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
Guanacaste has become one of the most sought-after destinations for foreign property buyers in Costa Rica, thanks to its stunning Pacific coastline and welcoming ownership laws.
This guide covers everything you need to know about buying property as a foreigner in Guanacaste in January 2026, from legal requirements to closing costs, and we constantly update this blog post with fresh data.
We also discuss current housing prices in Guanacaste and the practical steps to complete your purchase safely.
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
- Foreigners in Guanacaste enjoy the same property ownership rights as Costa Rican citizens on titled land, which is rare in Latin America and makes the region particularly attractive for international buyers.
- Property values in Guanacaste have surged by up to 400% over the past three years, with beachfront homes in areas like Tamarindo now regularly exceeding 2 million USD.
- The Maritime Zone Law restricts foreign ownership within 200 meters of the high-tide line in Guanacaste, meaning buyers must verify whether coastal properties are titled or concession-based before purchasing.
- Total closing costs in Guanacaste typically range from 4.5% to 7.5% of the purchase price, with transfer tax at 1.5% being the largest single component.
- Annual property tax in Costa Rica is just 0.25% of the registered property value, making Guanacaste one of the lowest-tax destinations for property owners in the Americas.
- Foreign buyers can purchase property in Guanacaste on a tourist visa without needing residency, though a tax ID (DIMEX or NITE) is often required for practical purposes.
- Mortgage rates for foreigners in Costa Rica in 2026 typically range from 7.5% to 10.5% for USD loans, with local banks requiring 30% to 50% down payments.
- Rental income from Guanacaste properties is taxed at 15% on 85% of gross income for residents, while non-residents face a flat 15% withholding tax with no deductions.
- Investing at least 150,000 USD in Costa Rican real estate can qualify foreigners for investor residency, though property ownership alone does not grant automatic residency status.
What can I legally buy and truly own as a foreigner in Guanacaste?
What property types can foreigners legally buy in Guanacaste right now?
Foreigners can legally buy condos, houses, villas, and townhomes in Guanacaste with full ownership rights, exactly the same as Costa Rican citizens.
The main limitation is not the property type but the location: properties within 200 meters of the high-tide line fall under the Maritime Zone Law and have special restrictions that prevent direct foreign ownership.
For titled properties outside the Maritime Zone, foreigners can hold land in their own name or through a Costa Rican corporation, which is a common and widely accepted practice in Guanacaste.
This makes Costa Rica one of the most foreigner-friendly real estate markets in Latin America, attracting thousands of international buyers to Guanacaste each year.
Finally, please note that our pack about the property market in Guanacaste is specifically tailored to foreigners.
Can I own land in my own name in Guanacaste right now?
Yes, foreigners can own titled land in their own name in Guanacaste and register it directly with the National Registry, giving them the same legal protections as local citizens.
However, land within the Maritime Zone near beaches operates differently: the first 50 meters from the high-tide line is public land that nobody can own, and the next 150 meters can only be used through government concessions with strict foreign ownership limits.
For concession properties in Guanacaste, foreigners must either have at least five years of Costa Rican residency or hold no more than 49% ownership in the concession-holding entity, with the remaining 51% held by Costa Rican citizens or residents.
By the way, we cover everything there is to know about the land buying process in Guanacaste here.
As of 2026, what other key foreign-ownership rules or limits should I know in Guanacaste?
As of early 2026, the most important additional rule foreigners should know is that buying shares in a corporation that owns property can still trigger transfer tax obligations, so a "share deal" does not automatically avoid standard closing costs in Guanacaste.
There is no foreign-ownership quota for condos or apartments in Guanacaste, meaning foreigners can own 100% of a condominium unit without restrictions, unlike some other countries in the region.
Foreign buyers must register the property with the National Registry and may need to obtain a local tax ID (either DIMEX for residents or NITE for non-residents) to complete transactions and manage ongoing tax obligations in Costa Rica.
There are no major regulatory changes specifically targeting foreign ownership in Guanacaste expected for 2026, though the government continues to strengthen digital controls and compliance requirements for property transactions.
What's the biggest ownership mistake foreigners make in Guanacaste right now?
The biggest ownership mistake foreigners make in Guanacaste is treating a Maritime Zone concession like normal freehold ownership, assuming they can buy, sell, or modify the property without restrictions.
