KRAIN is the Leading Real Estate Brokerage in Guanacaste

Yes. Foreign nationals can purchase, own, and sell property in Costa Rica with the same rights as Costa Rican citizens — this is protected under Article 19 of the Costa Rican Constitution and has been the law since 1949. You do not need residency, a local partner, or a Costa Rican spouse to buy real estate here. The only restriction applies to land within 200 meters of the ocean: the first 50 meters is public land no one can own, and the next 150 meters can only be leased via a municipal concession (foreigners may hold up to 49%). All other property — homes, condos, farms, lots — can be purchased with full fee-simple title registered in Costa Rica's National Registry.

No. A valid passport is all you need to purchase property and sign legal documents in Costa Rica. Many foreign property owners live abroad and visit their Costa Rica home seasonally without ever obtaining residency. Residency is only required if you plan to live in Costa Rica for more than 90 consecutive days at a time.

From signed purchase agreement to registered title, the typical timeline is 45 to 90 days. Your attorney's title study and due diligence takes 2–4 weeks, and the National Registry takes 15–30 business days to register the deed after signing. More complex transactions — concession properties, properties with existing liens, or purchases involving local bank financing — can take 3–6 months.

Buyers typically pay 3.5% to 5% of the purchase price in closing costs. This includes the transfer tax (1.5%), National Registry stamps (0.5%), Bar Association stamps (0.25%), attorney and notary fees (1%–1.5%), escrow fees (0.25%–0.5%), and a title study ($300–$600 USD flat). One important note: real estate agent commissions of 3%–6% are paid by the seller, not the buyer — so those are not included in your closing costs.

Direct beachfront ownership is restricted under Costa Rica's Maritime Zone Law. The first 50 meters from the ocean high-tide line is public land that nobody can own. The next 150 meters can be held through a municipal concession, but foreigners may not own more than 49% of the company holding that concession. The good news: the majority of luxury properties in Guanacaste — including most of KRAIN's portfolio — sit just back from the beach with ocean views, and these can be purchased with full fee-simple title and zero restrictions.

There are two main ongoing taxes. Annual property tax (impuesto sobre bienes inmuebles) is 0.25% of the registered fiscal value, paid quarterly to the local municipality — for most properties this works out to a few hundred dollars per year. Properties with a construction value above approximately $270,000 USD are also subject to the luxury solidarity tax, which runs 0.25%–0.55% annually. If you rent your property, rental income is taxed at 15% for non-residents. There is no annual wealth tax or inheritance tax on Costa Rica real estate.

Yes, when you follow the right process. Costa Rica has a well-established property rights system backed by the National Registry, with title records dating back decades. The key protections are simple: always use a licensed escrow account (never wire funds directly to a seller), hire a qualified Costa Rican attorney to conduct a full title study before closing, and work with a reputable licensed agency. Following these three steps eliminates the vast majority of risk. Costa Rica's property rights have been constitutionally protected for over 75 years.

It depends on your priorities. Guanacaste's Gold Coast — Flamingo, Potrero, Las Catalinas, Tamarindo, and Playas del Coco — offers the most developed expat infrastructure, the best international flight access through Liberia Airport (LIR), and the highest concentration of luxury ocean-view and beachfront estates. The Central Valley (Escazu, Santa Ana, Atenas) appeals to buyers who prefer year-round spring-like temperatures and proximity to San Jose. The Southern Pacific (Dominical, Manuel Antonio) offers lush jungle settings at lower price points. KRAIN specializes in Guanacaste's Gold Coast, where we have been the market leader for over a decade.

Most foreign buyers purchase with cash, home equity from a property in their home country, or seller financing. Local bank mortgages are available to foreign nationals from institutions like BAC Credomatic and Scotiabank, typically requiring 30%–40% down payment and two years of documented income from your home country. Interest rates currently run 7%–11% USD-denominated. Seller financing is also common — particularly for land — and must be formalized in a registered mortgage at the National Registry. Ask your KRAIN agent about current financing options available through our lending partners.

No. You can complete your entire purchase by wiring funds from your home country into a licensed Costa Rican escrow account — no local bank account required. After closing, most of our clients choose not to open a local account. Instead, they work with their property manager's trust account to handle ongoing costs like property taxes, HOA fees, utilities, and maintenance. Property managers maintain trust accounts that clients can fund directly from their US or Canadian bank accounts, making it simple to manage expenses remotely. KRAIN and other reputable property management firms offer this service — ask your property manager about their trust account options.

Surprisingly, it may be possible in certain circumstances. A foreign-to-foreign 1031 exchange allows US investors to defer capital gains taxes when selling one foreign investment property and reinvesting the proceeds into another foreign investment property. A few important rules apply: the property must be a pure investment — primary residences do not qualify. You must identify your replacement property within 45 calendar days of your sale date (you can identify up to three options, and don't need to be under contract yet). You then have a 180-day window to close on the replacement property. One critical rule: you cannot purchase the replacement property before selling your existing one — that is considered a reverse exchange and is a separate, more complex process. The good news is that exchanges can be deferred continuously, allowing investors to keep rolling gains forward indefinitely. Your CPA will need to file IRS Form 8824 and ensure the correct box is checked on your 1099 for the property transfer. Specialist companies who facilitate these exchanges typically charge around $5,000 covering both the sale and replacement property. KRAIN can introduce you to partner companies who specialize in foreign-to-foreign 1031 exchanges and work regularly with Costa Rica real estate investors.

Yes. A self-directed 401(k) or self-directed IRA can be used to purchase real estate in Costa Rica, including investment properties, vacation homes, or land. The rules are the same as for US real estate: the property must be held in the name of the self-directed retirement account (not personally), all purchase funds must come from the account, and rental income flows back into the account tax-deferred. You cannot use the property as your primary residence or personally occupy it — it must be treated as a pure investment. You will need to work with a self-directed IRA or 401(k) custodian who has experience with foreign real estate transactions, as not all custodians are willing to facilitate Costa Rica purchases. Your custodian will handle the title registration and ensure compliance with IRS regulations. KRAIN can introduce you to custodian companies and tax professionals who specialize in self-directed retirement account purchases in Costa Rica.