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
If you are wondering whether January 2026 is a good time to buy property in Tamarindo, you are in the right place.
We track housing prices in Tamarindo constantly, and we update this article regularly with fresh data and new insights.
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.
So, is now a good time?
As of early 2026, Tamarindo looks like a "rather yes" for property buyers, mainly because the market has shifted toward more balanced conditions where buyers can negotiate harder than they could during peak years.
The strongest signal is that inventory in Tamarindo has increased by about 50% compared to a year ago, which gives you more choices and more room to negotiate on price.
Another key factor is that Costa Rica's central bank has been cutting interest rates, with the policy rate now around 3.75%, which is making financing more accessible for buyers who need local loans.
Tourism demand remains strong (Liberia Airport saw record passenger numbers in early 2025), rental yields in the 7 to 10% range are still achievable for well-managed properties, and the macro backdrop looks stable with growth expected around 3.5% and inflation returning to target.
If you want the best setup, focus on walkable areas like Tamarindo Center or Playa Langosta, target mid-priced condos or small homes with proven short-term rental performance, and underwrite your deal assuming moderate occupancy (around 50 to 60%) rather than fantasy numbers.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Tamarindo, or should I wait as of 2026?
Do real estate prices look too high in Tamarindo as of 2026?
As of early 2026, property prices in Tamarindo appear elevated compared to local Costa Rican incomes, but they are not necessarily stretched for the typical Tamarindo buyer base, which tends to be international or high-income relative to national averages.
One clear signal from listings data is that Tamarindo has seen a roughly 50% increase in active listings over the past year, which suggests that sellers are having to work harder to attract buyers and that price cuts are becoming more common for properties that sit on the market too long.
Another useful indicator is that the average property price in Tamarindo sits around $1.2 million, placing it among the most expensive coastal markets in Costa Rica, but this reflects demand from remote workers, retirees, and investors rather than local wage levels.
You can also read our latest update regarding the housing prices in Tamarindo.
Does a property price drop look likely in Tamarindo as of 2026?
As of early 2026, the likelihood of a meaningful price drop in Tamarindo over the next 12 months is low to medium, mainly because there is no clear macro shock on the horizon and Costa Rica's fundamentals remain stable.
A plausible price range for Tamarindo over the next year is somewhere between a 5% decline and a 6% gain, with the most likely outcome being a flat to modest appreciation scenario rather than a sharp correction.
The single most important factor that could increase the odds of a price drop specifically in Tamarindo would be a sudden pullback in U.S. buyer demand, which drives roughly 40% of foreign purchases in Costa Rica and is sensitive to U.S. economic conditions and stock market performance.
However, this scenario seems less likely in early 2026 because U.S. interest in Costa Rica relocation has actually been growing, with residency applications up significantly and Henley & Partners reporting a 660% spike in American applications year over year.
Finally, please note that we cover the price trends for next year in our pack about the property market in Tamarindo.
Could property prices jump again in Tamarindo as of 2026?
As of early 2026, the likelihood of a renewed price surge in Tamarindo within the next 12 months is low to medium, mainly because the market has already absorbed significant gains in prior years and buyers are now more price-sensitive.
If conditions align favorably, a plausible upside scenario for Tamarindo would be price gains in the 6 to 10% range over the next year, particularly for well-located properties with strong rental track records.
The single biggest demand-side trigger that could drive prices to jump again in Tamarindo would be a stronger-than-expected acceleration in tourism arrivals, especially via the Liberia Airport, combined with continued interest rate cuts from Costa Rica's central bank that make financing more accessible.
Please also note that we regularly publish and update real estate price forecasts for Tamarindo here.
Are we in a buyer or a seller market in Tamarindo as of 2026?
As of early 2026, Tamarindo leans toward a buyer-friendly market for most condos and standard homes, mainly because inventory has risen sharply and financing conditions are no longer pushing buyers to overpay.
While Tamarindo does not have a perfect "months of inventory" metric like U.S. markets, the 50% year-over-year increase in active listings suggests something close to 8 to 12 months of supply in many segments, which typically favors buyers in negotiations.
Price reductions are becoming more visible in Tamarindo listings, with properties that sit for more than 90 days often seeing cuts of 5 to 10%, which is another sign that sellers no longer hold all the leverage, especially outside of prime beachfront locations.
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.
