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 is not one single housing market but rather a collection of very different submarkets, from affordable inland towns to premium international beach communities where prices rival parts of Florida or California.
This blog post breaks down real house prices in Guanacaste as of early 2026, so you know what to expect whether you're looking for a budget-friendly home near Liberia or a luxury villa in Tamarindo.
We constantly update this article with fresh data from authoritative sources to give you the most accurate picture of the Guanacaste real estate market.
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.
How much do houses cost in Guanacaste as of 2026?
What's the median and average house price in Guanacaste as of 2026?
As of early 2026, the median house price in Guanacaste sits around $530,000 to $700,000 (roughly €490,000 to €650,000 or ₡262 million to ₡350 million), while the average house price reaches approximately $900,000 (€835,000 or ₡450 million) because luxury beach villas pull the numbers upward.
About 80% of house sales in Guanacaste fall within the $250,000 to $1.5 million range (€230,000 to €1.4 million or ₡125 million to ₡750 million), covering everything from modest inland homes to upscale coastal properties.
The gap between median and average prices in Guanacaste reveals a market with a strong luxury segment: high-end beachfront villas in places like Tamarindo, Flamingo, and Papagayo push the average well above what a typical buyer actually pays.
At the median price point in Guanacaste, a buyer can realistically expect a 3-bedroom house of around 150 to 200 square meters in a gated community near popular beach towns like Playas del Coco or Potrero, often with a pool and modern finishes.
What's the cheapest livable house budget in Guanacaste as of 2026?
As of early 2026, the minimum budget for a livable house in Guanacaste starts around $120,000 to $180,000 (€110,000 to €165,000 or ₡60 million to ₡90 million), though finding good options at the lower end requires patience and flexibility on location.
At this entry-level price point in Guanacaste, "livable" typically means a small 2-bedroom house of 80 to 120 square meters with basic but functional finishes, possibly in a development community, and usually without luxury amenities like a private pool.
The cheapest livable houses in Guanacaste are usually found in areas like Sardinal near Playas del Coco, the outskirts of Liberia including La Guardia and Comunidad, Santa Cruz town, Nicoya, Cañas, and Bagaces, all of which are inland or just outside the main tourist beach zones.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Guanacaste here.
How much do 2 and 3-bedroom houses cost in Guanacaste as of 2026?
As of early 2026, 2-bedroom houses in Guanacaste typically cost between $180,000 and $450,000 (€165,000 to €415,000 or ₡90 million to ₡225 million), while 3-bedroom houses generally range from $250,000 to $700,000 (€230,000 to €650,000 or ₡125 million to ₡350 million), depending heavily on location.
For a 2-bedroom house in Guanacaste, expect to pay around $180,000 to $300,000 (€165,000 to €275,000 or ₡90 million to ₡150 million) in inland areas like Liberia or Santa Cruz, while prices jump to $300,000 to $450,000 (€275,000 to €415,000 or ₡150 million to ₡225 million) near popular beaches.
A 3-bedroom house in Guanacaste costs around $250,000 to $400,000 (€230,000 to €370,000 or ₡125 million to ₡200 million) inland, but rises to $400,000 to $700,000 (€370,000 to €650,000 or ₡200 million to ₡350 million) in beach communities like Tamarindo, Flamingo, or Nosara.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Guanacaste ranges from 30% to 50%, with the premium being higher in coastal areas where extra space is in strong demand from families and vacation rental investors.
How much do 4-bedroom houses cost in Guanacaste as of 2026?
As of early 2026, a typical 4-bedroom house in Guanacaste costs between $350,000 and $1.8 million (€325,000 to €1.65 million or ₡175 million to ₡900 million), with inland and non-premium locations at the lower end and beach towns or gated communities commanding the higher prices.
For a 5-bedroom house in Guanacaste, expect a realistic price range of $700,000 to $2.5 million (€650,000 to €2.3 million or ₡350 million to ₡1.25 billion), as these larger homes are often designed with vacation rental potential and typically include luxury features like pools and ocean views.
A 6-bedroom house in Guanacaste typically falls in the $1.2 million to $3.5 million range (€1.1 million to €3.2 million or ₡600 million to ₡1.75 billion) and above, since these are almost exclusively luxury properties in premium locations like Hacienda Pinilla, Las Catalinas, or beachfront Flamingo.
Please note that we give much more detailed data in our pack about the property market in Guanacaste.
How much do new-build houses cost in Guanacaste as of 2026?
As of early 2026, new-build houses in Guanacaste typically cost between $160,000 and $900,000+ (€150,000 to €835,000+ or ₡80 million to ₡450 million+), with entry-level new construction in non-premium zones starting around $160,000 to $300,000 and mid-market new builds near beaches ranging from $350,000 to $800,000.
