How to Buy Property in Costa Rica as a Foreigner: A Step-by-Step Guide

One of the first questions almost every international buyer asks us is some version of: Can I actually own property here as a foreigner?

The answer is yes — and it's more straightforward than most people expect. Costa Rica has some of the most foreigner-friendly property ownership laws in Latin America. As a non-citizen, you have essentially the same ownership rights as a Costa Rican national. You can buy, sell, inherit, and develop property with your name on the title, no local partner required.

That said, buying real estate in a foreign country does come with its own process, terminology, and things to watch out for. This guide walks you through all of it — from your first property search to the moment you hold the keys.

Step 1: Get clear on what you're looking for

Before you start browsing listings, it helps to have a rough picture of what you want. Are you looking for a home to live in full-time, a vacation property, agricultural land, or an investment rental? Each of these points you toward different regions, property types, and price ranges.

In Costa Rica's Southern Zone — which includes Pérez Zeledón and surrounding communities — you'll find farms, mountain homes, river-front lots, and small apartments at price points that are still well below coastal alternatives. Having a clear brief makes the search much more efficient, and a good local agent can help you refine it quickly.

Step 2: Work with a bilingual, local real estate agent

This is the step that makes everything easier. A local agent who knows the area, speaks your language, and has relationships with other agents and attorneys is genuinely invaluable — especially in a market like Pérez Zeledón, where many of the best properties are not widely listed online.

At Morpho Realty, we work exclusively in the Southern Zone and handle both the property search and the coordination of the full buying process. Many of our clients are international buyers who rely on us to be their eyes and ears on the ground.

Step 3: Hire a Costa Rican real estate attorney

In Costa Rica, all property transactions are handled by a notario público — a licensed attorney who is also a notary. Your attorney's job is to verify the title, conduct due diligence, draft the transfer deed, and register the transaction with the National Registry.

This is not optional. Even if everything looks perfect, you want an independent attorney reviewing the title history, checking for liens or mortgages, confirming boundaries, and making sure you're not buying into a dispute. Attorney fees for a standard transaction typically run 1–1.5% of the purchase price.

Step 4: Conduct due diligence

Once you've found a property you're serious about, due diligence is the most important phase of the purchase. Your attorney will run a full title search through Costa Rica's National Registry. Key things being checked include:

• Clear title: Is the seller the legitimate owner? Is the title free of liens, mortgages, or legal holds?

• Correct boundaries and measurements: Does the physical property match what's registered?

• Utility connections and access: Does the property have legal road access? Are water and electricity properly registered?

• Maritime Zone compliance: Properties within 200 meters of the high-tide line cannot be privately owned. This only applies to beachfront properties — inland and mountain properties are not affected.

• Existing occupants or claims: Rural and agricultural properties occasionally have long-term occupants whose claims need to be resolved before sale.

This phase typically takes 2–4 weeks. Don't rush it.

Step 5: Make an offer and sign a purchase agreement

Once due diligence clears, you'll sign an Opción de Compra (purchase option) or Contrato de Compraventa (purchase and sale agreement). This sets out the agreed price, payment terms, timeline, and conditions. A deposit — typically 10% — is usually paid at this stage.

If you're purchasing from abroad, a power of attorney allows your attorney to sign on your behalf at closing. This is completely standard and makes it possible to complete a transaction without ever being physically present in Costa Rica.

Step 6: Understand the closing costs

Closing costs in Costa Rica are generally around 3–4% of the purchase price. The main components are:

• Transfer tax (impuesto de traspaso): 1.5% of the registered value

• National Registry stamps and fees: approximately 0.5%

• Notary/attorney fee: 1–1.5%

• Legal stamps and miscellaneous fees: small additional amounts

Step 7: Complete the transfer and register the property

At closing, your attorney prepares the transfer deed (escritura de traspaso), which both parties sign before a notary. The deed is then submitted to the National Registry, where the title is officially transferred to your name. Registration typically takes 2–6 weeks after closing. Once registered, you are the legal owner.

What about financing?

Most international buyers purchase with personal funds. Getting a mortgage from a Costa Rican bank as a non-resident is possible but more complex — local banks typically require residency, a larger down payment (30–50%), and higher interest rates. Some sellers offer owner financing, which can be a practical option.

Owning property vs. getting residency

Buying property in Costa Rica does not automatically grant you residency, but it can support a residency application. The Investor Visa allows foreigners who invest at least $150,000 USD in real estate to apply for permanent residency. Other popular pathways: the Pensionado visa (for retirees with $1,000/month pension income) and the Rentista visa (for those with $2,500/month guaranteed income for two years). Residency is not required to own property — many foreign owners visit seasonally.

A note on property taxes

Costa Rica's annual property tax is 0.25% of the registered property value — one of the lowest rates in the world. On a $200,000 property, that's $500 per year.

Ready to start your search?

Buying property in Costa Rica as a foreigner is very doable — and for many of our clients, it turns out to be a smoother process than buying at home once they have the right team in place.

At Morpho Realty, we specialize in the Southern Zone: farms, homes, lots, and rentals across Pérez Zeledón, Cajón, Tinamastes, Quizarra, and beyond. We're bilingual, we know this market deeply, and we offer Transaction Coordination for clients who want extra support navigating the legal and logistical side. Have a question? Send us a message — we're happy to talk through the specifics of your situation.