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 remains one of Costa Rica's most popular destinations for foreign property buyers, but the fast-moving coastal market comes with real risks that go beyond what most buyers expect.
This guide breaks down the specific scams, grey areas, and legal traps that affect foreigners buying residential property in Guanacaste in early 2026.
We constantly update this blog post to reflect the latest developments and risks in this 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 risky is buying property in Guanacaste as a foreigner in 2026?
Can foreigners legally own properties in Guanacaste in 2026?
As of early 2026, foreigners can legally own most types of residential property in Guanacaste with the same full ownership rights as Costa Rican citizens, which makes the country one of the most foreigner-friendly markets in Latin America.
The main restriction foreigners face in Guanacaste applies to beachfront land within the Maritime Zone (the first 200 meters from the high tide line), where the first 50 meters are public land that cannot be owned by anyone, and the next 150 meters require majority Costa Rican ownership of at least 51% if held through a corporation.
Because of these restrictions, many foreigners buying near the beach in Guanacaste use Costa Rican corporations (known as Sociedad Anónima or S.A.) with a local partner holding the majority stake, or they purchase titled property located beyond the 200-meter Maritime Zone where no such restrictions apply.
[VARIABLE FOREIGNER-RIGHTS]What buyer rights do foreigners actually have in Guanacaste in 2026?
As of early 2026, foreigners purchasing titled property in Guanacaste have the same legal protections as Costa Rican citizens, including full ownership rights that are protected by the Constitution and registered in the Registro Nacional.
If a seller breaches a contract in Guanacaste, foreigners can pursue legal remedies through Costa Rica's civil courts, but enforcement can be slow and procedurally heavy, which is why well-structured contracts with clear conditions and escrow arrangements provide much stronger practical protection than relying on litigation.
The most common right that foreigners mistakenly assume they have in Guanacaste is full ownership of beachfront concession property, when in reality they are acquiring lease-like rights to government-owned land that can be revoked or restricted under certain conditions.
How strong is contract enforcement in Guanacaste right now?
Contract enforcement in Guanacaste follows Costa Rica's civil law system, which is more reliable than many Latin American countries but significantly slower than what buyers from the US, Canada, or Europe typically expect, with complex disputes sometimes taking several years to resolve through the courts.
The main weakness foreigners should know is that Costa Rica's judicial system can be procedurally slow and documentation-heavy, which means that if something goes wrong, your best protection is front-loaded due diligence and controlled payment structures rather than counting on a quick legal resolution.
By the way, we detail all the documents you need and what they mean in our property pack covering Guanacaste.
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.
Which scams target foreign buyers in Guanacaste right now?
Are scams against foreigners common in Guanacaste right now?
Scams targeting foreigners in Guanacaste are common enough that Costa Rica's judicial police (OIJ) operates a specialized unit dedicated to registry fraud and real estate scams, and the US Embassy issued a security alert in late 2025 specifically warning that foreigners are being targeted for property and financial crimes.
The type of property transaction most frequently targeted in Guanacaste involves beachfront or near-beach properties where the legal status is unclear, particularly concession land in the Maritime Zone where scammers exploit buyer confusion about what "ownership" actually means.
The profile of foreign buyer most commonly targeted in Guanacaste is someone who is emotionally invested in a "dream property," making decisions remotely, and relying heavily on a single agent or intermediary without independent legal verification.
The single biggest warning sign that a deal may be a scam in Guanacaste is pressure to send a deposit quickly, especially to an unverified account, combined with reluctance to provide official registry documentation that you can independently confirm.
What are the top three scams foreigners face in Guanacaste right now?
The top three scams foreigners most commonly face in Guanacaste are: first, Maritime Zone misrepresentation where concession property is marketed as "beachfront ownership"; second, title or identity fraud where fake sellers or forged documents are used to extract deposits; and third, condo or HOA liability surprises where undisclosed fees, restrictions, or legal problems transfer to the buyer.
The most common scam typically unfolds like this in Guanacaste: a listing is marketed as beachfront property with attractive photos and urgency language, the buyer is pressured to send a deposit quickly to "secure" the deal, and only later discovers that the property is a concession with unclear status, the seller's identity does not match registry records, or the documents provided were not pulled from official sources.
