Authored by the expert who managed and guided the team behind the Costa Rica Property Pack
Yes, the analysis of Tamarindo's property market is included in our pack
Tamarindo is one of Costa Rica's most popular beach destinations for foreign property buyers, but the rules around what you can actually own here are not always straightforward.
This guide breaks down everything you need to know about buying residential property in Tamarindo as a foreigner, from ownership restrictions to taxes and mortgages.
We constantly update this blog post to reflect the latest regulations and market conditions as of the first half of 2026.
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 Tamarindo.
Insights
- The 200-meter Maritime Terrestrial Zone (ZMT) strip along Tamarindo's beaches cannot be owned outright by anyone, and foreigners face strict 5-year residency requirements to even qualify for concession rights in this zone.
- Foreigners can buy titled residential property in Tamarindo in their own name with the same rights as Costa Rican citizens, as long as the property sits outside the ZMT coastal strip.
- Mortgage rates for non-resident foreign buyers in Tamarindo typically range from 8.5% to 11% in 2026, compared to 7% to 9.5% for residents with local income documentation.
- Closing costs for titled property purchases in Tamarindo generally run between 3.5% and 5.5% of the purchase price, covering transfer taxes, notary fees, and registration.
- Short-term rental owners in Tamarindo must charge 13% VAT on lodging and register with Costa Rica's TRIBU-CR tax system, even if they manage the property from abroad.
- The investor residency pathway in Costa Rica requires a minimum investment of 150,000 US dollars, which can include real estate purchases in Tamarindo.
- Annual property tax in Tamarindo is approximately 0.25% of the registered taxable value, though high-value homes may trigger an additional luxury property tax filing.
- BAC Credomatic and Banco Nacional are the two most commonly used banks for foreigner mortgages in Tamarindo, though non-residents face stricter documentation requirements than residents.
What can I legally buy and truly own as a foreigner in Tamarindo?
What property types can foreigners legally buy in Tamarindo right now?
Foreigners can legally buy condos, townhomes, single-family houses, villas, and titled residential lots in Tamarindo with the same ownership rights as Costa Rican citizens.
The big exception is property within the Maritime Terrestrial Zone (ZMT), which is the 200-meter strip from the high-tide line inland where private ownership is not allowed and only concession rights can be granted.
Within the ZMT, the first 50 meters is completely public with no private rights, while the next 150 meters can only be held through government concessions that come with strict foreigner eligibility limits.
Because Tamarindo is a Pacific beach market, any property marketed as "beachfront" or "steps from the sand" requires immediate verification of whether it is titled land or a ZMT concession, since this distinction fundamentally changes what you can actually own.
Finally, please note that our pack about the property market in Tamarindo is specifically tailored to foreigners.
Can I own land in my own name in Tamarindo right now?
Yes, foreigners can own titled land in Tamarindo in their own personal name with full fee-simple ownership rights, just like Costa Rican citizens.
However, you cannot own land within the ZMT coastal strip because the law treats this zone as part of the national public domain, meaning private parties cannot hold ownership rights there regardless of nationality.
When looking at lots in Tamarindo and nearby areas like Playa Langosta, Playa Grande, or Avellanas, your first due diligence question should always be whether the parcel is titled or whether it is a ZMT concession right, since the answer determines everything about what you can legally hold.
As of 2026, what other key foreign-ownership rules or limits should I know in Tamarindo?
As of early 2026, the most significant restriction foreigners face in Tamarindo is the ZMT concession eligibility rule, which requires foreigners to have resided in Costa Rica for at least 5 years before they can receive a concession in the coastal zone.
There is no foreign ownership quota for condos or apartments in Tamarindo, so foreigners can buy into any building without worrying about percentage limits that exist in some other countries.
If you buy property through a Costa Rican corporation (S.A. or SRL), you will need to comply with the beneficial owner reporting requirement known as RTBF, which requires disclosing who ultimately owns and controls the company.
No major regulatory changes specific to foreign ownership have been announced for Tamarindo in 2026, though buyers should monitor any updates to ZMT administration or tax compliance requirements through official government channels.
What's the biggest ownership mistake foreigners make in Tamarindo right now?
The biggest mistake foreigners make in Tamarindo is confusing ownership with concession rights, often buying property marketed as "beachfront" or "maritime zone" without understanding that ZMT concessions are not fee-simple ownership and come with strict eligibility limits for foreigners.
