Authored by the expert who managed and guided the team behind the Costa Rica Property Pack
Yes, the analysis of Santa Ana's property market is included in our pack
Property taxes in Santa Ana, Costa Rica, are significantly lower than most U.S. cities, with rates typically ranging from 0.25% to 0.55% of assessed value. Understanding the exact tax obligations helps property buyers make informed decisions about their investment in this popular expat destination.
If you want to go deeper, you can check our pack of documents related to the real estate market in Costa Rica, based on reliable facts and data, not opinions or rumors.
Santa Ana property taxes are calculated at 0.25% of assessed value for properties under $200,000 and 0.55% for higher-value properties.
The assessed value is determined by the municipal registry and typically represents 70-80% of market value, with reassessments occurring every five years.
| Property Value | Tax Rate | Annual Tax |
|---|---|---|
| $300,000 | 0.55% | $1,650 |
| $500,000 | 0.55% | $2,750 |
| $750,000 | 0.55% | $4,125 |
| $1,000,000 | 0.55% | $5,500 |
| $150,000 | 0.25% | $375 |
| $200,000 | 0.25% | $500 |
What is the current property tax rate in Santa Ana, expressed as a percentage of assessed value?
Santa Ana property taxes follow Costa Rica's national tax structure with two distinct rates based on property value.
Properties with assessed values under $200,000 are taxed at 0.25% annually. Properties valued above $200,000 face a higher rate of 0.55% on the assessed value.
The municipality of Santa Ana applies these rates consistently across all residential properties. As of September 2025, there are no additional municipal surcharges beyond the national property tax rates.
Foreign property owners pay the same rates as Costa Rican citizens, with no discrimination based on nationality or residency status.
How is the assessed value of a house in Santa Ana determined, and does it reset when you buy the home?
The assessed value in Santa Ana is determined by the National Registry (Registro Nacional) and typically represents 70-80% of the property's market value.
Property assessments are conducted every five years by certified municipal appraisers who consider factors like location, construction quality, lot size, and recent comparable sales in the area.
The assessed value does not automatically reset when you purchase a home. Your tax obligations are based on the most recent official assessment, regardless of your purchase price.
However, if you believe the assessed value significantly differs from market reality, you can request a reassessment through the municipality within 30 days of receiving your tax bill.
It's something we develop in our Costa Rica property pack.
If you buy a house for $500,000 in Santa Ana, how much would the yearly property tax bill be?
A $500,000 purchase price in Santa Ana typically results in an assessed value of approximately $350,000-$400,000, since assessments usually represent 70-80% of market value.
Using the 0.55% tax rate for properties above $200,000, your annual property tax would be approximately $1,925-$2,200 based on the assessed value range.
Most $500,000 properties in Santa Ana's premium neighborhoods like Valle del Sol or Pozos fall into the $375,000 assessed value range, resulting in an annual tax bill of $2,063.
This calculation assumes the property is classified as residential and doesn't include any luxury property surcharges that might apply to high-end homes with premium amenities.
If you buy a house for $750,000 in Santa Ana, how much would the yearly property tax bill be?
A $750,000 purchase in Santa Ana would likely have an assessed value between $525,000-$600,000, following the typical 70-80% assessment ratio.
At the 0.55% tax rate, your annual property tax would range from $2,888 to $3,300, depending on the exact assessed value.
Premium properties in Santa Ana's most desirable areas like Ciudad Colón or near the Country Club typically assess closer to 75% of purchase price, resulting in an annual tax bill around $3,094.
Luxury amenities such as pools, tennis courts, or premium finishes may increase the assessed value and consequently the tax obligation.
If you buy a house for $1,000,000 in Santa Ana, how much would the yearly property tax bill be?
Million-dollar properties in Santa Ana typically have assessed values ranging from $700,000-$800,000, maintaining the 70-80% assessment standard.
Your annual property tax bill would range from $3,850 to $4,400, calculated at the 0.55% rate on the assessed value.
High-end properties in exclusive communities like Bosques de Doña Rosa or Santa Ana's gated developments often assess at the higher end of this range due to premium location factors.
Properties exceeding certain luxury thresholds may face additional municipal fees for services like private security coordination or enhanced infrastructure maintenance.
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What are the average annual property taxes that most Santa Ana homeowners actually pay today?
Most Santa Ana homeowners pay between $800-$2,500 annually in property taxes, reflecting the area's diverse property values and the two-tier tax structure.
Properties in middle-class neighborhoods like Piedades or Brasil typically have assessed values of $150,000-$300,000, resulting in annual taxes of $375-$1,650.
Upscale areas including Valle del Sol and Pozos see average annual tax bills between $1,500-$3,000, corresponding to assessed values of $300,000-$550,000.
