# Costa Rica Legal Guide: full text

Independent information for foreigners in Costa Rica. Not legal advice; not a law firm. Figures labeled "estimated" are not confirmed against the current official text.
Source: https://costaricalegalguide.com


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## /real-estate-lawyer/
URL: https://costaricalegalguide.com/real-estate-lawyer/

Costa Rica real estate attorney: what to expect as a foreign buyer
A Costa Rica real estate attorney protects you before money changes hands. This page explains what the lawyer checks, how the process runs and what to ask before you hire one.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
Use your own lawyer , not the seller's or the developer's.
The core checks are the registry title search , the survey, zoning, legal access and water.
Beachfront land is a special regime: the first 50 meters from the ordinary high-tide line are public.
Pay no more than a small, refundable deposit until the title review is done.
Ask for a written, itemized quote that separates legal, notary, registry and tax items.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
What a real estate lawyer does in a Costa Rican purchase
In many countries a buyer relies on an agent and a title company. In Costa Rica the legal work centers on an attorney who is also a notary. The attorney reviews the documents, drafts or checks the contract, and the notary formalizes the transfer in a public deed and has it registered. Your lawyer's job is to make sure that what you pay for is what you end up owning.
The legal review normally covers the points below. None of them is cosmetic: each one has caused real buyers to lose money.
At a glance: the main legal checks
What your lawyer checks before you buy
Check | Where | Why it matters |
Ownership | National Registry title search | Confirms who can legally sell |
Mortgages and liens | National Registry | They can survive the sale |
Survey ( plano catastrado ) | Registry and the physical boundary | Area and boundaries match what is sold |
Zoning and permits | Municipality | What you may build, subdivide or rent |
Legal access | Recorded easement | A dirt road is not a legal right of way |
Water | Water Directorate or provider | Legal source and right to use it |
Shoreline status | Municipality (concession records) | Titled land and concession land follow different rules |

The title and the registry
Every property is recorded at the National Registry. A title search ( estudio registral ) shows the registered owner, the plot ( plano catastrado ), mortgages, liens, easements and any legal notes. The lawyer compares the registry with the seller's documents. If the seller is a company, the lawyer also checks who has authority to sell on its behalf.
Does the seller appear as the owner in the registry?
Are there mortgages, embargoes or annotations that survive a sale?
Does the surveyed plot match the physical property and the stated area?
Are there easements or shared-ownership arrangements?
Zoning, water and access
Whether you can build, subdivide or rent a property short-term depends on zoning and municipal rules. Rural land raises two more questions that surprise foreigners: legal access (a recorded right of way, not just a dirt road) and a reliable water source with its own legal status. Ask your lawyer to confirm both in writing before you sign. A private well for domestic use on your own land does not need a water concession, but it must be registered with the Water Directorate, and wells may not be built within 40 meters of a wastewater system (official procedure page of the Water Directorate). Building normally needs a municipal permit and, depending on size and impact, an environmental viability from SETENA estimated .
Beachfront land is different
Land close to the shoreline falls under a special regime known as the Zona Marítimo Terrestre . Part of it is public and cannot be privately owned, and the remainder is usually held through a municipal concession , with rules on use and on who may hold it. This is the area where uninformed foreign purchases go wrong most often. If your target property is near the coast, say so when you contact a lawyer. The first 50 meters measured from the ordinary high-tide line are public and cannot be privately owned (Attorney General opinion OJ-253-2003). The rest of the strip, commonly described as 150 meters, is held through municipal concessions estimated . Reports say concessions run from 5 to 20 years, that a foreigner needs at least five years of residence to hold one, and that companies with more than 50% foreign capital are excluded estimated . We have not confirmed these points against the current text of Law 6043.
The purchase contract and the deposit
Before the deed, buyers usually sign a purchase option or sale agreement and pay a deposit. This document decides what happens if the sale fails. Your lawyer should check:
who holds the deposit and under what conditions it is returned;
deadlines for the title review and for closing;
who pays which costs and taxes (see the closing cost calculator );
what the seller guarantees and what remedies you have.
Contracts are typically in Spanish. Ask the firm for a translation or a clause-by-clause explanation before you sign anything.
Closing, taxes and registration
At closing the notary prepares the deed, collects the transfer taxes and fees due, and presents the document for registration. After registration, the registry shows you as the owner. Your lawyer should give you the final registry extract and a closing statement that matches the quote you received. The transfer tax is commonly cited at 1.5% of the declared value estimated , and registry rights and stamps are small additional percentages estimated . Notary fees follow a fee schedule set by decree, and a 13% VAT is reported on top of them estimated .
How to hire the right firm
Ask for a written, itemized quote : legal fee, notary fee, registry fees, taxes.
Confirm that the attorney is licensed and ask for the license number.
Confirm who the client is: you alone, or also the seller or the developer.
Ask who handles the deposit and how it is protected.
Ask what happens if the title search finds a problem: do you get your deposit back?
Once you know what you want, join the waitlist and we will email you when an independent bilingual firm is available. Prefer to learn the whole process first? Read the step-by-step buying guide , or see area guides for Tamarindo and Santa Teresa .
Frequently asked questions
Do I need a real estate lawyer to buy in Costa Rica? Not by law for every step, but the transfer has to be formalized before a notary, and skipping independent legal review is the most common cause of costly problems. A lawyer checks the title and liens before you commit money.
Should the seller's lawyer also represent me? It is safer to use your own lawyer. When one attorney represents both sides, nobody is looking only at your interests. Ask the firm to confirm in writing who their client is.
What is a title search in Costa Rica? A review of the property record at the National Registry ( Registro Nacional ) to confirm who owns the property, whether it carries mortgages, liens or annotations, and whether the plot plan matches what is being sold.
How long does a purchase take? It depends on the property, the paperwork and the financing. A clean title can close faster than a property with pending issues.
Can I buy through a company? Many foreign buyers do, for liability, estate or investment reasons, but it has tax and administrative consequences. Ask a lawyer to compare owning personally versus through a company for your situation. Companies also have yearly duties: a legal-entity tax (about ₡69,000 to ₡231,000 for 2026 depending on activity, per a Treasury notice estimated ) and an annual beneficial-owner declaration with the Central Bank registry, normally filed in April estimated .
Does buying property give me residency? Not automatically. Some residency paths accept a real estate investment above a minimum amount, but the property and the application are separate steps. See residency lawyer . The minimum is reported at US$150,000 under Law 9996, but its validity after 14 July 2026 is unclear estimated ; confirm in writing with Migration.

