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
Buying property in Tamarindo as a foreigner comes with costs that go beyond the listing price, and knowing them upfront can save you from expensive surprises.
We constantly update this blog post to reflect the latest taxes, fees, and regulations that affect foreign buyers in Tamarindo's real estate market.
This guide breaks down every cost you should expect, from transfer taxes to hidden HOA fees, so you can budget accurately for your Tamarindo property purchase.
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.
Overall, how much extra should I budget on top of the purchase price in Tamarindo in 2026?
How much are total buyer closing costs in Tamarindo in 2026?
As of early 2026, total buyer closing costs in Tamarindo typically range from 4% to 5.5% of the purchase price for a cash deal, which on a $400,000 property means roughly $16,000 to $22,000 (about 8.2 to 11.3 million Costa Rican colones or 15,000 to 20,500 euros).
The minimum extra budget for closing costs in Tamarindo is around 3.2% to 3.8% of the purchase price if you keep everything to the bare legal minimum, meaning roughly $12,800 to $15,200 on a $400,000 home (about 6.6 to 7.8 million colones or 11,900 to 14,100 euros).
However, if you want full protection with escrow, thorough legal checks, and possible concession review for beachfront properties, you should plan for a maximum of 6% to 7.5%, which translates to $24,000 to $30,000 on that same $400,000 property (about 12.3 to 15.4 million colones or 22,300 to 27,900 euros).
The main factors that push your Tamarindo closing costs toward the high end include whether you use escrow services, how complex the title history is, whether the property is in a condo regime with HOA certifications needed, and especially whether it sits on Maritime Zone concession land rather than titled land.
What's the usual total % of fees and taxes over the purchase price in Tamarindo?
The usual total percentage of fees and taxes over the purchase price in Tamarindo falls between 4% and 5.5% for most foreign buyers paying cash, though financed purchases can push this to 6% to 8% due to additional bank requirements.
A realistic low-to-high range that covers most standard property transactions in Tamarindo is 3.5% to 7%, with simpler titled properties landing at the low end and complex condo or concession deals hitting the high end.
Of that total percentage, roughly 1.5% to 2% goes to government taxes (mainly the transfer tax and registry fees), while the remaining 2% to 5% covers professional service fees like notary, legal work, escrow, and due diligence.
By the way, you will find much more detailed data in our property pack covering the real estate market in Tamarindo.
What costs are always mandatory when buying in Tamarindo in 2026?
As of early 2026, the mandatory costs when buying property in Tamarindo include the 1.5% property transfer tax, National Registry fees and documentary stamps, notary or conveyancing lawyer fees (typically 1% to 2% of the price), and 13% IVA on those professional services.
Beyond these required costs, optional but highly recommended expenses in Tamarindo include escrow services for international fund transfers, deep title and encumbrance checks, municipal and HOA certifications, property surveys, and document translations if you do not read Spanish legal documents fluently.
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What taxes do I pay when buying a property in Tamarindo in 2026?
What is the property transfer tax rate in Tamarindo in 2026?
As of early 2026, the property transfer tax rate in Tamarindo is 1.5% of the property's taxable transfer value, which is the same rate applied throughout Costa Rica.
There are no extra transfer taxes specifically for foreigners buying property in Tamarindo, as the 1.5% rate applies equally regardless of your nationality, though you may face additional compliance steps like ID verification and translations.
Buyers generally do not pay VAT (called IVA in Costa Rica) on the residential property itself, but you will pay 13% IVA on professional services like notary and legal fees that are part of your closing costs.
Costa Rica does not have a single "stamp duty" like some countries; instead, you pay the 1.5% transfer tax plus separate Registry fees and documentary stamps that your notary calculates and pays when filing the transfer deed.
Are there tax exemptions or reduced rates for first-time buyers in Tamarindo?
Costa Rica does not currently offer a broad, nationwide first-time buyer exemption or reduced transfer tax rate, so foreign buyers in Tamarindo should plan on paying the standard 1.5% transfer tax unless their lawyer confirms a specific documented exemption.
If you buy property through a Costa Rican corporation instead of as an individual, the 1.5% transfer tax still applies to direct title transfers, but you will also face recurring annual costs like the Impuesto a las Personas Juridicas (corporate entities tax) which ranges from about $120 to $240 per year depending on your company's income.
The main tax difference between buying a new-build versus a resale property in Tamarindo is not the transfer tax itself, but whether the transaction includes taxable services where 13% IVA may appear, such as developer fees or construction-related professional services.
Since there is no standard first-time buyer relief in Costa Rica, there are no specific documentation requirements to qualify for such exemptions, and you should instead focus on verifying that all standard closing taxes and fees are calculated correctly.
