Buying Property in Costa Rica Without Residency (Step by Step)

Buying property in Costa Rica without residency is not only allowed, it’s completely normal. Costa Rica’s constitution gives foreigners the same property rights as citizens, so your tourist visa status doesn’t block you from owning a home, a rental, or a piece of land here. That said, “legal” and “simple” aren’t the same thing. The process has real steps, real costs, and a few traps that catch buyers who skip due diligence. This guide walks you through each stage, from your first property search to the moment your name appears in the Registro Nacional (Costa Rica’s national property registry), so you know exactly what to expect.

Can Foreigners Own Property in Costa Rica Without Residency?

Yes, full stop. Article 45 of Costa Rica’s constitution protects private property rights for everyone, regardless of nationality or immigration status. You can hold title in your personal name, in a Costa Rican corporation (a sociedad anónima, or S.A.), or through a limited liability company (sociedad de responsabilidad limitada, or S.R.L.). Each structure has tax and liability implications, so ask your attorney which fits your situation before you sign anything.

What residency does affect is your ability to work or run a business here. Owning real estate is separate from that. Plenty of buyers close on a property during a two-week trip to Costa Rica and fly home the same week. The title transfers to your name regardless.

Step 1: Understand the Two Main Types of Property Ownership

This is where most buyers get confused, and the confusion can be expensive. Not all Costa Rican property is the same under the law.

Titled property (propiedad titulada): Full private ownership, registered at the Registro Nacional. This is what most buyers picture when they think of owning a home. You get a folio real (a property ID number), and your name goes on the title. This is the most secure form of ownership.

Maritime Zone concession (concesión en zona marítimo terrestre): The first 200 meters from the mean high-tide line along most of Costa Rica’s coastline is public land, governed by the Instituto Costarricense de Turismo (ICT) and local municipalities. You don’t own it. You hold a concession, which is more like a long-term lease granted by the government. Concession rights can be bought and sold, but they come with restrictions, renewability questions, and one critical rule: non-residents cannot hold a maritime zone concession directly. You’d need to structure ownership through a Costa Rican entity where a resident holds qualifying shares.

Step 2: Find the Right Property (and the Right Area)

Costa Rica is small but wildly varied. The Central Valley around San José and Escazú has year-round temperate weather, established infrastructure, and strong resale markets. The Pacific coast, from Guanacaste’s dry forest beaches to the lush Osa Peninsula, draws buyers who want rental income or a vacation retreat. The Caribbean side, Cahuita, Puerto Viejo, offers a different vibe and typically lower prices but also more humidity and fewer direct flights.

Don’t buy an area on vibes alone. Visit during both dry season (roughly December through April) and rainy season if you can. Roads, drainage, and access can look very different in October versus February. You can browse current listings to get a real feel for price ranges by region before you visit.

Step 3: Hire a Costa Rican Attorney Before You Make an Offer

In Costa Rica, real estate closings are conducted by a notary public who is also an attorney (a notario público). This is not optional. The transfer deed must be drafted and authenticated by a licensed Costa Rican notary. Hire yours before you make an offer, not after.

Your attorney should be fluent in English (so nothing gets lost in translation), experienced specifically in real estate transactions, and ideally recommended by someone you trust, not just by the seller’s agent. The seller will have their own attorney. You want yours.

Step 4: Run a Title Check and Due Diligence

Every titled property in Costa Rica has a folio real number. With that number, anyone can search the Registro Nacional database and see the current owner, any mortgages, liens, annotations, or legal holds on the property. You can start your own preliminary check with our free Costa Rica property map to spot obvious red flags before you spend money on attorneys.

Due diligence also means checking the property’s use permits (uso de suelo) with the local municipality, confirming any construction has building permits, and, if there’s a structure near a water source or protected area, verifying that environmental clearance from SETENA (the environmental regulatory body) was properly obtained. Skipping this is the mistake we see most often from buyers who move fast and regret it later.

Step 5: Make an Offer and Sign a Purchase Agreement

Once due diligence checks out, you’ll sign an opción de compra (purchase option agreement) or a promesa de compraventa (promise to purchase). This is a binding contract. It outlines the price, deposit amount, closing timeline, and what happens if either party backs out. Deposits are typically held in escrow, often at a Costa Rican bank or through an escrow company, not handed directly to the seller.

Read every line of this agreement with your attorney before you sign. The language around what happens to your deposit if the deal falls through matters enormously. Some contracts favor the seller heavily in ways that aren’t obvious to a buyer reading a Spanish document for the first time.