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---

## /residency-lawyer/
URL: https://costaricalegalguide.com/residency-lawyer/

Costa Rica residency lawyer: which path fits you
A Costa Rica residency lawyer chooses the right category for your situation, prepares and files the application and keeps your status current. Here is how the process works and what to ask before you hire.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
Main categories: pensionado, rentista, investor, remote worker and family ties .
Reported minimums estimated : pension US$1,000 a month; income US$2,500 a month for 2 years; investment US$150,000 (validity after 14 July 2026 unclear); remote worker US$3,000 a month.
Foreign documents need an apostille . Migration states a maximum of 3 months to resolve a complete file.
A remote-worker stay is not residency and does not allow local work.
Confirm current amounts in writing with Migration before you commit money.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
What a residency lawyer does
Residency is a legal status granted by Costa Rican immigration authorities. A lawyer who focuses on it will assess which category you qualify for, tell you which documents you need and how to get them legalized, file the application, answer requests from the authorities and advise you on renewals. A good firm also tells you honestly when you do not qualify yet and what would change that.
Residency categories at a glance
Residency categories at a glance (all figures estimated)
Category | For whom | Reported requirement | Key point |
Pensionado | Lifetime pension holders | About US$1,000 a month | Proof legalized or apostilled |
Rentista | Stable income that is not a pension | About US$2,500 a month for 2 years | A US$60,000 deposit alternative is reported, unconfirmed |
Investor | People who invest capital | US$150,000 (Law 9996); validity after 14 July 2026 unclear | 2 years, renewable if the investment is kept |
Remote worker | Work for clients abroad | US$3,000 a month (US$4,000 with family), health insurance of US$50,000 | A stay, not residency; no local work |
Family ties | Spouse or relatives of a citizen | Civil-registry certificates issued within 2 months | One-year temporary status for spouses |