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 professional fees will I pay as a buyer in Tamarindo in 2026?
How much does a notary or conveyancing lawyer cost in Tamarindo in 2026?
As of early 2026, notary and conveyancing lawyer fees in Tamarindo typically range from 1% to 2% of the purchase price plus 13% IVA, meaning on a $400,000 property you might pay $4,000 to $8,000 (roughly 2 to 4.1 million colones or 3,700 to 7,400 euros) for legal services.
Notary and lawyer fees in Tamarindo are usually charged as a percentage of the property price based on Costa Rica's regulated fee schedule, though the percentage often decreases slightly on higher-value properties.
Translation and interpreter services for foreign buyers in Tamarindo typically cost a few hundred dollars, roughly $200 to $500 (about 100,000 to 260,000 colones or 185 to 465 euros) for standard document translation, with certified translations or extensive back-and-forth costing more.
A tax advisor is not mandatory in Tamarindo but is common if you plan to rent the property or hold it through a corporation, with basic compliance services costing a few hundred dollars per year, roughly $300 to $600 (about 155,000 to 310,000 colones or 280 to 560 euros).
We have a whole part dedicated to these topics in our our real estate pack about Tamarindo.
What's the typical real estate agent fee in Tamarindo in 2026?
As of early 2026, the typical real estate agent commission in Tamarindo is around 5% to 6% of the sale price, which on a $400,000 property means $20,000 to $24,000 (roughly 10.3 to 12.3 million colones or 18,600 to 22,300 euros).
In most Tamarindo transactions, the seller pays the real estate agent fee, though buyers may end up paying if they hire a dedicated buyer's agent under a separate agreement or if the deal is structured unusually.
The realistic low-to-high range for agent fees in Tamarindo runs from about 4% on the low end for straightforward deals to 7% on the high end when multiple agents are involved or premium services are included.
How much do legal checks cost (title, liens, permits) in Tamarindo?
Legal checks in Tamarindo, including title search, liens verification, and permits review, typically cost between $300 and $1,500 (roughly 155,000 to 770,000 colones or 280 to 1,400 euros) depending on the complexity of the property and whether it is a condo or near the beach.
Property valuation fees in Tamarindo, usually required if you are financing the purchase, typically cost a few hundred dollars, around $200 to $500 (roughly 100,000 to 260,000 colones or 185 to 465 euros), though remote or high-end properties may cost more to appraise.
The most critical legal check you should never skip in Tamarindo is verifying whether the property is titled land or Maritime Zone concession land, because concession properties near the beach have different ownership rules, annual payments, and restrictions for foreigners.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Tamarindo.
Get the full checklist for your due diligence in Tamarindo
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What hidden or surprise costs should I watch for in Tamarindo right now?
What are the most common unexpected fees buyers discover in Tamarindo?
The most common unexpected fees buyers discover in Tamarindo include HOA or condo fees and special assessments, Maritime Zone concession payments if the property is near the beach, utility setup costs especially for water availability in some areas, and higher-than-expected insurance premiums due to coastal humidity and storm exposure.
Yes, you can inherit unpaid property taxes or municipal debts when purchasing in Tamarindo, which is why your notary should obtain clearance certificates from the Municipalidad de Santa Cruz and verify all accounts are current before closing.
Scams with fake listings or fake fees do happen in Tamarindo, typically involving pressure to wire a deposit to the wrong party, so you should always use escrow services and verify the seller's authority and the property's registry status before sending any funds.
Fees that are usually not disclosed upfront by sellers or agents in Tamarindo include condo special assessments, concession-related annual payments and renewal timing, and extra legal work needed if the title history is complicated or the property is held through multiple corporate entities.
In our property pack covering the property buying process in Tamarindo, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Tamarindo?
Extra costs when buying a tenanted property in Tamarindo can include "cash for keys" payments to encourage a tenant to leave, typically negotiated individually, plus legal review fees for the existing lease which might add $200 to $500 (roughly 100,000 to 260,000 colones or 185 to 465 euros) to your closing costs.
When you purchase a tenanted property in Tamarindo, you inherit the existing lease obligations, meaning you must honor the lease terms, handle the security deposit correctly, and comply with Costa Rica's tenant protection rules.
You generally cannot terminate an existing lease immediately after purchase in Tamarindo; you must wait until the lease term ends or negotiate an early termination with the tenant, often involving compensation.
A sitting tenant in Tamarindo typically reduces the pool of interested buyers, which can give you negotiating leverage on price, though operational short-term rentals may actually add value if the property comes with established bookings and income history.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Tamarindo.