The single most effective protection against each scam is: for Maritime Zone confusion, always verify the exact legal classification (titled vs. concession) before any payment; for title fraud, have your independent lawyer pull fresh registry data directly from the Registro Nacional; and for condo surprises, request full HOA financials, fee history, and governing documents before signing anything.
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 I verify the seller and ownership in Guanacaste without getting fooled?
How do I confirm the seller is the real owner in Guanacaste?
The standard verification process in Guanacaste involves a two-step match: first, you or your lawyer pull the property record by its finca (property) number from the Registro Nacional to confirm the registered owner, and second, you verify that the person signing the sale is that same owner or has proper legal authority to act on their behalf.
The official document foreigners should check is the property's record in the Registro Nacional, which you can access through the online consultation system, and this will show the current registered owner, any recorded mortgages or liens, and the property's legal boundaries.
The most common trick fake sellers use in Guanacaste is presenting official-looking documents that were not actually pulled from the registry, or impersonating the owner using forged identification, and while not extremely common, this happens enough that the OIJ has a dedicated unit for registry fraud cases.
Where do I check liens or mortgages on a property in Guanacaste?
The official place to check liens or mortgages on a Guanacaste property is the Registro Nacional (National Registry), which maintains records of all recorded encumbrances including mortgages, liens, annotations, and legal claims against the property.
When checking for liens in Guanacaste, you should request the full property history (not just the current status), including any pending annotations, recorded mortgages, court orders, and any restrictions that might affect your ability to use or sell the property later.
The type of encumbrance most commonly missed by foreign buyers in Guanacaste is unpaid condominium fees and special assessments, which can create a lien on the property, as well as municipal concession fees for Maritime Zone properties that, if unpaid, can jeopardize the concession itself.
It's one of the aspects we cover in our our pack about the real estate market in Guanacaste.
How do I spot forged documents in Guanacaste right now?
The most common type of forged document used in Guanacaste property scams is fake property certificates or title extracts that look official but were not actually generated by the Registro Nacional, and while not extremely common, it happens enough that the OIJ maintains a specialized fraud unit for these cases.
Red flags that indicate a document may be forged in Guanacaste include: the document looks like a scan or photocopy rather than an original, the details do not match when you run an independent search on the Registro Nacional's website, or the seller is reluctant to allow you to verify the information directly with the registry.
The official verification method in Guanacaste is simple: always pull fresh registry data yourself (or have your independent lawyer do it) directly from the Registro Nacional's online system or in person, and never rely solely on documents that someone else provides to you.
Get the full checklist for your due diligence in Guanacaste
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Guanacaste?
What hidden costs surprise foreigners when buying a property in Guanacaste?
The three most common hidden costs foreigners overlook in Guanacaste are: transfer tax (approximately 1.5% of the declared value, roughly $3,000 USD or 2,800 EUR on a $200,000 property), notary and legal fees (typically 1% to 2% combined, around $2,000 to $4,000 USD), and registration stamps (about 0.85%, roughly $1,700 USD on a $200,000 property).
The hidden cost most often deliberately concealed by sellers or agents in Guanacaste is unpaid condominium fees or special assessments, which can sometimes amount to thousands of dollars and legally transfer to the new owner, and this happens commonly enough that you should always request a certificate of good standing from the HOA before closing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Guanacaste.
Are "cash under the table" requests common in Guanacaste right now?
Cash under the table requests are not extremely common in Guanacaste's formal market, but you may encounter soft pressure to declare a lower purchase price on the deed, which is a form of tax evasion that some sellers try to normalize.
The typical reason sellers give for requesting undeclared cash payments in Guanacaste is to reduce the transfer tax or future capital gains tax liability, often framed as "this is how things are done here" or "everyone does it."
If a foreigner agrees to an undeclared cash payment in Guanacaste, they face serious legal risks including potential tax fraud charges, difficulty proving their actual investment if they later sell the property, and exposure to audit or enforcement actions that disproportionately affect non-residents who are easier targets for authorities.
Are side agreements used to bypass rules in Guanacaste right now?
Side agreements are sometimes used in Guanacaste, particularly in Maritime Zone transactions where buyers want to secure what feels like "ownership" of concession property, and in condo transactions where verbal promises about rental permissions or fee structures are made outside the formal documents.