The main residency categories
Names and requirements change with the law, so treat the following as a map, not as legal advice. Figures labeled estimated come from secondary sources and have not been confirmed against the official text, so confirm them with Migration or a lawyer.
Pensionado (retiree)
For people who receive a stable lifetime pension from a government or an employer. The key issues are the minimum monthly pension and the documents that prove it. The minimum is reported as a lifetime pension of at least US$1,000 a month, proven with a certificate issued abroad that is legalized or apostilled estimated . Duration and renewal terms were not confirmed.
Rentista (fixed income)
For people with stable income from sources that are not a pension, or who can show an equivalent deposit. The key issues are the minimum income, how long it must be guaranteed and how it is demonstrated. The minimum is reported as stable income of at least US$2,500 a month for at least two years, proven by a document from the competent authority estimated . A deposit alternative of about US$60,000 is reported by secondary sources only estimated ; ask a lawyer where and for how long it is held.
Inversionista (investor)
For people who invest above a minimum amount, for example in real estate or a business. The key issues are what counts as a qualifying investment and how it is documented. Law 9996 set a minimum capital of US$150,000. Whether that range still applies after 14 July 2026 is unclear in the official text, and law firms report that it still does estimated . Confirm the current amount in writing with Migration before you invest. Reported qualifying assets include real estate, shares, securities and productive projects, and the status lasts two years and is renewable if the investment is kept without interruption estimated .
Remote workers and digital nomads
Costa Rica created a special stay for people who work remotely for clients abroad. It is not the same as permanent residency, and its length, income requirement and renewal terms are set by law. Migration reports a required income of US$3,000 a month from abroad (US$4,000 with family), health insurance of at least US$50,000 per person, and a one-year stay renewable once estimated . It is a stay, not residency.
Family ties
Spouses, parents and children of Costa Rican citizens or residents may qualify through a family link. These cases depend heavily on civil-registry documents. Reported rules: the spouse of a citizen may receive a one-year temporary status, and first-degree relatives of a citizen may qualify for permanent residency; civil-registry certificates must be issued no more than two months before filing estimated .
Documents: the part that causes delays
Documents issued abroad usually need to be authenticated and translated into Spanish. Typical items include identity documents, a criminal-record certificate from your country, birth or marriage certificates and proof of income or investment. Mismatches in names and dates are a common reason for requests to correct a filing. Start collecting documents early and let your lawyer confirm the exact list for your category. Under a 2024 Migration resolution, foreign public documents must carry a valid apostille and be translated if not in Spanish. The police certificate covers your country of origin and any place where you lived legally in the last three years, and for federal countries such as the United States and Canada it must be a national certificate. Birth and marriage certificates should generally be no more than six months old from issuance. Missing documents get a 10-business-day notice with no extension.
From temporary to permanent
Many categories begin as a temporary status that is renewed periodically, and permanent residency can follow after a period of continuous legal residence. The conditions to keep your status (for example, proving that your income continues) are as important as the first approval. Ask your lawyer to give you a calendar of future deadlines. Permanent residency is reported to follow three consecutive years of temporary residence estimated . Renewal is reported to be possible up to three months before and up to three months after expiry, and after that the temporary status lapses estimated . A permanent resident is reported to lose status after more than four consecutive years outside the country estimated .
Questions to ask before you hire
Which category do you recommend and why not the others?
What is the total cost, including government fees, translations and legalizations?
What is included if the authorities ask for more documents?
Who will I talk to during the process, and in what language?
What happens to my fee if the application is denied?
Not sure where to start? Take the residency quiz . If you also plan to buy a home, see the real estate lawyer guide . If you already have a status problem, read about immigration lawyers . When you are ready, join the waitlist .
Frequently asked questions
Do I need a lawyer to apply for residency in Costa Rica? The law does not require one, but the application is document-heavy, documents must be legalized and translated, and mistakes cost months. Most applicants hire an immigration or residency attorney to avoid rejected filings.
Which residency category is best for me? It depends on your income source, savings, investments and family ties. Take the residency quiz for a first orientation, then confirm with a lawyer.
Can I live in Costa Rica while my residency is processed? Applicants usually keep legal status as tourists or under another permitted stay while the case is pending, but the rules on exits and deadlines matter. Ask your lawyer about your specific situation. Migration regulations are reported to let applicants stay until the case is resolved, but someone who needs an entry visa and leaves the country while the case is pending must get that visa at a consulate estimated . Confirm before you travel.
How long does residency take? Processing times change and vary by category and workload. Ask the firm for a realistic range based on its recent cases, not a promise. Migration states a maximum of three months from the moment the digital file shows as submitted (2024 resolution), and a request for missing documents has a short deadline with no extension.
Can I work with residency? Rights to work depend on the category. Some categories allow limited or no work in the local market. Confirm before you choose a path. Temporary residents may do only the paid activities that Migration authorizes, and permanent residents may work in most activities (Law 8764, arts. 71 and 80) estimated . Digital nomads may not work for local clients (Law 10008, art. 14). We could not confirm the rules for pensionados, rentistas and investors.
Does residency make me a tax resident? Residency (immigration status) and tax residency are separate topics. Ask a tax professional about your obligations at home and in Costa Rica.

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We are lining up independent bilingual law firms. Join the waitlist and we will email you when one can take your request.
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## /immigration-lawyer/
URL: https://costaricalegalguide.com/immigration-lawyer/

Costa Rica immigration attorney: visas, renewals and status problems
A Costa Rica immigration attorney helps you enter, stay and fix problems with your legal status. This guide covers when you need one, what the work involves and what to ask.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
US and Canadian citizens generally enter without a visa for up to 180 days , set by the border officer estimated .
An irregular stay is fined US$100 per month (2018 official resolution); how often it is collected today is unclear.
Act before the date: some options exist only before a stay or status expires.
Appeal deadlines are very short, reportedly a few business days estimated .
Hire a lawyer licensed in Costa Rica and be wary of promises of approval.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
When foreigners hire an immigration attorney
Some people hire a lawyer to plan a move. Others call because something went wrong. Typical reasons:
You want to stay longer than a tourist stay allows and need a legal status.
Your stay or your residency is about to expire, or already has.
An application was rejected or the authorities asked for corrections.
You need to renew, change category or move toward permanent residency.
You are bringing a spouse, children or parents.
You received a fine, a notice or a decision you do not understand.
What the work involves
An immigration attorney reviews your history (entries, stays, prior filings), identifies the legal options and tells you what is realistic. The firm then prepares the filing, deals with the authorities for you and keeps you informed. For appeals and corrections the deadlines are short, which is why contacting a lawyer early matters more than choosing the perfect one.
Common situations at a glance
Common situations at a glance
Situation | First step | What we know |
Tourist stay | Check the days granted at entry | Up to 180 days for US and Canadian citizens, set by the officer estimated |
Overstay | See a lawyer at once | US$100 fine per month (2018 official resolution); entry ban reported estimated |
Expired residence document | Start the renewal | Renewal reported up to 3 months before and after expiry estimated |
Denied application | Read the decision for the deadline | Reconsideration, then the Administrative Migration Tribunal; very short deadline estimated |
Adding family | Plan the dependents filings | Spouse and minor children treated as dependents estimated |

