Costa Rica Caribbean Real Estate: A Practical Guide to the Buying Process
Costa Rica welcomes foreign buyers with open arms—and that’s especially true in the Caribbean. Foreigners enjoy the same ownership rights as citizens when purchasing titled property, which is one of the reasons Costa Rica Caribbean real estate continues to attract international buyers.
That said, the reality on the ground is very different from what most North American buyers expect. Land ownership, zoning, coastal regulations, and closing procedures all follow a distinct legal framework. This guide walks you through the real buying and closing process in Costa Rica, so you can move forward with clarity, confidence, and realistic expectations when exploring real estate in Costa Rica.
1. Start Smart: Choosing the Right Real Estate Partner in Costa Rica
Before you fall in love with a property, it’s important to understand how the market works. Costa Rica does not have a centralized MLS system, and listings can vary widely in quality and accuracy. This is where working with a knowledgeable Costa Rica real estate agent, particularly one experienced in the Caribbean region, becomes essential.
A strong local agent helps you:
Identify legally viable properties
Avoid common pitfalls tied to title, access, or water availability
Coordinate with attorneys, inspectors, and surveyors early in the process
In Costa Rica Caribbean real estate, local expertise is not a luxury—it’s part of risk management.
2. Legal Representation Is Non-Negotiable
Every real estate transaction in Costa Rica must be finalized by a licensed attorney who also acts as a public notary. This attorney is responsible for verifying ownership, drafting or reviewing contracts, and registering the property transfer with the National Registry.
Foreign buyers should always hire their own independent attorney. This applies whether you are purchasing raw land, an investment property, or homes for sale in Costa Rica. Your attorney’s role is to protect your interests—not to move the deal along at all costs.
3. Making an Offer & Securing the Property
Once you’ve agreed on price and basic terms, transactions typically move forward using an Option to Purchase agreement. This contract outlines the purchase price, deposit amount, due diligence period, and closing date.
A deposit—often around 10%—is placed into a licensed escrow account. At this point, the property is removed from the market while due diligence is completed, allowing both parties to proceed in good faith.
4. Due Diligence — Verify Before You Commit
This is where smart buyers protect themselves. Due diligence in Costa Rica goes beyond confirming who owns the property. It usually includes:
Title and ownership history
Registered survey and boundary confirmation
Zoning and permitted land use
Legal water access and availability
Environmental or protected area restrictions
Outstanding taxes, liens, or municipal obligations
This step is especially critical in Costa Rica real estate, where land classifications and regulations can significantly impact future use or development. If issues arise, buyers typically have the right to withdraw and recover their deposit.
5. Property Inspections: What to Expect
Although inspections are not legally required, they are strongly recommended. Costa Rica does not have a regulated inspection industry, so choosing an experienced local inspector matters.
Inspections commonly focus on structural integrity, roofing, drainage, septic systems, electrical systems, and overall construction quality. This is particularly relevant for older homes or turnkey properties marketed as investment-ready in the Caribbean.
It’s also important to note that some sellers, or the attorneys representing them, will only accept inspection reports prepared by qualified professionals legally recognized in Costa Rica, typically licensed engineers or architects registered with the Colegio Federado de Ingenieros y Arquitectos (CFIA). Using a properly accredited professional helps ensure the report is taken seriously and avoids unnecessary friction during negotiations.
6. Closing Day — Signing & Funding
On the agreed closing date:
Remaining purchase funds and closing costs are transferred to escrow
Buyer and seller sign the transfer deed before the notary
The notary submits the transaction to the National Registry
Transfer tax, legal fees, and registration costs are paid
Buyers can attend closing in person or complete the transaction remotely using a properly prepared Power of Attorney.
7. After Closing: Next Steps for New Property Owners
After the title transfer is recorded, buyers should:
Transfer utilities into their name
Register the property with the local municipality for tax purposes
Update HOA or community association records, if applicable
Secure certified copies of the registered title
These administrative steps are often overlooked but are part of completing a real estate transaction properly in Costa Rica.
Foreigners can absolutely buy property in Costa Rica, and many do so successfully every year. The key difference is that the process rewards preparation, local expertise, and a clear understanding of how the system works.
Whether you’re evaluating land, investment opportunities, or homes for sale in Costa Rica, taking the time to understand the buying process - especially in the Caribbean, allows you to make confident, informed decisions rooted in reality, not assumptions.
Thinking About Buying Real Estate in Costa Rica’s Caribbean?
Buying property here isn’t complicated—but it is different. The right guidance at the right stage can save you time, money, and unnecessary risk.
If you’re exploring Costa Rica Caribbean real estate and want clear answers about ownership, zoning, land use, or whether a specific property actually makes sense, our team is here to help you evaluate your options realistically and strategically.
Reach out before you commit. It’s easier—and cheaper—to get clarity upfront.