New-build houses in Guanacaste carry a typical premium of 15% to 30% compared to similar older resale houses, with the coastal market showing premiums at the higher end of that range because buyers place strong value on turnkey vacation properties with modern amenities and energy-efficient systems.
How much do houses with land cost in Guanacaste as of 2026?
As of early 2026, houses with meaningfully larger land in Guanacaste typically cost 20% to 60% more than comparable houses on standard residential lots, with prices ranging widely from $300,000 to $2.5 million+ (€275,000 to €2.3 million+ or ₡150 million to ₡1.25 billion+) depending on location, water rights, and proximity to the coast.
In Guanacaste, a "house with land" typically means a property with a lot of 1,000 to 3,000 square meters or larger, compared to standard residential lots of 300 to 600 square meters; anything with farm-scale acreage is priced more like a land deal that happens to include a structure.
We cover everything there is to know about land prices in Guanacaste here.
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Where are houses cheapest and most expensive in Guanacaste as of 2026?
Which neighborhoods have the lowest house prices in Guanacaste as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Guanacaste include Liberia and its surrounding communities like La Guardia, Comunidad, and Curubandé, as well as inland towns such as Cañas, Bagaces, Santa Cruz town center, and Nicoya town.
In these affordable Guanacaste neighborhoods, typical house prices range from $120,000 to $350,000 (€110,000 to €325,000 or ₡60 million to ₡175 million), with newer or larger builds occasionally reaching $350,000 to $500,000 (€325,000 to €460,000 or ₡175 million to ₡250 million).
These neighborhoods have lower prices primarily because they serve the local Costa Rican population rather than international vacation buyers, meaning there is less competition from foreign investors and the demand is driven by working families seeking practical, affordable housing close to jobs and services.
Which neighborhoods have the highest house prices in Guanacaste as of 2026?
As of early 2026, the top neighborhoods with the highest house prices in Guanacaste are Tamarindo and Langosta, Hacienda Pinilla, Playa Flamingo, Las Catalinas, the Papagayo Peninsula resort zone, and Nosara.
In these premium Guanacaste neighborhoods, typical house prices range from $700,000 to $2 million+ (€650,000 to €1.85 million+ or ₡350 million to ₡1 billion+), with trophy beachfront properties and villas in exclusive communities often exceeding $3 million to $4 million (€2.75 million to €3.7 million or ₡1.5 billion to ₡2 billion).
These neighborhoods command premium prices because they offer a combination of beachfront access, world-class amenities, strong vacation rental income potential, and master-planned communities with strict architectural standards that protect property values over time.
The typical buyer in these premium Guanacaste neighborhoods is an American or Canadian looking for a second home or investment property, often a remote worker, retiree, or high-net-worth individual seeking lifestyle benefits combined with rental income from platforms like Airbnb during peak tourist seasons.
How much do houses cost near the city center in Guanacaste as of 2026?
As of early 2026, houses near Liberia's city center, which serves as Guanacaste's main urban hub, typically cost between $180,000 and $400,000 (€165,000 to €370,000 or ₡90 million to ₡200 million) for 2 to 3 bedrooms, while larger or newer homes in gated communities can reach $400,000 to $800,000 (€370,000 to €740,000 or ₡200 million to ₡400 million).
Houses near major transit points in Guanacaste, particularly within 15 to 20 minutes of Liberia International Airport (LIR) and along the main Route 21 corridor, carry a modest premium of around 10% to 15% because of convenience for frequent travelers and strong rental demand from tourists.
Near top-rated private schools in Guanacaste like Costa Rica International Academy (CRIA) in the Flamingo/Brasilito area and La Paz Community School near Potrero, house prices typically range from $450,000 to $1.2 million+ (€415,000 to €1.1 million+ or ₡225 million to ₡600 million+) because these areas attract international families willing to pay for quality education.
In expat-popular areas of Guanacaste including Playas del Coco, Tamarindo, Villareal, Flamingo, Brasilito, Potrero, Las Catalinas, and Nosara, house prices typically range from $400,000 to $1.5 million+ (€370,000 to €1.4 million+ or ₡200 million to ₡750 million+), reflecting strong international demand.
We actually have an updated expat guide for Guanacaste here.
How much do houses cost in the suburbs in Guanacaste as of 2026?
As of early 2026, houses in the suburbs of Guanacaste, meaning areas just outside beach town cores or outside Liberia city, typically cost between $150,000 and $600,000 (€140,000 to €555,000 or ₡75 million to ₡300 million), offering better value than properties right on the sand or in prime tourist centers.