Visas, stays and residency are not the same thing
People often mix these terms. A tourist stay is permission to be in the country for a limited time without residency. A visa is an authorization required of travelers from certain countries before they arrive. Residency is a legal status granted by the immigration authorities. Which one applies to you depends on your nationality and plans. US and Canadian citizens generally enter without a visa and may be granted up to 180 days, with the border officer setting the number of days estimated . Extensions are reported to be limited and the rules were updated in 2025, so confirm before you travel. For the application paths, see the residency lawyer guide .
Common problems and what to do first
Expired stay or status
Do not ignore it. Fines and consequences grow with time, and some options only exist before a deadline. Gather your passport, entry stamps or records, and any prior filings, and talk to a licensed lawyer promptly. Fines for an expired residence document are reported at between a few dollars and US$100 per month, and sources disagree estimated . Employers who hire people without legal status face separate fines.
Rejected or incomplete application
Read the decision for the stated reason and the deadline to respond. Many rejections are about documents and can be corrected. Do not refile the same package without understanding the reason.
Renewals
Put your renewal date in a calendar with reminders at least several months ahead. Renewal usually requires up-to-date proof of the same requirement you used to qualify.
Choosing an immigration lawyer
License: confirm the attorney is licensed in Costa Rica and ask for the number.
Experience with your category: ask how many similar cases the firm handled this year.
Written scope and fee: what is included, and what costs extra (translations, legalizations, appeals).
Communication: who answers your emails, how fast and in what language.
No guarantees: be cautious of anyone who promises approval or a specific date. Decisions belong to the authorities.
If you are still deciding on a path, try the residency quiz . If you plan to invest in a home, read about the real estate lawyer . Otherwise, join the waitlist and we will email you when an independent bilingual firm is available.
Frequently asked questions
What is the difference between a residency lawyer and an immigration lawyer? In practice the same firms do both. "Residency" usually means applying for a status. "Immigration" also covers problems: expired stays, denied applications, appeals, fines and changes of status.
What if my tourist stay is about to expire? Do not wait. Options depend on your situation, and overstaying can bring fines and complications. Contact a lawyer before the date and bring your passport and entry record. The law fines an irregular stay US$100 for each month (confirmed in a 2018 official resolution). Sources also report an entry ban of three times the irregular period if the fine is unpaid estimated . How consistently the fine is collected today is unclear.
Can a denied application be appealed? Decisions can often be challenged within a set deadline. The deadline is short, so contact a lawyer as soon as you receive the decision. The first step is usually to ask the immigration directorate to reconsider, then to appeal to the Administrative Migration Tribunal. The deadlines are very short, reportedly a few business days estimated .
Do I need a lawyer for a renewal? Not always, but renewals have deadlines and document requirements, and a missed renewal can end your status. Many residents use a lawyer or a calendar service to avoid that.
Can I bring family members? Spouses and dependents may be included in some categories or apply through a family link. A lawyer can explain how to structure the filings. The immigration regulation treats a spouse and minor children (and adult children with disabilities) as dependents estimated , and the rules differ by category.
Is a lawyer from my home country enough? Costa Rican immigration law is handled by lawyers licensed in Costa Rica. A home-country lawyer can help with documents at home, but filings and appeals in Costa Rica need a local attorney.

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## /buying-property-in-costa-rica/
URL: https://costaricalegalguide.com/buying-property-in-costa-rica/