Are homes overpriced, or fairly priced in Tamarindo as of 2026?
Are homes overpriced versus rents or versus incomes in Tamarindo as of 2026?
As of early 2026, homes in Tamarindo appear moderately overpriced when compared to local Costa Rican incomes, but closer to fair value when compared to achievable short-term rental income, which is the more relevant benchmark for most buyers in this market.
The price-to-rent ratio in Tamarindo for a typical condo sits somewhere around 15 to 18 times annual gross rent, which is higher than balanced markets (usually 12 to 15) but not extreme for a tourism-driven beach town where rental yields of 6 to 8% net are still achievable.
The price-to-income multiple in Tamarindo is very high when measured against typical Costa Rican household income (around $15,000 per year according to INEC data), which makes local affordability ratios look extreme, but this matters less because most buyers are international or have incomes well above local levels.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tamarindo.
Are home prices above the long-term average in Tamarindo as of 2026?
As of early 2026, property prices in Tamarindo are best described as "post-boom elevated," sitting above what would have been considered normal before 2020 but no longer climbing at the rapid pace seen during the pandemic-era surge.
The recent 12-month price change in Tamarindo has been closer to 6 to 8% appreciation, which is a slowdown from the double-digit gains seen in 2021 to 2023 and more in line with long-term historical averages for desirable Costa Rican beach markets.
When adjusted for inflation (which has been near zero in Costa Rica recently), Tamarindo prices in real terms are likely still close to their prior cycle peak, meaning there has been little "real" appreciation over the past year even if nominal prices have held steady.
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What local changes could move prices in Tamarindo as of 2026?
Are big infrastructure projects coming to Tamarindo as of 2026?
As of early 2026, the most significant infrastructure project that could impact Tamarindo property prices is the expansion of Ruta Nacional 21, which would improve road access between the Liberia Airport and beach towns along the Gold Coast.
The timeline for this project has been discussed by MOPT (Costa Rica's transport ministry), with some initial phases already advancing, though full completion could take several more years depending on funding and permitting progress.
For the latest updates on the local projects, you can read our property market analysis about Tamarindo here.
Are zoning or building rules changing in Tamarindo as of 2026?
Santa Cruz (the canton that includes Tamarindo) has active planning workstreams that can affect how fast new supply comes online, though there is no single dramatic zoning change being discussed as of the first half of 2026.
As of early 2026, the net effect of current zoning and permitting conditions in Tamarindo is to limit new supply growth, which tends to support prices for existing legal inventory, especially in areas with clear permits and reliable utilities.
The areas most affected by permitting constraints in Tamarindo tend to be coastal zones where environmental regulations and water availability are strictest, including parts of Playa Langosta and beachfront areas near Tamarindo Center.
Are foreign-buyer or mortgage rules changing in Tamarindo as of 2026?
As of early 2026, the biggest rule change affecting Tamarindo buyers is not a ban on foreign ownership but rather increased tax reporting requirements for short-term rental income earned through platforms like Airbnb.
The most relevant regulatory change is MH-DGT-RES-0025-2024, a resolution from Costa Rica's tax authority requiring digital platforms to report seller income, which could increase compliance friction and affect net yields for vacation rental operators.
On the mortgage side, the key driver remains Costa Rica's interest rate environment, with the BCCR policy rate now around 3.75% after recent cuts, which is gradually making local financing more accessible for both Costa Rican and foreign-resident borrowers.
You can also read our latest update about mortgage and interest rates in Costa Rica.
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.
Will it be easy to find tenants in Tamarindo as of 2026?
Is the renter pool growing faster than new supply in Tamarindo as of 2026?
As of early 2026, renter demand in Tamarindo appears to be keeping pace with or slightly outpacing new rental supply, mainly because tourism arrivals remain strong and the digital nomad segment continues to grow.
The best signal for renter demand in Tamarindo is airport passenger data from Liberia, which showed record arrivals in early 2025, combined with the growth in Costa Rica's digital nomad visa applications, which allow remote workers to stay for up to two years.
On the supply side, while active listings have increased by about 50% year over year, much of this appears to be resale inventory rather than new construction, which means the rental pool is not being flooded with brand-new units.
Are days-on-market for rentals falling in Tamarindo as of 2026?
As of early 2026, the best proxy for rental speed in Tamarindo is occupancy rate rather than traditional "days on market," and AirDNA data shows Tamarindo short-term rentals averaging around 46% occupancy with an average daily rate of about $357.
