What are the best areas for real estate in Guanacaste? (2026)

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

Who is the author of this content?

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 Guanacaste. If you’d like to learn more about us, you can check our presentation page.

What's the Current Real Estate Market Situation by Area in Guanacaste?

Which areas in Guanacaste have the highest property prices per square meter in 2026?

As of early 2026, the three most expensive areas for residential property in Guanacaste are Playa Langosta, central Tamarindo, and Playa Flamingo, where international demand and beachfront scarcity push prices well above the provincial average.

In these premium Guanacaste neighborhoods, you can expect to pay between 1,500,000 and 2,800,000 Costa Rican colones per square meter (roughly $3,000 to $5,500 USD per square meter) for condos and villas with good beach access.

Each of these top-tier areas commands high prices for different reasons:

• Playa Langosta: quiet luxury positioning next to Tamarindo with strong villa and condo supply for privacy seekers.
• Tamarindo (central): highest liquidity in Guanacaste with walkable restaurants, surf, and proven short-term rental demand.
• Playa Flamingo: marina adjacency and established expat community create a prestige premium for waterfront properties.
• Las Catalinas: master-planned, car-free community with branded resort feel that maintains prices even in softer markets.
• Playa Conchal: resort-adjacent scarcity and white-sand beach access keep demand consistently high.

Which areas in Guanacaste have the most affordable property prices in 2026?

As of early 2026, the most affordable areas for residential property in Guanacaste are Liberia, Nicoya, Santa Cruz (non-coastal neighborhoods), and Sardinal, where local demand keeps prices well below the beach-town premium.

In these more affordable Guanacaste areas, prices typically range from 450,000 to 900,000 Costa Rican colones per square meter (roughly $900 to $1,800 USD per square meter), which is about a third of what you would pay in prime coastal nodes.

The main trade-off in these lower-priced areas is distance from the beach and reduced short-term rental potential, though Liberia benefits from proximity to the international airport while Santa Cruz and Sardinal offer commutable access to coastal jobs and tourism infrastructure.

You can also read our latest analysis regarding housing prices in Guanacaste.

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.

Which Areas in Guanacaste Offer the Best Rental Yields?

Which neighborhoods in Guanacaste have the highest gross rental yields in 2026?

As of early 2026, the neighborhoods with the highest gross rental yields in Guanacaste are Tamarindo (central), Playas del Coco, Liberia, and Sardinal, where yields typically range from 7% to 12% gross depending on property type and management quality.

Across Guanacaste as a whole, typical gross rental yields for investment properties range from 5% to 10%, with short-term vacation rentals at the higher end and long-term rentals in inland towns at the lower but steadier end.

Each of these top-yielding Guanacaste neighborhoods delivers higher returns for specific reasons:

• Tamarindo (central): strong Airbnb liquidity with average daily rates around $350 to $400 USD and year-round tourism demand.
• Playas del Coco: high volume of budget-conscious tourists plus lower entry prices than Tamarindo create favorable yield math.
• Liberia: local tenant demand from airport workers and service employees provides stable long-term occupancy.
• Sardinal: commuter base for coastal hospitality jobs keeps vacancy low at prices below the beach premium.

Finally, please note that we cover the rental yields in Guanacaste here.

Which Areas in Guanacaste Are Best for Short-Term Vacation Rentals?

Which neighborhoods in Guanacaste perform best on Airbnb in 2026?

As of early 2026, the top-performing Airbnb neighborhoods in Guanacaste are Tamarindo (walkable core), Playa Langosta, Playas del Coco, and Playa Flamingo, where occupancy rates range from 45% to 55% and average daily rates reach $350 to $450 USD in high season.

Well-managed vacation rentals in these Guanacaste beach towns typically generate between $2,500 and $6,000 USD in monthly revenue, with top performers (beach-walkable, well-reviewed properties) exceeding $70,000 USD annually.

Each of these neighborhoods outperforms others for short-term rentals due to specific advantages:

• Tamarindo (walkable core): highest booking intent in Guanacaste thanks to surf, restaurants, and nightlife within walking distance.
• Playa Langosta: attracts higher-ADR guests who want Tamarindo proximity without the noise or crowds.
• Playas del Coco: lower operational complexity and consistent mid-range demand from budget travelers.
• Playa Flamingo: commands premium nightly rates from families and groups seeking upscale, quieter beach access.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Guanacaste.

Which tourist areas in Guanacaste are becoming oversaturated with short-term rentals?