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 fees are negotiable, and who really pays what in Tamarindo?
Which closing costs are negotiable in Tamarindo right now?
Negotiable closing costs in Tamarindo include who pays the notary and legal fees (which can be split between buyer and seller), whether you use escrow and who covers that cost, and whether the seller provides repair credits instead of lowering the asking price.
Closing costs that are fixed by law and cannot be negotiated in Tamarindo include the 1.5% property transfer tax rate and the Registry fees required to register your title, as these are set by Costa Rican legislation.
Buyers in Tamarindo can typically negotiate a reduction of a few hundred to a few thousand dollars on combined professional fees, especially when comparing quotes from different notaries or when bundling legal services together.
Can I ask the seller to cover some closing costs in Tamarindo?
Yes, asking the seller to cover some closing costs is common in Tamarindo, and many sellers will consider it, especially when inventory is high, the property has been on the market for a while, or it needs repairs.
The closing costs sellers are most commonly willing to cover in Tamarindo include part of the legal or notary fees, or they may offer a credit at closing that effectively reduces your out-of-pocket expenses.
Sellers in Tamarindo are more likely to accept covering closing costs when the market favors buyers, when comparable properties are sitting unsold, or when the property has condition issues that would otherwise require a price reduction.
Is price bargaining common in Tamarindo in 2026?
As of early 2026, price bargaining is common and expected in Tamarindo, with most sellers anticipating some negotiation before reaching a final sale price.
Buyers in Tamarindo typically negotiate 5% to 10% below the asking price, meaning on a $500,000 listing you might realistically achieve a discount of $25,000 to $50,000 (roughly 12.9 to 25.7 million colones or 23,300 to 46,500 euros), though the best-located and competitively priced properties allow less room for negotiation.
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What monthly, quarterly or annual costs will I pay as an owner in Tamarindo?
What's the realistic monthly owner budget in Tamarindo right now?
A realistic monthly owner budget in Tamarindo ranges from $300 to $800 for a typical condo (roughly 155,000 to 410,000 colones or 280 to 745 euros), and can reach $1,000 to $2,000 or more for larger homes or properties in managed communities (roughly 515,000 to 1,030,000 colones or 930 to 1,860 euros).
The main recurring expense categories in Tamarindo include HOA or condo fees (often the largest line item), utilities like electricity, water, and internet, property insurance, and ongoing maintenance which tends to be higher in coastal climates.
The realistic low-to-high range for monthly owner costs in Tamarindo is roughly $200 per month for a small, simple property with minimal HOA (about 103,000 colones or 185 euros) up to $2,500 or more for a luxury home in a full-service community (about 1.3 million colones or 2,325 euros).
HOA fees tend to vary the most in Tamarindo because they depend heavily on the amenities offered (pools, security, landscaping, beach access) and whether the association has upcoming special assessments for repairs or improvements.
You can see how this budget affect your gross and rental yields in Tamarindo here.
What is the annual property tax amount in Tamarindo in 2026?
As of early 2026, the annual property tax in Tamarindo is 0.25% of the property's registered or assessed value, meaning a property assessed at $300,000 would owe about $750 per year (roughly 385,000 colones or 700 euros).
The realistic low-to-high range for annual property taxes in Tamarindo depends on your property's assessed value, ranging from perhaps $200 to $300 per year for a modest condo (about 100,000 to 155,000 colones or 185 to 280 euros) up to $2,000 to $3,000 or more for a high-value beachfront home (about 1 to 1.5 million colones or 1,860 to 2,790 euros).
Property tax in Tamarindo is calculated based on the property's registered value with the municipality, which is often lower than market value, and is collected by the Municipalidad de Santa Cruz since Tamarindo falls within that canton.
Some exemptions or reductions may be available for certain property owners in Costa Rica, but these are not broadly applied to foreign buyers, so you should verify any specific relief options with your lawyer or the municipality directly.
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.
If I rent it out, what extra taxes and fees apply in Tamarindo in 2026?
What tax rate applies to rental income in Tamarindo in 2026?
As of early 2026, rental income from property in Tamarindo is typically taxed at 15% under Costa Rica's capital income regime, applied to a taxable base after an automatic expense deduction that simplifies the calculation for most landlords.
Yes, landlords in Tamarindo can deduct expenses from rental income, either through a simplified presumed-expense method that avoids detailed tracking or through a general regime that allows real deductions with stricter documentation requirements.
After the automatic expense deduction under the simplified method, the realistic effective tax rate for typical landlords in Tamarindo is often lower than the headline 15%, though the exact amount depends on which regime you choose and your actual expenses.