The difference in rental performance between the best areas (like Tamarindo Center, Playa Langosta, and Hacienda Pinilla) and weaker areas can be significant, with prime walkable locations often achieving 60 to 75% occupancy during high season while more remote properties struggle to fill nights.
One reason rental absorption tends to be faster in Tamarindo during late December through April is simple seasonality: this is high season when North American and European visitors flood the Gold Coast, pushing vacancy rates down to 3 to 5% in the best spots.
Are vacancies dropping in the best areas of Tamarindo as of 2026?
As of early 2026, vacancy rates in the best-performing rental areas of Tamarindo (Tamarindo Center, Playa Langosta, and Hacienda Pinilla) are estimated at around 3 to 5% during high season, which is lower than the overall market average of about 6%.
Compared to the broader Tamarindo market, these premium walkable and beachfront areas consistently outperform because guests prioritize convenience, beach access, and proximity to restaurants and services.
One practical sign that the best areas in Tamarindo are tightening first is that properties with strong reviews and prime locations are now booking out 60 to 90 days in advance during peak season, while less-desirable units still have last-minute availability.
By the way, we've written a blog article detailing what are the current rent levels in Tamarindo.
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Am I buying into a tightening market in Tamarindo as of 2026?
Is for-sale inventory shrinking in Tamarindo as of 2026?
As of early 2026, for-sale inventory in Tamarindo has actually increased rather than shrunk, with active listings up by roughly 50% compared to the same time last year according to market reports.
This means months-of-supply in Tamarindo is likely elevated (somewhere in the 8 to 12 month range for typical properties), which is above the balanced level of 5 to 6 months and generally favors buyers rather than sellers.
Are homes selling faster in Tamarindo as of 2026?
As of early 2026, the median time-to-sell for homes in Tamarindo is not speeding up and has likely lengthened compared to the peak years of 2021 to 2022, mainly because buyers have more choices and are negotiating harder.
The year-over-year change in selling time for Tamarindo properties is difficult to pinpoint exactly due to limited transparent transaction data, but anecdotal reports from local agents suggest that well-priced properties in prime areas still sell within 60 to 120 days, while overpriced listings can sit for 6 months or more.
Are new listings slowing down in Tamarindo as of 2026?
As of early 2026, new for-sale listings in Tamarindo do not appear to be slowing down, and in fact the 50% year-over-year increase in active inventory suggests that more sellers are entering the market rather than fewer.
The seasonal pattern for new listings in Tamarindo typically peaks around the start of high season (November through January) when sellers hope to attract visiting buyers, and the current listing volume does not appear unusually low for this time of year.
One plausible reason some owners are choosing to list now rather than hold is that short-term rental income may have disappointed expectations, prompting some investors to exit while prices remain near peak levels.
Is new construction failing to keep up in Tamarindo as of 2026?
As of early 2026, new construction in Tamarindo is constrained by several factors, though we cannot pinpoint an exact gap between completions and demand because transparent data on housing unit completions is limited for this specific micro-market.
The recent trend in building permits and construction activity for Guanacaste province shows continued development interest, but the pace is moderated by practical constraints rather than a complete freeze.
The single biggest bottleneck limiting new construction specifically in Tamarindo is water availability during dry season, which has been a persistent issue that AyA (the national water utility) is attempting to address through new investment plans.
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.
Will it be easy to sell later in Tamarindo as of 2026?
Is resale liquidity strong enough in Tamarindo as of 2026?
As of early 2026, resale liquidity in Tamarindo is moderate for well-priced properties in prime locations but can be weak for overpriced or poorly positioned homes, meaning realistic pricing is essential if you want to sell within a reasonable timeframe.
The median days-on-market for resale homes in Tamarindo that actually sell is likely in the 60 to 150 day range for fairly priced properties, which is longer than a "healthy liquidity" benchmark of 30 to 60 days but still indicates an active market rather than a frozen one.
The property characteristic that most improves resale liquidity in Tamarindo is walkability to the beach and town center, as buyers consistently prioritize convenience over size, making compact condos in Tamarindo Center and Playa Langosta among the easiest to sell.
Is selling time getting longer in Tamarindo as of 2026?