If you make this mistake, you could find yourself unable to legally hold the concession, facing the loss of your investment, or stuck in a complex legal situation where the property cannot be transferred to you at all.
Other classic pitfalls in Tamarindo include not pulling an official National Registry certification before paying a deposit, failing to verify that the cadastral plan matches the physical property boundaries, and overlooking HOA rental restrictions that could prevent you from doing short-term rentals.
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 Tamarindo?
Do I need a specific visa to buy property in Tamarindo right now?
No, you do not need a specific visa to buy property in Tamarindo because purchasing real estate is a civil transaction that is open to foreigners even on a tourist visa.
The most common administrative challenge for buyers without local residency in Tamarindo is opening a Costa Rican bank account, which can be smoother if you have a local identification number (DIMEX) or tax ID (NITE).
You typically do not need a local tax ID to complete the purchase itself, but you will likely need a NITE if you plan to rent out the property and register your rental activity through Costa Rica's TRIBU-CR tax system.
Foreign buyers in Tamarindo typically need to present a valid passport, proof of funds, and may need to provide a power of attorney if they cannot be physically present at closing.
Does buying property help me get residency and citizenship in Tamarindo in 2026?
As of early 2026, buying property in Tamarindo can help you qualify for Costa Rica's investor residency category, but property ownership alone does not automatically grant residency or citizenship.
The investor residency pathway requires a minimum investment of 150,000 US dollars, which can include real estate purchases in Tamarindo or elsewhere in Costa Rica.
Citizenship in Costa Rica is not directly tied to property ownership but rather to years of legal residence, with the general requirement being 7 years of legal residency for most nationalities and 5 years for citizens of certain Ibero-American and Central American countries.
We give you all the details you need about the different pathways to get residency and citizenship in Tamarindo here.
Can I legally rent out property on my visa in Tamarindo right now?
Your visa status in Costa Rica does not restrict your ability to rent out property you own in Tamarindo, since rental income is tied to property ownership rather than immigration status.
You do not need to live in Costa Rica to rent out your Tamarindo property, and many foreign owners manage their rentals remotely through property managers or HOA services.
However, foreigners renting out property in Tamarindo must still comply with Costa Rican tax registration and filing requirements, including charging 13% VAT on short-term tourist rentals and registering the activity through the TRIBU-CR system even when operating from abroad.
We cover everything there is to know about buying and renting out in Tamarindo here.
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How does the buying process actually work step-by-step in Tamarindo?
What are the exact steps to buy property in Tamarindo right now?
The standard sequence to buy property in Tamarindo starts with identifying the property, confirming whether it is titled or ZMT, making an offer with contingencies, conducting title and cadastral verification, completing HOA due diligence if applicable, and closing through a Costa Rican notary who handles the transfer deed and registration.
You do not need to be physically present at every step of the purchase in Tamarindo, since many foreigners complete transactions via power of attorney, though your specific requirements will depend on your notary and banking arrangements.
The step that typically makes the deal legally binding in Tamarindo is the signing of the purchase-sale agreement (promesa de compraventa), which usually includes a deposit and contingencies that both parties must honor.
The typical timeline from accepted offer to final registration in Tamarindo ranges from 4 to 8 weeks for straightforward titled property transactions, though ZMT concession transfers or complex deals can take significantly longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Tamarindo.
Is it mandatory to get a lawyer or a notary to buy a property in Tamarindo right now?
A notary is effectively mandatory for buying property in Tamarindo because Costa Rican law requires all property transfers to be executed before a Notary Public (who is also a licensed attorney) and then recorded in the National Registry.
In Costa Rica, the notary handles the legal transfer and registration process, while a separate buyer's attorney (if you hire one) represents only your interests and reviews the deal independently before you sign.
One key item that should be explicitly included in your lawyer or notary engagement scope in Tamarindo is verification of ZMT status for any property near the beach, since this determines whether you are buying titled land or a concession with different legal implications.
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 Tamarindo?
How do I verify title and ownership history in Tamarindo right now?
The official registry you should use to verify title and ownership history in Tamarindo is the Registro Nacional de Costa Rica, which maintains all property records including the folio real (title number), registered owner, and any annotations or encumbrances.
The key document you should request is a certificación literal, which is a registry-certified extract that confirms the current owner, property description, and any recorded liens or legal issues.
A realistic look-back period for ownership history checks in Tamarindo is typically 10 to 20 years, which helps identify any past disputes, breaks in the chain of title, or unresolved claims that could affect your purchase.
