer tax, registry stamps, notary fees, legal due diligence, escrow fees, bank fees, appraisal costs and mortgage registration costs if financed.

The biggest single statutory item is usually the 1.5% transfer tax, although notary, stamp and bank costs can become significant on financed deals.

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Costa Rica.

What annual property tax should I budget in Costa Rica in 2026?

As of 2026, a standard owner-occupied home in Costa Rica often budgets around ₡230,000 to ₡570,000 per year, or about US$500 to US$1,250, or about €440 to €1,100, before luxury-home tax.

The main property tax is assessed as 0.25% per year on the registered municipal value, while high-value homes may also face the impuesto solidario if they cross the annual threshold.

How is rental income taxed for foreigners in Costa Rica in 2026?

As of 2026, a simple estimate for passive foreign-owner rental income in Costa Rica is an effective 12.75% of gross rent, based on a 15% tax after a standard 15% expense deduction.

A foreign owner usually needs tax registration, income reporting and, for short-term rentals, possible VAT handling, electronic invoicing and lodging-specific compliance.

What insurance is common and how much in Costa Rica in 2026?

As of 2026, a standard home policy in Costa Rica often costs around ₡340,000 to ₡550,000 per year for a US$300,000 insured structure, or about US$750 to US$1,200, or about €660 to €1,060.

The most common coverage is broad home insurance for fire, theft, liability and natural events such as earthquake, flood, hurricane, landslide or storm damage.

The biggest factor is the property’s risk location, because beach, jungle, flood-prone, steep-slope and luxury homes often cost more to insure than standard city homes.

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 Costa Rica, 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 we trust it	How we used it
Constitución Política, PGR	It is Costa Rica’s official constitutional legal text.	We used it to confirm the general civil-rights position of foreigners. We treated it as the legal starting point for property ownership.
Registro Nacional, RNP Digital	It is Costa Rica’s official property registry portal.	We used it for title, ownership, lien and registration checks. We treated the registry record as the key due-diligence source.
Registro Inmobiliario	It is the registry unit that handles real estate information.	We used it to understand folio real, plans, encumbrances and property documents. We connected this to the buyer’s title checklist.
Ley sobre Zona Marítimo Terrestre, Law 6043	It is the core law for Costa Rica beachfront land.	We used it to separate titled land from concession land. We gave this special weight because many foreign buyers want beach property.
Law 9996, investor and rentista framework	It is the official law for investor, rentista and pensionado incentives.	We used it for the link between real estate and investor residency. We made clear that buying property is not automatic residency.
Investor residency regulation	It gives official detail on the investor-residency category.	We used it for the US$150,000 investment threshold. We also used it to explain documentation and due-diligence expectations.
Hacienda transfer-tax guidance	Hacienda is Costa Rica’s tax authority.	We used it for the 1.5% transfer-tax rule. We included it in the closing-cost estimate.
Hacienda property-tax legal guidance	It explains the municipal property-tax framework.	We used it for the 0.25% annual property-tax rule. We also used it to explain assessed-value logic.
Hacienda 2026 solidarity-tax notice	It is a 2026 official notice from Hacienda.	We used it to flag the luxury-home tax deadline and risk. We separated it from normal municipal property tax.
Hacienda rental-income guidance	It explains Costa Rican real estate capital income.	We used it for the 15% tax after a standard deduction. We converted that into a simple effective-rate estimate.
Hacienda non-traditional lodging guidance	It addresses Airbnb-style lodging in Costa Rica.	We used it for short-term rental compliance. We connected it to villas, condos, apartments and beach rentals.
INVU plan regulador resources	INVU is Costa Rica’s public urban-planning authority.	We used it for zoning and permitted-use checks. We also used it to explain why title alone is not enough.
CFIA technical permit resources	CFIA oversees technical processing for construction projects.	We used it for construction-permit and buildability context. We added it to lot and renovation due diligence.
Banco Central de Costa Rica	It is Costa Rica’s official central bank.	We used it for exchange-rate and credit-rate context. We did not treat central-bank ceilings as normal mortgage offers.
Banco Nacional housing loan page	Banco Nacional is a major Costa Rican state bank.	We used it to confirm that formal home loans exist locally. We adjusted the headline terms for foreign-buyer risk.
Banco de Costa Rica Mi Casa	BCR is a major Costa Rican state bank.	We used it for mortgage product and formalization-cost context. We treated its terms as examples, not guaranteed approvals.
INS home insurance	INS is a major public-linked insurance provider in Costa Rica.	We used it for common home-insurance coverage types. We combined it with market ranges to estimate annual premiums.