The three tourist areas in Guanacaste showing signs of short-term rental oversaturation are central Tamarindo condo clusters, certain Playas del Coco complexes, and some Flamingo high-rise developments where supply has outpaced demand growth.

In Tamarindo alone, AirDNA tracks over 3,300 active vacation rental listings, which creates intense competition for bookings, especially among properties that are not truly walkable to the beach or lack strong reviews.

The clearest indicator of oversaturation in these Guanacaste areas is ADR compression: nightly rates have softened even during high season as hosts compete for the same guest pool, and occupancy rates for undifferentiated units have dropped below 45% annually.

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 Areas in Guanacaste Are Best for Long-Term Rentals?

Which neighborhoods in Guanacaste have the strongest demand for long-term tenants?

The neighborhoods with the strongest long-term tenant demand in Guanacaste are Liberia, Santa Cruz, Sardinal, and the Tamarindo service belt (including Huacas and Villarreal), where local workers and expats need year-round housing.

In these high-demand Guanacaste areas, vacancy rates for well-priced long-term rentals are typically under 5%, and properties often rent within two to four weeks of listing.

Each of these neighborhoods attracts a distinct tenant profile:

• Liberia: airport employees, hospital staff, and government workers seeking affordable housing near services.
• Santa Cruz: municipal employees, teachers, and local professionals who prefer a quieter town environment.
• Sardinal: hospitality workers commuting to Playas del Coco and nearby resorts.
• Huacas/Villarreal: remote workers and service-industry staff who want Tamarindo proximity at lower rents.

The key amenity that makes these neighborhoods attractive to long-term tenants in Guanacaste is reliable infrastructure, including stable water supply, decent roads, and access to supermarkets and healthcare, which beach-only locations sometimes lack.

Finally, please note that we provide a very granular rental analysis in our property pack about Guanacaste.

What are the average long-term monthly rents by neighborhood in Guanacaste in 2026?

As of early 2026, average long-term monthly rents in Guanacaste range from around 275,000 colones ($550 USD) in affordable inland towns to over 900,000 colones ($1,800 USD) in popular expat beach communities.

In the most affordable Guanacaste neighborhoods like Nicoya and inland Santa Cruz, entry-level two-bedroom apartments typically rent for 275,000 to 525,000 colones ($550 to $1,050 USD) per month.

In mid-range Guanacaste areas like Liberia and Sardinal, a decent two-bedroom home or condo usually costs 325,000 to 600,000 colones ($650 to $1,200 USD) per month.

In premium Guanacaste locations like Tamarindo, Playas del Coco, or Playa Hermosa, long-term rents for comparable properties typically range from 450,000 to 900,000 colones ($900 to $1,800 USD) per month, with luxury options exceeding 1,500,000 colones ($3,000 USD).

You may want to check our latest analysis about the rents in Guanacaste here.

Which Are the Up-and-Coming Areas to Invest in Guanacaste?

Which neighborhoods in Guanacaste are gentrifying and attracting new investors in 2026?

As of early 2026, the neighborhoods in Guanacaste that are gentrifying and attracting new investors include Playa Grande, Huacas, Villarreal, Sardinal, and the greater Potrero corridor, where infrastructure improvements and spillover demand from established beach towns are driving interest.

These gentrifying Guanacaste areas have experienced annual price appreciation of roughly 5% to 10% over the past two years, outpacing the broader market as buyers seek better value near premium destinations.

Which areas in Guanacaste have major infrastructure projects planned that will boost prices?

The areas in Guanacaste most likely to see price boosts from infrastructure projects are Liberia (airport expansion zone), the Tamarindo-Flamingo corridor (road improvements), and Potrero (water infrastructure upgrades).

The most significant infrastructure project in Guanacaste is the ongoing Liberia Airport (LIR) expansion, which includes a $36 million runway rehabilitation, a $3.3 million terminal expansion completed in early 2025, and plans for further capacity increases as passenger numbers reached a record 1.9 million in 2024.

Historically, Guanacaste areas near completed infrastructure projects have seen price increases of 10% to 20% within two to three years, as improved access and services attract both tourists and permanent residents.

You'll find our latest property market analysis about Guanacaste here.

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.

Which Areas in Guanacaste Should I Avoid as a Property Investor?

Which neighborhoods in Guanacaste with lots of problems should I avoid and why?

The areas in Guanacaste that investors should approach with caution include beachfront properties with unclear concession status, oversupplied condo clusters in Tamarindo and Coco, and remote coastal lots with unreliable water or power infrastructure.