The most common type of side agreement used to circumvent regulations in Guanacaste involves Maritime Zone concessions, where informal arrangements attempt to give a foreigner effective control of a concession despite the legal requirement that Costa Ricans hold at least 51% ownership.
If a side agreement is discovered by authorities in Guanacaste, the foreigner can face serious consequences including nullification of the arrangement, loss of the property or concession rights, and in some cases, legal liability for attempting to circumvent national ownership rules.
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.
Can I trust real estate agents in Guanacaste in 2026?
Are real estate agents regulated in Guanacaste in 2026?
As of early 2026, real estate agents in Guanacaste are not formally regulated by the Costa Rican government, meaning there is no mandatory licensing exam, no required training, and legally anyone can call themselves a real estate agent.
While there is no official government license, legitimate real estate agents in Guanacaste may belong to professional associations like the Cámara Costarricense de Corredores de Bienes Raíces (CCCBR) or the Costa Rica Global Association of Realtors (CRGAR), which is recognized by the National Association of Realtors in the US and is based in Guanacaste.
Foreigners can verify whether an agent has professional affiliations by asking for proof of membership in CRGAR or CCCBR, checking the association's website, and requesting references from past clients, though ultimately your main protection is using an independent lawyer and verifying everything through official sources.
Please note that we have a list of contacts for you in our property pack about Guanacaste.
What agent fee percentage is normal in Guanacaste in 2026?
As of early 2026, the normal real estate agent commission in Guanacaste is around 5% to 7% of the sale price, plus 13% VAT on the commission, which brings the effective rate to roughly 5.65% to 7.9% of the property value.
The typical range of agent fees that covers most residential transactions in Guanacaste runs from 5% (common in the Central Valley) up to 8% or occasionally 10% for remote properties, raw land, or exclusive listings that require more work from the agent.
In Guanacaste, the seller typically pays the real estate commission, though in practice this cost is often factored into the asking price, and unless the buyer explicitly agrees to split the cost, the seller bears the full commission responsibility.
Get the full checklist for your due diligence in Guanacaste
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Guanacaste?
What structural inspection is standard in Guanacaste right now?
The standard structural inspection process in Guanacaste involves hiring an independent inspector or experienced contractor to physically examine the property before you commit to the purchase, though unlike in the US or Canada, home inspections are not a formal requirement and many buyers skip this step.
A qualified inspector in Guanacaste should check: roof integrity and condition (critical given heavy rainy seasons), foundation and structural elements for cracks or settling, electrical and plumbing systems, signs of water damage or mold (common in humid coastal climates), and the condition of water systems like cisterns, pumps, and filtration equipment.
The type of professional qualified to perform structural inspections in Guanacaste is typically a licensed engineer (ingeniero civil), an experienced architect, or a trusted contractor with specific knowledge of coastal construction challenges.
The most common structural issues that inspections reveal in Guanacaste properties include salt-air corrosion of metal fixtures and AC units, water intrusion and mold from the humid climate, deteriorating roofs due to intense sun and rain cycles, and problems with water supply systems that are critical in areas with inconsistent municipal water.
How do I confirm exact boundaries in Guanacaste?
The standard process for confirming property boundaries in Guanacaste involves matching the registered survey plan (plano catastrado) with the physical property, and for high-value or ambiguous situations, hiring a licensed surveyor (topógrafo) to verify the boundaries on the ground.
The official document showing legal boundaries in Guanacaste is the plano catastrado (cadastral survey plan), which is registered with the Catastro Nacional and should match the property's finca number in the Registro Nacional.
The most common boundary dispute affecting foreign buyers in Guanacaste involves discrepancies between what the seller or agent describes as the property line and what is actually recorded in the official survey, particularly for rural lots, jungle-edge properties, or parcels near beach access roads.
To physically verify boundaries in Guanacaste, you should hire a licensed topógrafo (surveyor) who can measure the property, compare it to the registered plano, and identify any encroachments or discrepancies before you close the deal.
What defects are commonly hidden in Guanacaste right now?
The top three defects sellers commonly conceal in Guanacaste are: water supply issues (cistern condition, pump failures, or unreliable municipal water), which is common; unpermitted additions or modifications (extra rooms, terraces, rental units built without approval), which is also common; and mold or humidity damage hidden behind walls or in closed-up vacation homes, which happens sometimes.