If you make this mistake, you may discover your rights are time-limited, subject to government renewal, or even revocable, and you could face legal complications when trying to sell or transfer the property later.
Other classic pitfalls in Guanacaste include buying into a condo or HOA without reading the bylaws (which often restrict short-term rentals), skipping the title search at the National Registry, and underestimating closing costs by assuming a corporation share purchase avoids all taxes.
We have made this infographic to give you a quick and clear snapshot of the property market in Costa Rica. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Guanacaste?
Do I need a specific visa to buy property in Guanacaste right now?
You do not need residency or a special visa to buy property in Guanacaste, and foreigners can legally purchase real estate while visiting Costa Rica on a standard tourist visa.
The most common administrative requirement that can slow down buyers without local residency is the need to obtain a Costa Rican tax ID (NITE for non-residents), which banks, notaries, and property managers often require to process transactions.
While a local tax ID is not always legally mandatory to sign a purchase contract, you will likely need one in practice to manage ongoing obligations like property taxes, utility accounts, and rental income reporting in Guanacaste.
Foreign buyers typically need to present a valid passport, proof of funds, and any documents showing the source of the money, though specific requirements can vary depending on the notary and bank involved in the transaction.
Does buying property help me get residency and citizenship in Guanacaste in 2026?
As of early 2026, buying property in Guanacaste does not automatically grant you residency or citizenship, but it can qualify you for Costa Rica's investor residency pathway if your investment meets the required threshold.
The investor residency program requires a minimum real estate investment of 150,000 USD, which gives you temporary residency status that is renewable every two years as long as you maintain the investment.
For those who do not meet the investment threshold, other pathways to residency include the Pensionado program for retirees with a minimum monthly pension of 1,000 USD and the Rentista program for those with stable passive income, though citizenship requires several more years of residency and a separate naturalization process.
We give you all the details you need about the different pathways to get residency and citizenship in Guanacaste here.
Can I legally rent out property on my visa in Guanacaste right now?
Your visa status does not prevent you from renting out property you own in Guanacaste, as foreign owners can legally earn rental income regardless of whether they hold residency or are visiting on a tourist visa.
You do not need to live in Costa Rica to rent out your Guanacaste property, and many foreign owners manage their rentals remotely through local property managers while handling tax obligations from abroad.
Foreign landlords in Guanacaste must register rental income with the tax authorities, comply with short-term rental regulations (which may include municipal and tourism licensing for vacation rentals), and ensure proper withholding or filing of income taxes on Costa Rican-source earnings.
We cover everything there is to know about buying and renting out in Guanacaste here.
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How does the buying process actually work step-by-step in Guanacaste?
What are the exact steps to buy property in Guanacaste right now?
The standard buying process in Guanacaste follows these steps: making an offer, conducting due diligence, placing funds in escrow, having a notary prepare the transfer deed, paying taxes and fees, signing the deed, and registering the property with the National Registry.
You do not need to be physically present at every step, as Costa Rica allows purchases to be completed via power of attorney, which means your attorney or notary can sign on your behalf if you cannot travel.
The deal typically becomes legally binding when both parties sign the purchase agreement (often called the "promise to buy/sell" or "opcion de compra") and the buyer deposits earnest money into escrow, though full legal transfer occurs only upon registration.
From accepted offer to final registration in the National Registry, the typical timeline in Guanacaste ranges from 30 to 60 days, though complex transactions involving corporations or coastal properties may take longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Guanacaste.
Is it mandatory to get a lawyer or a notary to buy a property in Guanacaste right now?
A notary public is effectively mandatory for any property purchase in Guanacaste because only a licensed notary can draft, authenticate, and file the transfer deed with the National Registry.
The key difference is that a notary in Costa Rica formalizes the transaction and ensures it is legally registered, while a separate buyer's attorney conducts independent due diligence, reviews contracts, and protects your interests throughout the negotiation.
One essential item to include in your lawyer or notary engagement scope is a comprehensive title search and verification of any annotations, liens, or Maritime Zone issues affecting the property before you commit funds.
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.
What checks should I run so I don't buy a problem property in Guanacaste?
How do I verify title and ownership history in Guanacaste right now?
The official authority for verifying title and ownership history in Guanacaste is the Costa Rica National Registry (Registro Nacional), where all titled properties are recorded with their ownership chain and any encumbrances.