Each of these problem areas in Guanacaste presents specific risks:

• Beachfront concession (ZMT) properties: legal complexity under Ley 6043 means foreigners cannot directly own land in the first 200 meters from high tide, requiring careful due diligence.
• Oversupplied Tamarindo condo clusters: too many similar units competing for the same Airbnb guests, leading to occupancy below 45% and ADR pressure.
• Remote coastal lots without infrastructure: water shortages and unreliable electricity can make properties unrentable and difficult to resell.
• Inland areas far from tourism corridors: limited rental demand and thin resale markets make exit strategies difficult.

For these Guanacaste areas to become viable investment options, they would need either regulatory clarity (for ZMT issues), significant supply absorption (for oversaturated markets), or infrastructure investment (for remote locations).

Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Guanacaste.

Which areas in Guanacaste have stagnant or declining property prices as of 2026?

As of early 2026, the areas in Guanacaste with stagnant or declining property prices include some luxury-heavy developments in Flamingo, overpriced condos in central Tamarindo, and certain inland lots that were speculatively purchased during the 2020-2023 boom.

These stagnating Guanacaste areas have experienced price corrections of roughly 5% to 15% from their 2023 peaks, as sellers adjust expectations to meet a more balanced market with increased inventory.

The main causes of price stagnation differ by area:

• Luxury Flamingo developments: thin buyer pool for properties above $1 million USD means longer time on market and price reductions.
• Overpriced Tamarindo condos: sellers anchored to boom-era pricing face competition from newer, better-priced inventory.
• Speculative inland lots: properties purchased for future development lack infrastructure and immediate rental potential.

Which Areas in Guanacaste Have the Best Long-Term Appreciation Potential?

Which areas in Guanacaste have historically appreciated the most recently?

The areas in Guanacaste that have appreciated the most over the past five to ten years are Tamarindo, Playa Langosta, the Flamingo-Potrero corridor, and Nosara, where international demand and lifestyle appeal have driven sustained price growth.

Each of these top-performing areas achieved significant appreciation:

• Tamarindo: prices increased roughly 300% to 400% from 2020 to 2023, with moderate stabilization since.
• Playa Langosta: benefited from Tamarindo spillover, with annual appreciation of 15% to 25% during peak years.
• Flamingo-Potrero: steady appreciation of 8% to 12% annually driven by marina development and expat demand.
• Nosara: wellness tourism positioning pushed prices up 200% to 300% over the past decade.

The main driver of above-average appreciation in these Guanacaste areas has been the combination of international air access via Liberia Airport (record 1.9 million passengers in 2024), lifestyle migration from North America, and limited beachfront supply.

By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Guanacaste.

Which neighborhoods in Guanacaste are expected to see price growth in coming years?

The neighborhoods in Guanacaste expected to see the strongest price growth in the coming years are Huacas, Villarreal, Playa Grande, and the Sardinal-Coco corridor, where current prices remain below peak coastal values but demand is rising.

Projected annual price growth for these high-potential Guanacaste neighborhoods varies:

• Huacas/Villarreal: expected 5% to 8% annual growth as Tamarindo service-belt demand increases.
• Playa Grande: projected 6% to 10% appreciation from surf tourism and Tamarindo overflow buyers.
• Sardinal: anticipated 4% to 7% growth driven by workforce housing demand and improved roads.
• Potrero: expected 5% to 9% gains from Las Catalinas expansion effects and infrastructure upgrades.

The single most important catalyst expected to drive future price growth in these Guanacaste neighborhoods is the continued expansion of Liberia Airport, which is projected to triple passenger capacity over the next 25 years according to Costa Rica's National Airport Plan.

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 Do Locals and Expats Really Think About Different Areas in Guanacaste?

Which areas in Guanacaste do local residents consider the most desirable to live?

The areas in Guanacaste that local Costa Rican residents consider most desirable to live are Liberia, Santa Cruz, and Nicoya, where access to jobs, schools, healthcare, and affordable housing outweighs beach proximity.

Each of these locally-preferred areas offers specific qualities:

• Liberia: provincial capital with best healthcare facilities, airport jobs, and modern shopping infrastructure.
• Santa Cruz: traditional town center with good schools, municipal employment, and strong community ties.
• Nicoya: affordable cost of living with access to the famous Blue Zone lifestyle and local services.

These locally-preferred Guanacaste areas are typically home to working families, government employees, healthcare workers, and small business owners who prioritize year-round livability over tourist amenities.