Buying property in Costa Rica: the process step by step
This guide walks a foreign buyer through the purchase process in Costa Rica, from the first offer to a registered title, and shows where a lawyer matters most.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
Foreigners can own property (Constitution, art. 19). Residency is not required to buy.
Seven steps: budget, lawyer, offer and contract, due diligence, how to hold title, public deed, registration.
Budget for costs on top of the price: transfer tax (commonly cited at 1.5% estimated ), registry and stamps, notary and legal fees.
Hire your own lawyer before you make an offer .
Annual property tax is cited at 0.25% estimated ; a separate solidarity tax applies above about ₡143 million of construction value for 2026.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
Before you start: decide what you are buying
Property in Costa Rica comes in different legal forms: a titled house or lot ( finca ), a unit in a condominium, a share in a company that owns land, or a concession on shoreline land. The legal form decides what you can do with the property and what checks you need. Write down your plan first: live in it, rent it, build on it or hold it as an investment.
Step 1: Set a budget that includes costs
The price is not the total. Add transfer taxes, notary and registry fees, legal fees, and, if you plan to build, permits and utility connections. Our closing cost calculator gives a rough range. Keep in mind that foreign buyers usually pay in cash or with financing from abroad, since local mortgages for non-residents can be limited. Some banks publish mortgage requirements for non-residents, but terms change, so ask the bank directly estimated .
Step 2: Hire your own lawyer before you make an offer
Your lawyer should work only for you. Ask for a written scope and quote. The earlier the lawyer is involved, the fewer surprises: they can review the listing documents before you sign anything. See what a real estate attorney does .
Step 3: Make an offer and sign a purchase option or contract
Most deals begin with a signed offer or purchase agreement and a deposit. This document sets the price, the deposit, deadlines for due diligence and what happens if the deal falls through. Do not sign a version you cannot read. Request an English explanation of every clause.
Step 4: Due diligence
This is the heart of the process. Your lawyer verifies:
Ownership and liens at the National Registry ( Registro Nacional ).
The plot and boundaries : the registered survey matches the real property.
Zoning and permits : what you may build or rent; whether existing structures are legal.
Access and water : legal right of way and a documented water source.
Taxes and debts : municipal taxes, utilities and condominium fees are current.
If the seller is a company : who may sign and whether the company is in good standing.
Step 5: Decide how to hold title
You can hold property personally or through a company. A company can simplify future sales and estate planning but adds registration and annual obligations. This is a tax and legal choice that depends on your country of residence, so ask your lawyer and your tax adviser. Typical yearly duties are a legal-entity tax and a beneficial-owner declaration, normally filed in April estimated .
Step 6: Closing and the public deed
The transfer is formalized by a notary in a public deed ( escritura pública ). The notary calculates the taxes and fees, collects them and files the deed for registration. Before the day of closing, review the final figures against your quote. Funds should move in a way your lawyer has explained in writing.
Step 7: Registration and what comes after
Once registered, the registry shows you as the owner. Ask your lawyer for the registry extract, keep the deed safe, and set up local utilities and tax payments. If you plan to apply for residency by investment, ask whether your purchase qualifies. The minimum is reported at US$150,000 under Law 9996, but whether it still applies after 14 July 2026 is unclear estimated ; confirm in writing with Migration before you buy.
Costs on top of the price
Costs on top of the price
Item | What it is | Reported rate | Status |
Transfer tax | Tax on the transfer, collected by the notary | 1.5% of the declared value | estimated |
Registry rights and stamps | Registration of the deed and stamps | About 0.5% to 0.7% combined | estimated |
Notary fee | Preparing the public deed | Fee schedule set by decree; about 1.0% to 1.5% plus VAT reported | estimated |
Annual property tax | Municipal tax on the registered value | 0.25% a year | estimated |
Solidarity tax (2026) | Homes above about ₡143 million of construction | 0.25% to 0.55%, by bracket | Treasury notice |
Lawyer fee | Due diligence and contract review | Quoted by each firm | No figure |

Mistakes foreign buyers make
Paying a large deposit before the title review.
Using the seller's or developer's lawyer as their own.
Assuming a road or a water pipe gives legal access or water rights.
Buying shoreline land without understanding the concession regime.
Believing verbal promises that are not in the contract.
Looking at a specific region? See our area guides: Atenas , Santa Teresa , Tamarindo and Dominical . Buying as an investment? Read the investor guide .
Frequently asked questions
Can foreigners buy property in Costa Rica? Yes, in most cases foreigners can own property in their own name or through a company, with the same rights as citizens. Land close to the shoreline follows a special regime. Source: Costa Rican Constitution, art. 19.
Do I need residency to buy property? No. Residency and ownership are separate. You can buy as a non-resident. Some residency categories do accept a property investment above a minimum amount. See residency lawyer .
How much are closing costs? They vary by price and structure. Use the closing cost calculator for a rough estimate, then ask your lawyer for an exact written quote. The transfer tax is commonly cited at 1.5% of the declared value, with registry rights and stamps as small additional percentages and notary fees on top estimated .
Should I pay a deposit before the title search? Avoid paying more than a small, refundable deposit before your lawyer has reviewed the registry and the contract states clearly when the deposit is returned.
What is the biggest risk for foreign buyers? Buying without an independent title review, especially land with unclear access, water or shoreline status, and relying on the seller's or developer's own lawyer.
Is property tax high? Annual property taxes are usually lower than in the United States or Canada, but there are municipal charges and, depending on the case, other levies. The municipal property tax is cited at 0.25% of the registered value estimated . For 2026 a separate solidarity tax applies to homes with construction above about ₡143 million, at 0.25% to 0.55% depending on value (Treasury notice); the brackets are updated every December.

