A clear outline for buyers: process, attorney and escrow, costs, and the myths that keep people circling Facebook groups for a year.
Buying in Costa Rica is not a harder version of Florida. It is a different legal system, a different closing table, and a different set of myths. This is the outline Adam walks on a first intro call — so you show up already oriented.
You start with a conversation, not a plane ticket. We narrow area and budget, then put together a short list of listings that meet your criteria. When something fits, a local attorney (yours, not the seller’s) opens due diligence: title, survey, municipal use, water, and any concession or HOA documents. Offer and deposit go through escrow. Closing is a deed before a notary. You do not need to be in the country for every step, but you should be on a video call for the ones that matter.
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Attorney and escrow — not optional
Costa Rica is a civil-law, notary-centered system. Your attorney is your translator of risk. Adam will introduce two or three we trust; you hire them. Escrow should be a licensed Costa Rican escrow company or a reputable international escrow — never a personal account, never “a friend of the seller.” Wire instructions are confirmed on a video call, not only by email.
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What it actually costs to close and hold
Budget roughly 4% on the buy side for transfer taxes, stamps, notary, and attorney — plus any HOA estoppel. There is no US-style title insurance product on every deal; diligence is the insurance. Annual property tax is low by US standards (a fraction of a percent of registered value). HOAs, a caretaker, insurance, and utilities are the real carrying cost. If you will rent, ask about the 13% IVA conversation and municipal licenses before you underwrite Instagram occupancy.
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Myths that waste a year
You do not need residency to buy most titled property. “Beachfront” is often concession land with a different clock and a different set of rules. A cheap lot with no water is not a bargain. A listing from another coast is not local knowledge. And more inventory in 2026 does not mean fire-sale pricing in Tamarindo — it means you can be selective if you have someone who will tell you no.
Buying checklist
Attorney, escrow, diligence, and closing — the outline buyers actually use. Keep it next to the search, then talk with Adam when you are ready.
Area shortlist: Tamarindo, Playa Langosta, Hacienda Pinilla, Playa Grande, Playa Avellanas, Huacas, Villa Real, Playa Conchal, Playa Flamingo, Las Catalinas
Budget in USD including closing (4%) and first-year carrying costs
Attorney shortlist and a licensed escrow — never a personal wire
Title path: fee simple vs. concession vs. HOA / condo docs
Water, electric, septic or sewer, and green-season access
Use permit / building envelope if you will remodel or build
Rental rules and municipal license if you plan short-term stays
Caretaker, insurance, and a Meet to confirm wire instructions
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Questions buyers ask
Do I need residency to buy property in Costa Rica?
You do not need residency to buy most titled property. Concession land is a different set of rules. Your own attorney is the person who reads which one a listing actually is.
How does a purchase usually work?
You start with a conversation, not a plane ticket. You narrow area and budget, then a short list of listings that meet your criteria. When something fits, a local attorney (yours, not the seller’s) opens due diligence: title, survey, municipal use, water, and any concession or HOA documents. Offer and deposit go through escrow. Closing is a deed before a notary.
What should I budget beyond the asking price?
Budget roughly 4% on the buy side for transfer taxes, stamps, notary, and attorney — plus any HOA estoppel. Annual property tax is low by US standards. HOAs, a caretaker, insurance, and utilities are the real carrying cost.
Who does the legal work?
Costa Rica is a civil-law, notary-centered system. Adam will introduce two or three attorneys he trusts; you hire them. Escrow should be a licensed Costa Rican escrow company or a reputable international escrow — never a personal account.
How do condos and land differ?
A condo file includes HOA documents. A lot is a different file: survey, municipal use, water, and whether the title is fee simple or concession. “Beachfront” is often concession land, with a different clock and a different set of rules. This site keeps condos, land, beachfront, and luxury on separate pages.
Do I have to be in Costa Rica for every step?
You do not need to be in the country for every step, but you should be on a video call for the ones that matter.
Free 30-min intro call
Talk with Adam
Read this, then talk it through. The intro call is where the work starts.