One clear red flag that should stop or pause a purchase in Tamarindo is any annotation (anotación) indicating pending litigation, boundary disputes, or unresolved inheritance claims on the property.
You will find here the list of classic mistakes people make when buying a property in Tamarindo.
How do I confirm there are no liens in Tamarindo right now?
The standard way to confirm there are no liens or encumbrances on a property in Tamarindo is to request an official certification from the Registro Nacional that shows all recorded mortgages (hipotecas), attachments (embargos), and annotations (anotaciones).
One common type of lien that buyers should specifically ask about in Tamarindo is unpaid municipal taxes or utility debts, which may not always appear immediately in the registry but can create problems after closing.
The best form of written proof for lien status in Tamarindo is the certificación literal from the Registro Nacional, which provides a registry-certified snapshot of all encumbrances at the time of issuance rather than relying on seller-provided screenshots.
How do I check zoning and permitted use in Tamarindo right now?
The authority you should use to check zoning and permitted use for property in Tamarindo is the Municipality of Santa Cruz (Municipalidad de Santa Cruz), which administers land-use rules, building permits, and ZMT concessions for the canton where Tamarindo is located.
The document that typically confirms zoning classification in Tamarindo is the uso de suelo (land use certificate) from the municipality, combined with the cadastral plan from the National Registry's Catastro section that maps the parcel boundaries.
One common zoning pitfall that foreign buyers frequently miss in Tamarindo is purchasing property they believe is residential only to discover it falls within the ZMT restricted zone, where building and use are governed by concession terms and ICT approval rather than standard municipal zoning.
Buying real estate in Tamarindo 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 Tamarindo, and on what terms?
Do banks lend to foreigners for homes in Tamarindo in 2026?
As of early 2026, yes, Costa Rican banks do lend to foreigners for home purchases in Tamarindo, though approval requirements are stricter than for residents and foreign income documentation is the main hurdle.
Foreign borrowers in Tamarindo most commonly see loan-to-value ratios ranging from 50% to 70%, meaning you should expect to make a down payment of at least 30% to 50% of the purchase price.
The single most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Tamarindo is the ability to document stable income, with Costa Rican residency and local income sources significantly improving approval odds and rate offers.
You can also read our latest update about mortgage and interest rates in Costa Rica.
Which banks are most foreigner-friendly in Tamarindo in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Tamarindo are BAC Credomatic and Banco Nacional, both of which have established mortgage programs and experience working with international buyers.
The feature that makes these banks more foreigner-friendly in Tamarindo is their willingness to accept foreign income documentation and their familiarity with the specific challenges international buyers face when financing property in Costa Rica.
Both BAC Credomatic and Banco Nacional will consider lending to non-residents in Tamarindo, though buyers without Costa Rican residency typically face higher down payment requirements and more extensive documentation demands than resident borrowers.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Tamarindo.
What mortgage rates are foreigners offered in Tamarindo in 2026?
As of early 2026, non-resident foreigners borrowing in US dollars for Tamarindo property typically see mortgage rates ranging from 8.5% to 11%, while foreigners with Costa Rican residency and documented local income can often access rates in the 7% to 9.5% range.
Costa Rican mortgages are commonly offered with variable rates tied to market benchmarks, though some banks offer fixed-rate options that typically come with slightly higher initial rates in exchange for payment stability.
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 Tamarindo?
What are the total closing costs as a percent in Tamarindo in 2026?
The typical total closing cost for buying property in Tamarindo in 2026 is approximately 4% to 5% of the purchase price for most straightforward titled residential transactions.
The realistic low-to-high closing cost range in Tamarindo spans from about 3.5% for simple deals to 5.5% or more for transactions involving corporate structures, financing, or ZMT concession transfers.
The specific fee categories that make up closing costs in Tamarindo include transfer taxes, registration fees and stamps (timbres), notary and legal fees, and potentially escrow or bank fees if you are financing the purchase.
The single biggest contributor to closing costs in Tamarindo is typically the transfer tax, which accounts for roughly half of the total closing expenses in most transactions.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tamarindo.
What annual property tax should I budget in Tamarindo in 2026?
As of early 2026, you should budget approximately 0.25% of the registered taxable value per year for municipal property tax in Tamarindo, which for a property registered at 200,000 US dollars would be around 500 US dollars (roughly 460 euros) annually.
Annual property tax in Tamarindo is assessed as a percentage of the property's registered fiscal value, which often lags behind market value, so your effective tax rate as a percentage of what you actually paid may be lower than the nominal rate.