The typical price difference between suburban houses and properties in beach town centers in Guanacaste is around 25% to 40% less, while suburban homes compared to Liberia city center are roughly similar or 10% to 20% less depending on specific location and amenities.
The most popular suburbs for house buyers in Guanacaste include Sardinal near Playas del Coco, Villareal near Tamarindo, Huacas and Matapalo between beach communities, and the developing areas along the Route 21 corridor between Liberia and the coast.
What areas in Guanacaste are improving and still affordable as of 2026?
As of early 2026, the top areas in Guanacaste that are improving and still affordable for house buyers include Sardinal in Carrillo canton, Filadelfia positioned between inland services and beach access, Liberia's expanding outskirts like La Guardia and Comunidad, and the Bagaces and Cañas corridors offering more space for the money.
In these improving yet affordable areas of Guanacaste, current typical house prices range from $120,000 to $350,000 (€110,000 to €325,000 or ₡60 million to ₡175 million), which is significantly below the provincial median and offers entry points for budget-conscious buyers.
The main sign of improvement driving buyer interest in these areas is the combination of rising housing inventory, expanding commercial services, improved road infrastructure connecting to the coast and airport, and growing remote worker communities who value affordability over beachfront addresses.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Guanacaste right now?
What are typical buyer closing costs for houses in Guanacaste right now?
Buyer closing costs for houses in Guanacaste typically total 3.5% to 5.5% of the purchase price, though this can vary depending on the transaction structure and whether costs are negotiated to be split with the seller.
The main closing cost categories in Guanacaste include the property transfer tax at 1.5% of the declared value (around $7,500 on a $500,000 home), National Registry stamps and fees at approximately 0.85% ($4,250), notary and legal fees at 1% to 1.5% ($5,000 to $7,500), and escrow services at around 0.25% ($1,250).
The largest single closing cost for house buyers in Guanacaste is usually the property transfer tax at 1.5%, followed closely by legal and notary fees, which together typically account for about two-thirds of total closing expenses.
We cover all these costs and what are the strategies to minimize them in our property pack about Guanacaste.
How much are property taxes on houses in Guanacaste right now?
The typical annual property tax for a house in Guanacaste is approximately 0.25% of the municipal registered value, which on a house registered at $500,000 would be around $1,250 per year (€1,160 or ₡625,000), though the municipal value is often lower than the actual market value.
Property tax in Guanacaste is calculated based on the fiscal value registered with the local municipality, not the purchase price, and is paid quarterly or annually to the municipality where the property is located; additionally, homes with construction values exceeding approximately $275,000 (₡148 million) may be subject to the "Impuesto Solidario" luxury home tax ranging from 0.25% to 0.55%.
If you want to go into more details, we also have a page with all the property taxes and fees in Guanacaste.
How much is home insurance for a house in Guanacaste right now?
The typical annual home insurance cost for a house in Guanacaste ranges from $600 to $2,500 per year (€555 to €2,320 or ₡300,000 to ₡1.25 million) for standard owner-occupied homes, while larger luxury properties or those in higher-risk coastal zones can exceed $2,500 annually.
The main factors affecting home insurance premiums in Guanacaste include the replacement cost of the structure, proximity to the coast and flood zones, construction materials and quality, whether the property has hurricane-resistant features, and the specific perils covered such as wind, flood, earthquake, and landslide.
What are typical utility costs for a house in Guanacaste right now?
The typical total monthly utility cost for a house in Guanacaste ranges from $135 to $410 per month (€125 to €380 or ₡67,500 to ₡205,000), though this can be higher with heavy air conditioning use, a pool, or irrigation systems.
The main utility categories for houses in Guanacaste break down as follows: electricity costs $80 to $250 per month (€75 to €230 or ₡40,000 to ₡125,000) and can reach $300+ with heavy A/C and pool pumps; water costs $15 to $60 per month (€14 to €55 or ₡7,500 to ₡30,000) depending on your provider and usage tier; and internet runs $40 to $100 per month (€37 to €93 or ₡20,000 to ₡50,000) depending on availability and speed in your area.
What are common hidden costs when buying a house in Guanacaste right now?
The estimated total of common hidden costs that house buyers in Guanacaste often overlook ranges from $3,000 to $10,000+ (€2,780 to €9,250+ or ₡1.5 million to ₡5 million+) beyond the standard closing costs, depending on the property's condition and location.
Inspection fees for purchasing a house in Guanacaste typically run $400 to $900 (€370 to €835 or ₡200,000 to ₡450,000) for a general home inspection, with additional specialist checks for roof, septic system, structural issues, or topography surveys adding $200 to $600 (€185 to €555 or ₡100,000 to ₡300,000) each.