The inspection technique that helps uncover hidden defects in Guanacaste includes visiting during or shortly after the rainy season to check for leaks, running all water systems and appliances during the inspection, requesting permit records for any additions, and asking neighbors about known issues with water supply or infrastructure in the area.
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.
What insider lessons do foreigners share after buying in Guanacaste?
What do foreigners say they did wrong in Guanacaste right now?
The most common mistake foreigners say they made when buying in Guanacaste is falling in love with a property and rushing the process, particularly for beachfront properties where they did not fully understand the difference between titled ownership and Maritime Zone concession rights.
The top three regrets foreigners most frequently mention after buying in Guanacaste are: not hiring an independent lawyer early enough (relying too much on the agent or seller's notary), not pulling registry records themselves to verify ownership and encumbrances, and underestimating the hidden costs and ongoing maintenance expenses of coastal property.
The single piece of advice experienced foreign buyers most often give to newcomers in Guanacaste is to slow down, verify everything independently, and never wire money based on pressure or documents you did not personally confirm through official sources.
The mistake foreigners say cost them the most money or caused the most stress in Guanacaste was sending deposits to unverified accounts or based on WhatsApp instructions, which aligns with Embassy warnings that foreigners are specifically targeted for financial crimes in Costa Rica.
What do locals do differently when buying in Guanacaste right now?
The key difference in how locals approach buying property in Guanacaste compared to foreigners is that locals are much more skeptical of "beachfront" marketing claims and immediately verify the exact legal status of any coastal property, knowing that most attractive beach properties are concessions with significant restrictions.
The verification step locals routinely take that foreigners often skip in Guanacaste is pulling the full property record from the Registro Nacional themselves before any serious discussion, rather than trusting documents provided by the seller or agent.
The local knowledge advantage that helps Costa Ricans get better deals in Guanacaste is their network of trusted notaries, lawyers, and neighbors who can quickly verify a seller's reputation, flag known problem properties or developments, and provide informal but accurate intelligence about water supply issues, HOA conflicts, or zoning problems that foreigners would never discover on their own.
Don't buy the wrong property, in the wrong area of Guanacaste
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Registro Nacional | Costa Rica's official public registry for property ownership. | We used it to explain what legal ownership means in Guanacaste. We also anchored the verification steps buyers should take. |
| Maritime Zone Law 6043 | The primary law governing coastal land in Costa Rica. | We used it to explain concession vs. titled property near beaches. We also detailed the restrictions foreigners face in the Maritime Zone. |
| OIJ Fraud Unit (SECEFRE) | Costa Rica's judicial police unit for fraud and registry crimes. | We used it to justify that property fraud is a real risk. We shaped scam patterns around what this unit actually investigates. |
| US Embassy Costa Rica | Official security alerts targeting US citizens abroad. | We used it to support that foreigners are targeted for financial crimes. We also recommended payment security practices based on their warnings. |
| World Justice Project | Global benchmark for rule of law and civil justice performance. | We used it to set realistic expectations about enforcement speed. We explained why prevention beats litigation in Costa Rica. |
| Transparency International | The most referenced global corruption perception index. | We used it to contextualize grey-area expectations without exaggeration. We explained why controls matter even in a well-ranked country. |
| Condominium Law 7933 | Costa Rica's official law governing condo ownership and HOAs. | We used it to explain condo-specific obligations and risks. We framed hidden fee and governance risks that affect Guanacaste buyers. |
| Dirección Nacional de Notariado | Government body overseeing notarial practice in Costa Rica. | We used it to explain the notary's central role in transactions. We justified the "verify your notary" step as essential. |
| ICT (Costa Rican Tourism Institute) | Public authority involved in coastal concession approvals. | We used it to show that ZMT concessions require formal government review. We flagged "shortcut" offers as a major warning sign. |
| Transfer Tax Law 6999 | The legal basis for Costa Rica's property transfer tax. | We used it to ground closing costs in law, not hearsay. We explained why declaring lower prices creates risk for foreigners. |
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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- Is now a good time to invest in property in Guanacaste (Costa Rica)?