Foreign property owners in Tamarindo pay the same 15% rental income tax rate as residents on Costa Rican-source income, though non-residents may face different withholding and compliance mechanics that make working with a local tax advisor helpful.
Do I pay tax on short-term rentals in Tamarindo in 2026?
As of early 2026, short-term rentals in Tamarindo are treated as a taxable service, which means you must charge and remit 13% IVA (VAT) on the lodging fee in addition to paying income tax on your rental profits.
Short-term rental income in Tamarindo is taxed differently than long-term rentals because the IVA requirement adds a layer of compliance, and platforms like Airbnb also have reporting obligations that can affect how your income is tracked and taxed.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Tamarindo.
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If I sell later, what taxes and fees will I pay in Tamarindo in 2026?
What's the total cost of selling as a % of price in Tamarindo in 2026?
As of early 2026, the total cost of selling a property in Tamarindo typically ranges from 6% to 10% of the sale price, depending on your agent commission and whether you owe capital gains tax.
The realistic low-to-high percentage range for total selling costs in Tamarindo is about 5% (if you sell without an agent and have minimal tax liability) up to 12% or more (if commission is high and you have a significant taxable gain).
The specific cost categories that make up selling expenses in Tamarindo include real estate agent commission (usually 5% to 6%), legal and notary coordination fees, and potentially capital gains tax on any profit from the sale.
The single largest contributor to selling expenses in Tamarindo is almost always the real estate agent commission, which at 5% to 6% of the sale price typically exceeds all other selling costs combined.
What capital gains tax applies when selling in Tamarindo in 2026?
As of early 2026, the capital gains tax rate when selling property in Tamarindo is 15% on the gain, though properties acquired before July 2019 may qualify for a transitional option that allows a 2.25% tax on the total sale price for the first sale under that rule.
Exemptions to capital gains tax in Tamarindo may apply if the property is your primary residence versus an investment property, and the acquisition date and specific circumstances matter, so you should confirm eligibility with your notary or tax advisor.
Foreigners selling property in Tamarindo do not pay a higher capital gains tax rate than residents, but withholding and compliance requirements can differ based on your residency status, which is why many sellers work with a tax professional for the sale.
The capital gain in Tamarindo is generally calculated as the sale price minus the original purchase price, with potential adjustments for documented improvements, and your tax advisor can help determine whether the standard 15% on gain or the transitional 2.25% on sale price works better for your situation.
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 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 |
|---|---|---|
| PGR Web (Ley 6999) | Costa Rica's official legal repository for the transfer tax law. | We used it to confirm the 1.5% transfer tax rate applies to all property transfers. We cross-referenced it with secondary sources to ensure accuracy. |
| Ministerio de Hacienda (IVA) | The Costa Rican tax authority's official VAT guidance document. | We used it to explain when IVA applies to property transactions. We confirmed that professional services at closing are subject to 13% IVA. |
| Ministerio de Hacienda (Capital Gains) | Official Hacienda rate sheet for capital income and gains taxes. | We used it to verify the 15% rental income and capital gains rates. We cross-checked these rates with professional tax summaries. |
| Registro Nacional | The National Registry's official fee and tariff schedule. | We used it to confirm that registry fees are published and unavoidable. We referenced it for explaining closing documentation costs. |
| Decreto 36562-JP (Notary Fees) | The regulated fee schedule for lawyers and notaries in Costa Rica. | We used it to establish that notary fees are formally regulated. We derived realistic percentage ranges for legal costs from this decree. |
| Asamblea Legislativa (Ley 7509) | The legislature's official text of Costa Rica's property tax law. | We used it to confirm the 0.25% annual property tax rate. We explained why municipalities collect this tax based on this law. |
| Municipalidad de Santa Cruz | The official municipality website for the canton that includes Tamarindo. | We used it to make advice specific to Tamarindo property owners. We explained that local taxes are paid through Santa Cruz's systems. |
| SNIT (Ley 6043 Maritime Zone) | Official geoportal PDF of Costa Rica's Maritime Zone law. | We used it to explain concession property risks near Tamarindo beaches. We highlighted why this matters for foreign buyers specifically. |
| PwC Worldwide Tax Summaries | A respected global tax reference updated regularly by professionals. | We used it to cross-check rental and capital gains tax information. We verified our interpretations against this mainstream professional source. |
| Deloitte Tax Flash | Major global tax firm citing official Costa Rican resolutions. | We used it to reflect early 2026 compliance changes for property transfers. We warned buyers about recent procedural updates based on this alert. |
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