Yes, foreigners can buy real estate in Costa Rica with full titled ownership, the same rights citizens have, and no residency is required to purchase or to hold title. You buy in your own name or through a corporation, close with an attorney, and register the deed publicly.
Costa Rica has been welcoming foreign buyers for decades, and the process is more straightforward than most North Americans expect. Below is exactly how it works, what it costs, and the handful of mistakes that trip people up.
Ownership rights: foreigners get the same deal as citizens
This is the single most important fact for expats. On titled (“fee simple”) property, a foreign national has identical ownership rights to a Costa Rican citizen. You can hold the title, sell it, will it to your heirs, rent it out, or renovate it exactly as a local owner would. You do not need to be a resident, you do not need a local partner, and there is no ownership cap for foreigners on titled land.
The one meaningful exception is concession land in the Maritime Zone (more on that below). Everything else, homes, condos, and lots inland or set back from the beach, is ordinary titled property you can own outright. Browse what titled ownership looks like across homes and condos, or run your own filters on our advanced search.
The buying process, step by step
A typical purchase follows a predictable path:
- Offer. You submit a written offer or letter of intent, usually with an earnest-money deposit that goes into escrow, not the seller’s pocket.
- Due diligence. Your attorney pulls the property’s records from the National Registry to confirm the seller actually owns it, that the title is clean, and that there are no liens, mortgages, easements, or unpaid taxes. This is where you verify boundaries and any survey (plano catastrado).
- Escrow. Funds are held by a licensed, SUGEF-registered escrow agent. Never wire money directly to a seller before closing.
- Closing. A Costa Rican attorney who is also a notary public drafts the transfer deed, both parties sign, and the notary registers the new title in the public National Registry. Registration is what makes your ownership official and searchable.
The whole process commonly runs 30 to 60 days, faster on a cash purchase with clean title.
Titled land vs. concession (Maritime Zone) land
Costa Rica’s coastline includes a Maritime Terrestrial Zone, generally the first 200 meters measured from the high-tide line. The first 50 meters are public and can never be owned or built on. The next 150 meters is the “concession zone,” which is typically leased (concessioned) from the local municipality rather than owned outright, and foreign ownership of concessions can carry restrictions.
The practical takeaway: most inland and near-beach property is titled and 100% ownable by foreigners. If a beachfront listing is concession rather than titled, treat it differently, have your attorney confirm the concession terms, remaining lease period, and any restrictions before you commit. When in doubt, ask whether the property is titled or concession first.
Buying in a corporation vs. personal name
Many buyers hold Costa Rican property through a local corporation (a Sociedad Anónima or Sociedad de Responsabilidad Limitada) rather than personally. A corporation can simplify transferring the asset later, separate liability, and make estate planning cleaner. The trade-off is annual corporate obligations, an entity tax, and ongoing accounting. Buying in your personal name is simpler and cheaper to maintain but offers less flexibility. There’s no single right answer, decide with your attorney based on your goals, especially estate and tax planning in your home country.
Closing costs: budget roughly 3–4%
Plan on total closing costs in the neighborhood of 3% to 4% of the purchase price. That bundle typically includes the property transfer tax, National Registry and documentary stamps, and notary/legal fees. Buyer and seller often split some of these, but arrangements vary, get the split spelled out in the offer. On top of one-time closing costs, ongoing annual property tax in Costa Rica is low by U.S. standards; higher-value homes may also owe a modest luxury-home tax.
Financing options
Most foreign buyers purchase with cash, and it’s worth knowing why: local bank mortgages for non-residents are limited, slower, and carry higher rates than North Americans are used to. Common alternatives include seller financing (negotiated directly with the seller), developer financing on new projects, or simply arranging funds at home before you buy. If you’re weighing the numbers as part of a broader relocation, our guides on investment properties for your Costa Rica retirement and the real monthly cost of retiring here put purchase price in context.
Residency basics (you don’t need it to buy)
Buying property does not require residency, but many expats pursue residency to live here long-term. The most popular route for retirees is the Pensionado program, which requires proof of a qualifying lifetime pension income. Owning property can also support certain investor residency categories. Residency is a separate legal track from the purchase itself, don’t let uncertainty about it delay a good buy. For where retirees actually settle, see our retirement communities guide.
Common mistakes to avoid
- Wiring money to a seller directly instead of a registered escrow agent.
- Skipping a title search at the National Registry and assuming the seller’s word.
- Not distinguishing titled property from Maritime Zone concession land.
- Using the seller’s attorney as your own, hire independent legal counsel.
- Ignoring the survey (plano) and true boundaries before closing.
Frequently asked questions
Do I need to be a resident of Costa Rica to buy property?
No. Residency is not required to purchase or to hold title. You can buy as a non-resident and pursue residency separately if you plan to live here.
Can foreigners really own beachfront property?
Sometimes, but coastal land within the Maritime Zone is usually a leased concession rather than titled ownership, with restrictions. Titled beach-area lots do exist, always confirm which one you’re buying.
How long does closing take?
Typically 30 to 60 days from accepted offer to registered title, faster on a clean, cash purchase.
Ready to buy in Costa Rica the right way? Message us on WhatsApp at +506 8415-6881 and we’ll walk you through titled listings, due diligence, and closing, start to finish.