How is rental income taxed for foreigners in Tamarindo in 2026?
As of early 2026, foreigners earning rental income in Tamarindo should budget for 13% VAT on short-term tourist rentals plus income tax on net profits, with a conservative all-in income tax allowance of approximately 20% to 30% of net rental profit.
Foreign owners renting property in Tamarindo must register their rental activity through the TRIBU-CR tax system, file periodic VAT returns if doing short-term rentals, and may need a NITE (tax identification number for foreigners) to comply with Costa Rica's tax administration requirements.
What insurance is common and how much in Tamarindo in 2026?
As of early 2026, annual insurance premiums in Tamarindo typically range from 400 to 1,200 US dollars (roughly 370 to 1,100 euros) for condos and from 900 to 3,000 US dollars or more (roughly 830 to 2,760 euros) for single-family homes and villas depending on value and coverage.
The most common type of property insurance coverage that owners carry in Tamarindo is a homeowners policy covering the structure and contents, often with liability coverage added for those who rent to tourists.
The biggest factor that makes insurance premiums higher or lower for the same property type in Tamarindo is coastal exposure, since proximity to the beach, high-end finishes, and commercial-style short-term rental usage all tend to increase premium costs.
Get the full checklist for your due diligence in Tamarindo
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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 Tamarindo, 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 |
|---|---|---|
| Ley 6043 (Maritime Terrestrial Zone Law) | It's the actual law governing what can be owned near Costa Rica's shoreline. | We used it to define the 200m ZMT strip and foreigner restrictions on concessions. We cited specific articles that create the ownership exception for Tamarindo beach properties. |
| Instituto Costarricense de Turismo (ICT) | ICT is the government tourism authority that participates in ZMT concession review. | We used it to explain how coastal concessions are processed in Tamarindo. We grounded the approval process reality for beach-area deals. |
| Municipalidad de Santa Cruz | It's the local government that directly administers ZMT concessions for Tamarindo. | We used it to anchor where buyers must verify ZMT status and municipal records. We made due diligence steps actionable for Tamarindo specifically. |
| Registro Nacional | It's the official national registry where property ownership and liens are recorded. | We used it to explain how to verify the folio real, owner, and mortgages. We outlined the minimum title checks before paying a deposit. |
| Registro Nacional Catastro | It's the official cadastral authority for mapped parcels and boundary plans. | We used it to explain how to match what you think you're buying to the official map. We built the boundary checklist that prevents survey surprises. |
| Ministerio de Hacienda (Non-Traditional Lodging Guide) | It's the official tax guide for Airbnb-style short-term rentals in Costa Rica. | We used it to define short-stay lodging tax duties like VAT and registration. We explained what changes when you rent to tourists in Tamarindo. |
| Ministerio de Hacienda TRIBU-CR | It's the official portal for Costa Rica's current tax administration system. | We used it to explain where tax filings and records live as of 2026. We supported the tax ID section with current system context. |
| Banco Central de Costa Rica (BCCR) | BCCR is the central bank and primary source for financial rate benchmarks. | We used it to ground mortgage rate discussions in Costa Rica's actual rate environment. We triangulated bank offers against official system indicators. |
| Banco Nacional | It's a major state bank publishing its own lending parameters for housing. | We used it to confirm that long loan terms and competitive LTV exist in the market. We benchmarked foreigner terms against resident offerings. |
| BAC Credomatic | It's a major regional bank publishing mortgage parameters and down payment ranges. | We used it to anchor a realistic bank baseline on down payments and product availability. We triangulated this with central bank rate context. |
| Across Borders Legal | It's a specialist legal practice describing Costa Rica's notary-driven transfer system. | We used it to explain that transfers run through a Costa Rican notary. We structured the step-by-step buying flow in plain language. |
| Quatro Legal | It's a Costa Rica immigration law firm summarizing investor residency requirements. | We used it to state the 150,000 US dollar investor residency threshold. We explained how real estate purchases can qualify for the program. |
| Ley 7509 (FAOLEX) | FAOLEX hosts official legal texts widely used for statutory references. | We used it to support the municipal property tax framework discussion. We justified budgeting ongoing property tax as a baseline cost. |
| Ministerio de Hacienda (Luxury Home Tax Manual) | It's official guidance for the luxury home (Impuesto Solidario) tax filing. | We used it to explain when high-value homes trigger extra annual tax filings. We anchored premium-home carrying cost budgets for Tamarindo. |
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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