Local preferences in Guanacaste often differ significantly from what foreign investors target, as locals prioritize affordability and services while foreigners typically focus on beach access and rental income potential.

Which neighborhoods in Guanacaste have the best reputation among expat communities?

The neighborhoods in Guanacaste with the best reputation among expat communities are Tamarindo, Playa Langosta, Playas del Coco, Playa Hermosa, and Flamingo, where established foreign populations have created support networks and familiar amenities.

Each of these expat-popular neighborhoods offers specific advantages:

• Tamarindo: most developed expat infrastructure with English-speaking services, international restaurants, and active social scene.
• Playas del Coco: more affordable expat option with good healthcare access and established retiree community.
• Playa Hermosa: quieter beach alternative favored by families and retirees seeking less tourist density.
• Flamingo: upscale positioning attracts affluent North American expats seeking marina lifestyle.

The typical expat profile in these popular Guanacaste neighborhoods includes North American retirees, remote workers, small business owners, and families seeking a lower cost of living with beach access.

Which areas in Guanacaste do locals say are overhyped by foreign buyers?

The three areas in Guanacaste that locals commonly say are overhyped by foreign buyers are inland Tamarindo (marketed as "Tamarindo" but not walkable), overpriced Flamingo luxury developments, and remote beachfront lots with infrastructure challenges.

Each of these areas is considered overvalued for specific reasons:

• Inland "Tamarindo" properties: marketed with the Tamarindo name but located 15+ minutes from the beach with limited rental appeal.
• High-end Flamingo developments: priced at North American luxury levels despite limited local services and thin resale market.
• Remote beachfront lots: dramatic views attract foreign buyers who underestimate infrastructure costs and permitting challenges.

Foreign buyers typically see the beach proximity, tropical aesthetic, and "investment potential" in these areas, while locals understand the practical limitations of water access, road quality, and realistic rental demand.

By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Guanacaste.

Which areas in Guanacaste are considered boring or undesirable by residents?

The areas in Guanacaste that residents commonly consider boring or undesirable include remote inland agricultural zones, underdeveloped coastal lots without services, and some transitional areas between major towns that lack community infrastructure.

Each of these areas is considered undesirable for specific reasons:

• Remote inland agricultural zones: limited services, long drives to amenities, and no tourism-driven rental demand.
• Underdeveloped coastal areas: beautiful views but lacking water, electricity, and road access that make daily life practical.
• Highway corridor towns: pass-through locations without distinct character or community appeal.

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 provides official economic and financial data.	We used BCCR data to establish macro context for mortgage rates and currency conversions. We also referenced their inflation figures to contextualize price movements.
Encuentra24	Largest property portal in Costa Rica with dedicated price-per-square-meter statistics.	We used Encuentra24 to create comparable price and rent benchmarks by neighborhood. We filtered by Guanacaste locations to build confident 2026 estimates.
AirDNA	Industry-standard short-term rental analytics using Airbnb and Vrbo data.	We used AirDNA to quantify occupancy, ADR, and revenue expectations for Tamarindo. We also used their data to identify oversaturation signals in condo markets.
Costa Rican Tourism Institute (ICT)	Government tourism authority with official visitor arrival and accommodation data.	We used ICT statistics to link rental performance to actual tourism flows. We also referenced their ZMT documentation for beachfront ownership guidance.
Registro Nacional	National property registry that is the final authority on ownership status.	We referenced Registro Nacional to explain ownership verification processes. We used their portal descriptions to guide due diligence recommendations.
Tico Times	Established English-language news outlet covering Costa Rica real estate and economy.	We used Tico Times reporting for airport passenger records and tax regulation updates. We also referenced their market commentary for trend validation.
Global Property Guide	International property research firm with consistent cross-country methodology.	We used Global Property Guide for historical appreciation data and regional comparisons. We also referenced their rental yield benchmarks for Costa Rica.
Ley 6043 via SNIT	Official legal text governing Costa Rica's Maritime Terrestrial Zone (ZMT).	We used Ley 6043 to explain the difference between titled and concession land. We referenced it to define ownership restrictions for foreigners near beaches.
INEC	Costa Rica's official national statistics agency.	We used INEC data to verify population and economic activity signals. We also referenced their construction statistics to understand supply dynamics.
INVU	National planning institution responsible for coastal regulatory plans.	We used INVU documentation to explain how zoning affects property values. We referenced their framework to highlight planning risk in coastal areas.