Step 6: Transfer Funds and Close

Costa Rica has no restrictions on foreigners transferring money into the country to buy property. You can wire from a US or Canadian bank account directly. Your attorney or escrow company will give you the wire instructions. Keep documentation of the source of funds clean, Costa Rican banks apply anti-money-laundering rules and may ask for proof of where the money came from.

At closing, your attorney drafts the transfer deed (escritura de traspaso), both parties sign before the notary, and the deed gets filed at the Registro Nacional. Transfer taxes and notary fees are paid at this point. Transfer tax is set by law and calculated on the registered value of the property. Notary fees are also regulated, not freely negotiated, so the costs are fairly predictable.

Step 7: After Closing, Register and Pay Ongoing Taxes

Once your deed is registered at the Registro Nacional, you’re the legal owner. From that point, you owe annual property tax (impuesto sobre bienes inmuebles) to the local municipality, calculated on the declared value of the property. The rate is set by law and is very low by North American standards. You’ll also owe a luxury home tax (impuesto solidario) if the property value exceeds a threshold set by the Ministry of Finance (Hacienda), adjusted periodically.

If you rent the property, rental income is taxable in Costa Rica. Your attorney or a local accountant can set up quarterly filings. It’s manageable, but don’t ignore it thinking you’re invisible as a foreign owner. Costa Rica has been tightening tax compliance for years.

Do You Need to Visit Costa Rica in Person to Buy?

You don’t have to be physically present at closing. A power of attorney (poder notarial) lets your Costa Rican attorney sign on your behalf. Many buyers, especially investors purchasing remotely, use this route. That said, we strongly recommend visiting the property yourself before signing anything. Photos and videos don’t show you the road in rainy season, the neighbor’s roosters, or whether the “ocean view” requires a ladder.

Frequently Asked Questions

Can I buy property in Costa Rica on a tourist visa?

Yes. Tourist visa status has no bearing on your right to own real estate. Many buyers close on Costa Rican properties while visiting on a standard 90-day tourist entry. The constitution protects property rights for all, regardless of immigration status.

Can foreigners get a mortgage in Costa Rica?

It’s possible but not common. Costa Rican banks are cautious about lending to non-residents without local income or credit history. Most foreign buyers pay cash or arrange financing from their home country, using their existing assets as collateral. Some sellers also offer owner financing, which can be a practical middle path.

Is it safer to buy in a corporation (S.A.) than in my personal name?

Holding property in a sociedad anónima or S.R.L. offers some liability separation and can simplify estate transfer. However, corporations also come with annual fees and filing obligations. The right structure depends on your tax situation at home and your plans for the property. Ask your attorney and a tax advisor in your home country before deciding.

What happens if there’s a legal dispute over the property after I buy?

Property disputes in Costa Rica go through the civil court system under the Poder Judicial (the judiciary). A clean title study before closing is your best defense. Properties with clear registered title and no annotations at the Registro Nacional are far less likely to face post-sale disputes.

How long does the buying process take from offer to title?

A straightforward transaction with a clean title and ready financing can close in four to eight weeks. More complex deals, those involving corporation transfers, concession land, or properties with unresolved annotations, can take several months. Don’t let anyone pressure you to rush due diligence to hit an artificial deadline.

Have more questions or want someone local to walk you through a specific property? Talk to the REG team directly and we’ll point you in the right direction.

Want a straight answer from a local team? Message Leo on WhatsApp at +506 8798 6122.

Browse current Costa Rica listings

These are properties we are working with right now. New ones get added often, so check back, or message us for off-market options that never hit the public site.

For Sale OCEAN VIEW

• $1,100,000

5 bedrooms / 5 bathrooms

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• Multi Family Home
• 5 Bedrooms
• 5 Bathrooms
• 5,000 m²

For Sale Owner Financing

• $1,200,000

CASA CEDRO | MAL PAIS

Puntarenas Province, Santa Teresa, Costa Rica

• Villa
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For Sale Fire Sale WALK TO SURF

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CASA MAREA with $400,000 down

Malpais, Puntarenas Province, Costa Rica

• Villa
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For Sale DEVELOPMENT OPPORTUNITY

• $379,000

San Isidro Cóbano

Puntarenas Province, Santa Teresa, Costa Rica

• Land
• 5,833 m²

For Sale BEACHFRONT

• $1,300,000

Beachfront Villa in Playa Mal País

Puntarenas Province, Santa Teresa, Costa Rica

• Beachfront Villas
• 3 Bathrooms

For Sale DEVELOPMENT OPPORTUNITY

• $950,000

heart of Santa Teresa

Puntarenas Province, Santa Teresa, Costa Rica

• Land
• 2,450 m²