Get matched with a bilingual lawyer in Costa Rica
We are lining up independent bilingual law firms. Join the waitlist and we will email you when one can take your request.
Join the waitlist
Join the waitlist
Free. We are lining up independent bilingual law firms. We will email you when one can take your request, and we will ask your permission before sharing your details with anyone. We do not give legal advice.


---

## /investment-property/
URL: https://costaricalegalguide.com/investment-property/

Costa Rica investment real estate: the legal checklist
Buying property as an investment adds questions about structure, taxes, rentals and exit. This checklist covers what to ask a lawyer before you put money into Costa Rican real estate.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
Ask for real occupancy and expense data , not a projected yield.
Decide how to hold title (personal, company, condominium or concession) before you buy.
Short-term rentals must be registered with the Tourism Institute (Law 9742).
A residency-by-investment minimum is reported at US$150,000, but its validity after 14 July 2026 is unclear estimated .
For pre-construction purchases, check the developer, land title, permits and how deposits are protected.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
Start with the numbers, then the law
An investment case is built from price, costs, expected rent and the cost of getting in and out. Ask for real data, such as past occupancy, utilities, management fees and maintenance, and never rely on a brochure's projected yield alone. Then check that the legal form of the property supports your plan.
Pick the legal form deliberately
Titled property in your name: simplest, but your personal assets and heirs are directly linked to it.
Through a company: may help with liability, co-investors and resale, but adds registration and reporting. Companies pay a yearly legal-entity tax and file a beneficial-owner declaration, normally in April estimated .
Condominium unit: check the condominium regulations, fees and rental rules.
Shoreline concession: a different regime; see our real estate lawyer page. Rules on who may hold and transfer are strict. Reports say a foreigner needs five years of residence to hold a concession and that companies with more than 50% foreign capital are excluded estimated .
Ownership structures compared
Ways to hold investment property
Structure | Advantages | Watch for |
In your own name | Simplest | Your personal assets and heirs are directly tied to it |
Through a company | Liability, co-investors, resale | Yearly legal-entity tax and beneficial-owner declaration estimated |
Condominium unit | Shared costs and services | Regulations, fees and rental rules |
Shoreline concession | Possible beachfront use | Limits on who may hold it; five-year residence rule reported estimated |

Rental income and tax
Rent turns a purchase into a business activity for tax and registration purposes. Short-term rentals add their own rules. Ask a tax professional about income reporting in Costa Rica and in your home country, and whether a tax treaty applies. Be wary of anyone who says "no taxes" without showing the legal basis.
Due diligence specific to investors
Confirm a clean title and legal access, as for any purchase .
Confirm that the current use (rental, tourism, construction) is legal for that zoning.
Confirm who manages the property and how funds flow to you.
For pre-construction purchases, check the developer's track record, the land title, permits, and how your deposits are protected.
Plan your exit: who is the likely buyer, and what documents will they ask for?
Residency by investment
Some investors want residency alongside the purchase. The minimum amount, what qualifies and how it must be documented are set by law and change. Ask your lawyer to confirm the rule before you buy, because the form of the purchase can decide whether it qualifies. See the residency lawyer guide .
Costs to budget beyond the price
Transfer taxes, notary and registry fees at purchase. The transfer tax is commonly cited at 1.5% of the declared value, plus registry rights, stamps and the notary fee estimated .
Legal fees for due diligence, plus company set-up if you hold through a company.
Annual property tax, municipal charges and, for condominiums, monthly association fees.
Insurance, repairs and the cost of a local manager.
Currency exchange costs when you move money in and out.
Put these in a spreadsheet with a conservative rent estimate. If the numbers only work with the optimistic case, the deal is weaker than the brochure says.
Red flags
Guaranteed returns or "no risk" claims.
Pressure to wire a large deposit this week.
A seller or developer who insists you use their lawyer.
Verbal promises about access, water or permits that are not in the contract.
Planning a purchase in a specific market? Read our guides to Tamarindo , Santa Teresa , Dominical and Atenas , then join the waitlist .
Frequently asked questions
Is Costa Rica real estate a good investment? It depends on location, price, rental demand and your costs. No guide can promise a return. Treat any promised yield as a claim to verify, and ask for real occupancy and expense data.
Can I rent my property short-term? Short-term rentals are subject to local rules, tax registration and sometimes building or zoning conditions. Check before you buy, not after. Short-term rentals must be registered with the Costa Rican Tourism Institute under Law 9742, and rental income carries tax-registration duties, reportedly including 13% VAT and monthly returns estimated .
Do foreign investors pay different taxes? Taxes depend on the structure and on your residence. Rental income, capital gains and transfer taxes are separate topics. Ask a Costa Rican tax professional and an adviser in your home country.
Can an investment qualify me for residency? Some residency categories accept an investment above a minimum. The rules on what counts and how to document it are strict. See residency lawyer . The minimum is reported at US$150,000 under Law 9996, but its validity after 14 July 2026 is unclear estimated ; confirm with Migration.
What is a pre-construction purchase and what is the risk? Buying before a project is finished means paying against promises. Ask a lawyer to check the developer, the land title, the permits and how deposits are protected.
Do I need a local property manager? If you do not live nearby, almost always. Choose one in writing, with clear fees and reporting, and keep the owner's access to bank and utility accounts.