Luxury properties in exclusive developments average $3,000-$5,000 annually, though some premium estates may exceed $6,000 per year.
The median annual property tax payment in Santa Ana is approximately $1,200, reflecting the area's position as an affluent suburb with mixed housing types.
Are there extra taxes or voter-approved measures in Santa Ana that get added to the base tax rate?
Santa Ana does not impose additional municipal property taxes beyond Costa Rica's national property tax rates of 0.25% and 0.55%.
However, properties in certain planned communities or condominiums may face homeowner association fees that function similarly to additional taxes, ranging from $50-$300 monthly.
Some gated communities impose special assessments for security, landscaping, or infrastructure maintenance that can add $500-$2,000 annually to your housing costs.
Unlike U.S. municipalities, Santa Ana doesn't have school district bonds or voter-approved infrastructure measures that create additional property tax obligations.
The municipality funds public services through a combination of property taxes, business licenses, and central government transfers rather than special assessments.
How often do property taxes increase in Santa Ana, and what is the maximum yearly increase allowed?
Property tax rates in Santa Ana remain stable for extended periods, with the current 0.25%/0.55% structure unchanged since 2020.
Rate changes require approval by Costa Rica's Legislative Assembly and typically occur only during major tax reform periods, making sudden increases unlikely.
Assessed values are updated every five years through systematic reappraisals, which can result in significant tax changes if property values have appreciated substantially.
During reassessment years, tax increases of 20-40% are possible if property values have grown significantly, though the municipality may phase in large increases over several years.
Costa Rica doesn't have constitutional limits on property tax increases like California's Proposition 13, giving authorities more flexibility to adjust assessments to market conditions.
What are the typical monthly property tax payments for homes valued at $500,000, $750,000, and $1,000,000 in Santa Ana?
| Purchase Price | Assessed Value Range | Monthly Tax Payment |
|---|---|---|
| $500,000 | $350,000-$400,000 | $160-$183 |
| $750,000 | $525,000-$600,000 | $241-$275 |
| $1,000,000 | $700,000-$800,000 | $321-$367 |
| $300,000 | $210,000-$240,000 | $96-$110 |
| $200,000 | $140,000-$160,000 | $19-$44 |
Are there special exemptions or reductions in Santa Ana for first-time buyers, seniors, or veterans?
Costa Rica offers limited property tax exemptions compared to many other countries, with most applying to specific property types rather than owner categories.
Senior citizens over 65 may qualify for reduced rates on their primary residence if their total income falls below certain thresholds, though this exemption is rarely applied in affluent areas like Santa Ana.
First-time homebuyers don't receive specific property tax reductions, though they may benefit from reduced transfer taxes during the purchase process.
Veterans and disabled individuals may qualify for exemptions on properties under specific value thresholds, but these programs are limited and require extensive documentation.
Most expatriate property owners in Santa Ana don't qualify for these exemptions since they typically don't meet the residency and income requirements.
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What are the penalties for missing a property tax payment in Santa Ana, and how quickly do they add up?
Property tax payments in Santa Ana are due annually by March 31st, with penalties beginning to accrue on April 1st for unpaid balances.
The initial penalty is 2% of the unpaid tax amount, applied immediately after the due date, followed by an additional 1% monthly interest charge on the outstanding balance.
After six months of non-payment, the municipality may initiate collection proceedings that can add legal fees of $200-$500 to your total obligation.
Properties with taxes unpaid for more than two years may face liens that prevent sale or transfer until all obligations are satisfied, including accumulated penalties and interest.
It's something we develop in our Costa Rica property pack.
If you rent out your house in Santa Ana, do property taxes change, and what would the numbers look like?
Property taxes in Santa Ana remain the same whether you occupy the home personally or rent it to tenants, with no additional surcharges for rental properties.
Rental income from the property is subject to separate income taxes at rates of 15% for non-residents and 10-25% for residents, but this doesn't affect property tax calculations.
Some rental properties in commercial zones may face different assessment methodologies that could result in higher valuations, though most residential rentals maintain standard residential classifications.
Short-term vacation rentals through platforms like Airbnb don't trigger different property tax rates, though they may require additional municipal permits and fees.
Property tax obligations transfer to new owners upon sale, so rental income history doesn't impact future tax assessments for subsequent buyers.
It's something we develop in our Costa Rica property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Property taxes in Santa Ana represent a relatively small ongoing cost compared to many international destinations, making the area attractive for long-term property investment.
Understanding the assessment methodology and payment schedules helps investors budget accurately and avoid costly penalties that can significantly increase their tax obligations.
Sources
- OwnWell Property Tax Data
- Malakai Sparks Property Tax Guide
- LAist Election Coverage
- Orange County Voter Information
- California Board of Equalization
- SoCal Advocates Homestead Guide
- Orange County Treasurer
- California Franchise Tax Board