The key document to request is a certified registry report (certificacion literal) for the property's "finca" number, which confirms the current owner, boundaries, and any annotations affecting the title.
Buyers in Guanacaste commonly review ownership history going back 10 to 20 years to ensure there are no unresolved claims, boundary disputes, or patterns of problematic transfers.
A clear red flag that should stop or pause your purchase is finding unresolved annotations such as mortgages, embargoes, lawsuits, or boundary disputes that the seller has not disclosed or cannot clear before closing.
You will find here the list of classic mistakes people make when buying a property in Guanacaste.
How do I confirm there are no liens in Guanacaste right now?
The standard way to confirm there are no liens or encumbrances on a Guanacaste property is to pull the official registry record by finca number from the National Registry, which lists all annotations including mortgages, embargoes, and easements.
One common type of lien buyers should specifically ask about in Guanacaste is municipal property tax arrears, as unpaid taxes can create legal complications even if they do not appear as formal annotations in the registry.
The best proof of lien status is a current certified registry report (certificacion literal) combined with a municipal tax clearance certificate from the local municipality where the property is located.
How do I check zoning and permitted use in Guanacaste right now?
The authority to check zoning and permitted use in Guanacaste is the local municipality (municipalidad) where the property is located, as each municipality controls land-use designations within its jurisdiction.
The document that confirms zoning classification is the municipal land-use certificate (uso de suelo), which states what activities are permitted on the property, whether residential, commercial, tourist, or mixed.
A common zoning pitfall foreign buyers miss in Guanacaste is assuming a beachfront property is zoned for short-term vacation rentals when it may actually fall within Maritime Zone restrictions or require additional tourism licensing that was never obtained.
Buying real estate in Guanacaste can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Guanacaste, and on what terms?
Do banks lend to foreigners for homes in Guanacaste in 2026?
As of early 2026, yes, several Costa Rican banks do lend to foreigners for home purchases in Guanacaste, though approval is more selective and documentation requirements are stricter than for residents.
Foreign borrowers in Guanacaste typically see loan-to-value ratios ranging from 50% to 70%, meaning you should expect to put down 30% to 50% of the purchase price as a down payment.
The most common eligibility requirement that determines whether a foreigner qualifies for a Costa Rican mortgage is the ability to document stable income and provide verified banking history, often translated into Spanish and authenticated.
You can also read our latest update about mortgage and interest rates in Costa Rica.
Which banks are most foreigner-friendly in Guanacaste in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Guanacaste are BAC Credomatic, Scotiabank Costa Rica, and Banco de Costa Rica (BCR), which have established processes for handling international applicants.
The single most important feature that makes these banks more foreigner-friendly is their willingness to verify foreign income, provide English-language support, and offer clear documentation checklists tailored to non-resident buyers.
These banks can lend to non-residents without local residency, though the terms are typically more conservative (higher down payments, shorter terms, and more documentation) compared to what residents receive.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Guanacaste.
What mortgage rates are foreigners offered in Guanacaste in 2026?
As of early 2026, foreigners in Guanacaste can expect mortgage interest rates ranging from 7.5% to 10.5% for USD-denominated loans, depending on the bank, loan term, and individual borrower profile.
Fixed-rate mortgages are less common in Costa Rica and typically carry higher initial rates, while variable-rate mortgages (often tied to the Central Bank's Tasa Basica Pasiva benchmark) start lower but fluctuate over time, meaning borrowers should budget for potential rate increases.
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 will taxes, fees, and ongoing costs look like in Guanacaste?
What are the total closing costs as a percent in Guanacaste in 2026?
Total closing costs for a straightforward titled residential purchase in Guanacaste in 2026 typically range from 4.5% to 7.5% of the purchase price on the buyer's side.
The realistic range can be as low as 3.5% for simpler transactions or as high as 8% when additional costs like corporate setup, complex due diligence, or escrow services are involved.
The specific fee categories that make up closing costs in Guanacaste include transfer tax, national registry stamps and registration fees, notary and legal fees, escrow fees, and due diligence costs like title searches and property inspections.
The single biggest contributor to closing costs in Guanacaste is the transfer tax, which is fixed at 1.5% of the property's registered or sale value (whichever is higher).
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Guanacaste.
What annual property tax should I budget in Guanacaste in 2026?