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## /areas/atenas/
URL: https://costaricalegalguide.com/areas/atenas/

Homes for sale in Atenas, Costa Rica: what foreign buyers should check
Atenas draws foreign buyers who want a mild inland climate near the capital. This guide covers the legal checks that matter before you buy a home or land there.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
Atenas is inland, so the shoreline rules do not apply ; titles are generally simpler than on the coast.
Check legal access and water on rural and hillside lots.
Rivers and streams have protection setbacks estimated .
In a shared community, ask who maintains roads and drainage and what the fee covers.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
About Atenas
Atenas is a town in the Central Valley, in Alajuela province, west of San José. It is inland, so buyers there do not face the shoreline regime that affects beach towns. Many foreign buyers are retirees or remote workers looking for a quiet, temperate place within reach of the capital's airport, hospitals and services. ( estimated general description)

The housing stock includes houses in town, gated or shared communities, and hillside properties with views. Each type raises different legal questions. A house in a development may have shared roads and rules; a rural lot may depend on a private road and a spring or well.

Prices, rental demand and market trends change. We do not publish price ranges we cannot back with data. Ask local agents for recent sales and have your lawyer confirm the legal status of any property.

Legal checks that matter most in Atenas
Legal access: a recorded right of way, not just a dirt road. Check who maintains it.
Water: whether the supply is a municipal or association connection, a well or a spring, and whether the right to use it is documented. A private well for domestic use must be registered with the Water Directorate, and wells may not be built within 40 meters of a wastewater system.
Condominium or community rules: fees, shared-area obligations and limits on rentals.
Slope and building permits: for hillside lots, confirm that existing structures have permits and that new building is allowed.
Protected areas and rivers: setbacks near watercourses can limit where you can build. Rivers and streams are reported to have protection setbacks of about 10 to 50 meters depending on terrain, and permanent springs 100 meters estimated .
Quick legal checklist for Atenas
Property type and the main legal check
Property type | Main legal check |
House in town | Registry title search, permits and tax status |
Home in a shared community | Road and drainage rules, monthly fees, rental limits |
Hillside or rural lot | Legal access, water source, setbacks and slope permits |

Questions to ask in Atenas
Ask the agent how long the property has been listed and why the owner is selling; a long listing can hide a title or access issue, or simply a price that is too high. Ask for the last two years of utility bills, since they show how the house is really used.

For a house in a shared community, ask who maintains the roads and drainage and what the monthly fee covers. For a country house, ask about the septic system: its location, age and permit. Ask whether the land has ever flooded or slid during heavy rain, and what the neighbors say about it.

If you plan to work remotely from Atenas, confirm the real internet options at the address in writing, because coverage changes from one hillside to the next.

Documents to request from the seller
The registry number of the property and a recent registry extract.
The registered survey ( plano catastrado ) and, for a condominium, the regulations.
Proof that municipal taxes, utilities and association fees are paid.
Building permits and plans for any structure on the property.
If the seller is a company, proof of who may sign for it.
What to budget for in Atenas beyond the price
Plan for transfer taxes and notary and registry fees, your legal fees, and any survey or inspection you commission. If you buy to rent, add insurance, repairs, local management and annual taxes. Ask your lawyer for the figures in writing for the specific property, because they depend on the price and on how you hold title. Reported rates are on the calculator , labeled estimated.
Allow time as well as money. A clean title can move quickly, but a property with pending issues, a company seller or missing permits can take much longer. Build in a buffer, and do not let a deadline set by the seller push you past your own due diligence.
Before you make an offer in Atenas
Hire your own lawyer, not the seller's or developer's.
Ask for a title search at the National Registry and compare the survey with the physical property.
Confirm legal access, water source and permitted use in writing.
Get an itemized quote for taxes and fees: use the closing cost calculator for an estimate.
Do not pay more than a small refundable deposit before the review is done.
For the full process see the buying guide and the real estate lawyer page . Buying as an investment? Read the investor checklist . Region: Alajuela province, Central Valley.
Frequently asked questions
Can a foreigner buy a home in Atenas? Yes. Atenas is inland, so the shoreline rules do not apply, which makes titles generally simpler than on the coast. You still need a title search and a lawyer. The general rule is in the Constitution, art. 19.
Are there extra checks for hillside or rural lots? Yes: legal access, water source, slope and building permits. Ask your lawyer to verify each in writing.
How far is Atenas from the airport? Atenas is in the Central Valley, west of San José. Drive times vary with traffic.
Do I need residency to buy in Atenas? No. Buying and residency are separate processes. See residency lawyer .