As of early 2026, selling time in Tamarindo has likely lengthened compared to the peak frenzy years of 2021 to 2022, when well-priced properties could sell within weeks, as buyers now have more inventory to choose from and are less rushed.
The current median days-on-market in Tamarindo varies widely by property type, with a realistic range of 45 to 90 days for competitively priced condos in prime areas, 90 to 180 days for standard homes, and 6 months or more for luxury villas or overpriced listings.
One clear reason selling time can lengthen in Tamarindo is affordability pressure: when interest rates rise or the U.S. stock market dips, the pool of qualified buyers shrinks, and properties that would have sold quickly now take longer to find the right match.
Is it realistic to exit with profit in Tamarindo as of 2026?
As of early 2026, the likelihood of selling with a profit in Tamarindo is medium to high for buyers who hold for at least 5 to 7 years and buy at a realistic price, but lower for those expecting quick flips or paying peak prices without negotiating.
The minimum holding period in Tamarindo that most often makes exiting with profit realistic is around 5 to 7 years, which allows you to ride out market cycles and recoup transaction costs through appreciation and rental income.
The estimated total round-trip cost drag in Tamarindo (buying plus selling costs) is roughly 8 to 12% of the property value, which translates to about $100,000 to $145,000 on a $1.2 million property, or around 93,000 to 135,000 euros at current exchange rates.
The factor that most increases profit odds in Tamarindo is buying below market value through patient negotiation, targeting motivated sellers, or focusing on properties with clear value-add potential (like units that could perform better with improved management or renovation).
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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 |
|---|---|---|
| Banco Central de Costa Rica (BCCR) | Costa Rica's central bank publishes the official monetary policy and inflation outlook. | We used BCCR data to understand interest rate direction and macro stability. This helps us assess financing conditions and buyer purchasing power. |
| IMF DataMapper | The IMF provides standardized global macro forecasts with consistent methodology. | We used IMF projections to sanity-check growth expectations for 2026. Stronger growth supports housing demand, weaker growth increases downside risk. |
| World Bank | The World Bank produces standardized country diagnostic reports. | We used the World Bank macro snapshot to triangulate external balances and resilience. This gives us a second opinion versus the central bank data. |
| INEC | Costa Rica's national statistics office publishes official household income and inflation data. | We used INEC data to ground affordability analysis. This helps us compare prices to local incomes and understand who can actually afford to buy. |
| SUGEF | SUGEF is Costa Rica's financial supervisor and publishes official lending rate data. | We used SUGEF data to avoid guessing mortgage conditions. This helps us translate rate levels into affordability pressure for buyers. |
| ICT (Costa Rica Tourism Board) | ICT is the official tourism authority and publishes visitor arrival statistics. | We used ICT data to understand whether tourism demand is growing or cooling. Tourism is the economic engine behind Tamarindo housing demand. |
| AirDNA | AirDNA is a widely used short-term rental data provider with clear methodology. | We used AirDNA to estimate occupancy, daily rates, and revenue potential for rentals. This is the best quantitative proxy for the renter pool. |
| Coldwell Banker Costa Rica | A major brokerage publishing recurring market reports and MLS-derived snapshots. | We used their reports as a private-sector reality check on listing and inventory dynamics. We triangulate with other indicators rather than treating any single brokerage as truth. |
| MOPT | Costa Rica's transport ministry publishes official infrastructure project updates. | We used MOPT data to identify real projects that could change accessibility to beach towns. Road upgrades translate into medium-term demand support. |
| Santa Cruz Municipality | The local government for Tamarindo's canton publishes planning documents. | We used municipal plans to understand what the local government is prioritizing. Local governance is a real constraint or enabler for supply. |
| PGRWEB | Costa Rica's official legal repository publishes resolution texts. | We used the tax reporting resolution to quantify regulatory tightening risk for short-term rentals. This translates into compliance friction and net-yield impact. |
| CFIA | Costa Rica's engineering licensing body tracks construction permits and activity. | We used CFIA data to watch whether supply pressure is building. This helps us understand if new construction can keep pace with demand. |
| Global Property Guide | A recognized global housing market compiler that states its underlying dataset source. | We used it for broad regional price context. We keep it labeled as advertised listings, not transaction prices. |
| AyA | Costa Rica's national water utility publishes investment plans. | We used AyA data to understand water infrastructure constraints. Water reliability is a key limiter for new builds and rental operations. |
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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