Other common hidden costs when buying a house in Guanacaste include HOA fees and special assessments in gated communities, water storage tank installation in areas with dry-season constraints, pool maintenance equipment and ongoing service, salt-air corrosion replacement for A/C units and metal fixtures, pest control especially for termites, and property management fees if you are not living there full-time.
The hidden cost that tends to surprise first-time house buyers the most in Guanacaste is the ongoing water reliability infrastructure, including storage tanks, pumps, and delivery services during the dry season, which can add $2,000 to $5,000 upfront plus annual maintenance in some areas not served by reliable municipal water.
You will find here the list of classic mistakes people make when buying a property in Guanacaste.
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What do locals and expats say about the market in Guanacaste as of 2026?
Do people think houses are overpriced in Guanacaste as of 2026?
As of early 2026, the general sentiment among locals and expats in Guanacaste is mixed: many feel that beach-area homes are still overpriced based on peak 2021 to 2023 expectations, but correctly priced properties in good locations are seen as fair value given the lifestyle benefits.
Houses in Guanacaste currently stay on the market an average of about 355 days before selling, which is longer than the rapid sales pace seen during the pandemic boom and indicates that buyers now have more time to negotiate and be selective.
The main reason locals and expats give for feeling house prices are either too high or fairly valued in Guanacaste is the comparison to rental income potential: investors see properties as fairly priced when vacation rental yields of 5% to 8% justify the purchase, while homes priced above what rents can support are viewed as overpriced.
Compared to one or two years ago, sentiment on house prices in Guanacaste has shifted from "hot market with bidding wars" to "cooling market with room to negotiate," as median sold prices have softened from peaks above $900,000 in 2024 down toward $530,000 to $700,000 in early 2025 and 2026.
You'll find our latest property market analysis about Guanacaste here.
Are prices still rising or cooling in Guanacaste as of 2026?
As of early 2026, house prices in Guanacaste are cooling and rebalancing after the post-pandemic surge, with sold-side pricing softer than 2024 peaks, inventory up significantly, and market times longer than the previous two years.
The estimated year-over-year house price change in Guanacaste is approximately -5% to -15% from peak 2024 levels when looking at median sold prices, though this correction follows a dramatic 400% surge between 2020 and 2023, so prices remain well above pre-pandemic levels.
Experts and locals expect house prices in Guanacaste over the next 6 to 12 months to stabilize with modest appreciation of around 3% to 7% in well-located properties, as the market absorbs increased inventory and foreign buyer interest remains strong thanks to Liberia Airport's direct flights and Costa Rica's lifestyle appeal.
Finally, please note that we have covered property price trends and forecasts for Guanacaste here.
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.
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 (BCCR) | Costa Rica's central bank publishing official exchange rates | We used it for accurate currency conversions between USD, EUR, and colones. We anchored all figures to the early 2026 reference rate of approximately ₡500 per dollar. |
| Coldwell Banker Costa Rica | Major established brokerage with transparent market data | We used their December 2025 report for median sold prices, days on market, and inventory trends. We relied on their Guanacaste-specific transaction data for pricing benchmarks. |
| Global Property Guide | Recognized international property research publisher | We used their Costa Rica analysis citing Encuentra24 data for median listing prices. We cross-checked regional price comparisons across provinces. |
| Encuentra24 | Leading Costa Rica listing portal with large inventory | We used it to verify entry-level budgets and bedroom-based pricing bands. We checked live examples to keep 2026 price ranges accurate and honest. |
| Costa Rica Ministry of Finance | Government authority for national tax policy | We used official documents to confirm transfer tax rates and procedures. We verified the luxury home tax thresholds through their 2026 notices. |
| Law 6999 (eRegulations Costa Rica) | Primary legal text on property transfer taxation | We used it to confirm the 1.5% transfer tax as a statutory requirement. We referenced it to support closing cost line items. |
| ARESEP | Costa Rica's official public utilities regulator | We used their electricity and water tariff pages to ground utility cost estimates. We translated regulated rates into realistic monthly budget ranges. |
| Instituto Nacional de Seguros (INS) | Costa Rica's national insurer and market reference | We used their product information to confirm insurable perils. We framed typical home insurance coverage and cost expectations. |
| Municipalidad de La Unión | Local municipality explaining property tax calculation | We used their worked example to support the 0.25% annual property tax rate. We explained how annual bills derive from registered municipal values. |
| The Tico Times | Established Costa Rica news source covering real estate | We used their January 2026 coverage for market sentiment and price correction data. We referenced their reporting on median price adjustments. |
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