As of early 2026, annual property tax in Guanacaste is 0.25% of the property's registered taxable value, which for a home registered at 300,000 USD would be approximately 750 USD (around 385,000 Costa Rican colones or 700 EUR) per year.
Property tax in Costa Rica is assessed as a flat rate on the property's declared or registered value (not market value), and it is collected by the local municipality where the property is located, typically paid quarterly or annually.
How is rental income taxed for foreigners in Guanacaste in 2026?
As of early 2026, non-resident foreigners earning rental income in Guanacaste face a 15% withholding tax on gross rental income, with no deductions allowed, while residents pay 15% on 85% of gross income after a standard expense deduction.
For non-residents, the property manager or tenant is responsible for withholding and remitting the 15% tax to the Costa Rican tax authorities, meaning you typically do not need to file a local tax return if withholding is handled correctly.
What insurance is common and how much in Guanacaste in 2026?
As of early 2026, annual homeowners insurance premiums in Guanacaste typically range from 600 to 1,800 USD (approximately 310,000 to 930,000 Costa Rican colones or 560 to 1,680 EUR) depending on the property's construction value and risk profile.
The most common type of property insurance coverage in Guanacaste is a comprehensive homeowners policy (seguro de hogar comprensivo) that covers fire, theft, natural disasters, and liability, with coastal buyers often adding wind and earthquake coverage.
The biggest factor that makes insurance premiums higher or lower in Guanacaste is the property's location and construction type, with beachfront homes and those in high-wind or flood-prone areas commanding significantly higher premiums than inland properties built with concrete.
Get the full checklist for your due diligence in Guanacaste
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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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Costa Rica National Registry | The official government institution that records legal property titles and publishes registration fees. | We used it to anchor what registration costs actually are in Guanacaste. We also used it to keep closing-cost estimates grounded in official caps and minimums. |
| Maritime Zone Law (Law 6043) | The primary law governing beachfront public and restricted zones in Costa Rica. | We used it to explain what foreigners can and cannot own near beaches in Guanacaste. We quoted the exact foreign-residency and ownership limits directly from the law text. |
| Property Tax Law (Law 7509) | The official legal text hosted by Costa Rica's Attorney General database. | We used it to anchor the annual municipal property tax rate. We used it as the legal backbone for budgeting ongoing ownership costs. |
| Transfer Tax Law (PGR) | The official consolidated legal text for real-estate transfer tax rules. | We used it to confirm how Costa Rica taxes both direct and indirect property transfers. We used it to frame closing-cost calculations based on legal requirements. |
| Costa Rica Ministry of Finance (ATV) | The Finance Ministry's tax platform that recognizes official taxpayer IDs. | We used it to ground what tax IDs foreigners need (DIMEX and NITE). We used it to keep the tax-ID guidance practical and current. |
| Costa Rica Central Bank (BCCR) | The official source for benchmark interest rates and housing-loan indicators. | We used it to anchor our 2026 mortgage-rate estimates to real market averages. We used it as the numerical baseline before adding foreigner-spread assumptions. |
| Costa Rican Bar Association Fee Schedule | The official minimum-fee schedule published by the professional body for attorneys and notaries. | We used it to estimate notary and legal fees as part of closing costs. We used it to avoid random percentage estimates with no legal basis. |
| INS (National Insurance Institute) | The dominant state-backed insurer that publishes actual product requirements. | We used it to describe what insurers typically ask for when quoting coverage. We used it to keep insurance advice aligned with local underwriting reality. |
| Ministry of Finance Rental Tax Guidance | The Finance Ministry's official explanation of how rental income is taxed. | We used it to outline what taxes apply to rental income in Guanacaste. We used it to keep the rental section focused on actual filing and payment requirements. |
| Michael Mills Costa Rica Real Estate | A long-running established brokerage that publishes detailed Guanacaste-specific explainers. | We used it for practical Guanacaste condo and HOA realities that foreigners encounter. We cross-checked all tax and legal points against government sources. |
| BAC Credomatic | A major private bank with established foreigner mortgage programs in Costa Rica. | We used it to identify which banks actively lend to foreigners. We used it to verify current lending terms and documentation requirements. |
| The Global Economy | An independent source tracking Costa Rica's average mortgage interest rates over time. | We used it to cross-check our mortgage rate estimates against historical trends. We used it to ensure our 2026 projections are grounded in data. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Costa Rica. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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