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## /areas/santa-teresa/
URL: https://costaricalegalguide.com/areas/santa-teresa/

Homes for sale in Santa Teresa, Costa Rica: legal checks for foreigners
Santa Teresa is a popular coastal town for surf and lifestyle buyers. That also means shoreline rules, water and access questions you should settle with a lawyer before you pay.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
Know whether the lot is titled land or a shoreline concession before you offer.
The first 50 meters from the ordinary high-tide line are public.
Confirm legal access and the legal water source .
Short-term rentals must be registered with the Tourism Institute (Law 9742).

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
About Santa Teresa
Santa Teresa is on the Pacific coast of the Nicoya Peninsula, in Puntarenas province. It is known for surf, wellness businesses and a large international community. Many foreigners buy here for lifestyle, short-term rental income or both. ( estimated general description)

Because the town sits along the coast, buyers often meet two different kinds of land. One is ordinary titled land. The other is land in the shoreline zone, where the right to use the land is a municipal concession and different rules apply. Listings do not always make this clear.

Roads, drainage and water supply are practical issues in many coastal areas. Legal access to a lot and the legal source of water should be confirmed in writing, not assumed from what the seller says. We do not publish price ranges we cannot support with data.

Legal checks that matter most in Santa Teresa
Which regime applies? Titled land or shoreline concession. Ask for the registry or municipal record, not just a description.
Concession terms: duration, renewal, permitted use and rules on foreign holders. Reports say a foreigner needs five years of residence to hold a concession and that companies with more than 50% foreign capital are excluded estimated .
Legal access: recorded right of way to the lot, particularly for lots set back from the main road.
Water and wastewater: legal water source and the permits for septic or drainage.
Short-term rental plans: check that zoning and local rules allow it before you count on that income. Short-term rentals must be registered with the Costa Rican Tourism Institute (Law 9742).
Quick legal checklist for Santa Teresa
Property type and the main legal check
Property type | Main legal check |
Titled land | Registry title search and survey |
Shoreline concession | Concession terms and who may hold it estimated |
Lot away from the main road | Recorded access and legal water source |

Questions to ask in Santa Teresa
Ask the agent to say in writing whether the lot is titled land or a concession, and to name the registry or municipal record that proves it. If the answer is vague, treat it as a warning sign.

Ask who owns the access road and who maintains it, especially in the rainy season. Ask how the property gets water and electricity, and whether the connections are in the owner's name or only informal. Ask for the past year's rental calendar and tax filings if the property is sold as an income property, and compare them with the claims in the listing.

If the property is in or near a development, ask whether the developer has the permits for the roads and utilities, and whether any lots in the project have unresolved disputes.

Documents to request from the seller
The registry number of the property and a recent registry extract.
The registered survey ( plano catastrado ) and, for a condominium, the regulations.
Proof that municipal taxes, utilities and association fees are paid.
Building permits and plans for any structure on the property.
If the seller is a company, proof of who may sign for it.
What to budget for in Santa Teresa beyond the price
Plan for transfer taxes and notary and registry fees, your legal fees, and any survey or inspection you commission. If you buy to rent, add insurance, repairs, local management and annual taxes. Ask your lawyer for the figures in writing for the specific property, because they depend on the price and on how you hold title. Reported rates are on the calculator , labeled estimated.
Allow time as well as money. A clean title can move quickly, but a property with pending issues, a company seller or missing permits can take much longer. Build in a buffer, and do not let a deadline set by the seller push you past your own due diligence.
Before you make an offer in Santa Teresa
Hire your own lawyer, not the seller's or developer's.
Ask for a title search at the National Registry and compare the survey with the physical property.
Confirm legal access, water source and permitted use in writing.
Get an itemized quote for taxes and fees: use the closing cost calculator for an estimate.
Do not pay more than a small refundable deposit before the review is done.
For the full process see the buying guide and the real estate lawyer page . Buying as an investment? Read the investor checklist . Region: Puntarenas province, Nicoya Peninsula.
Frequently asked questions
Can foreigners buy land in Santa Teresa? Yes, but the type of land matters a great deal. Titled land away from the shore is treated differently from land in the shoreline zone. A lawyer must confirm which regime applies.
What is a concession? In the shoreline zone, the right to use land is granted by the municipality through a concession instead of ordinary ownership. Concessions have conditions, terms and rules on who may hold and transfer them.
Is water an issue in Santa Teresa? Water supply is a recurring concern in some coastal areas. Ask your lawyer to confirm the legal source and capacity.
Do I need residency to buy in Santa Teresa? No, but see residency lawyer for options if you plan to stay.

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## /areas/tamarindo/
URL: https://costaricalegalguide.com/areas/tamarindo/

Homes for sale in Tamarindo, Costa Rica: a legal guide for foreign buyers
Tamarindo is one of the best-known Pacific towns among foreign buyers. Condos, houses and shoreline land each have different legal checks, which is why a local lawyer matters here.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
For a condominium, read the regulations, budget and owners' minutes .
For pre-construction, check the developer, land title, permits and who holds your deposit.
Shoreline lots may be concessions, not ordinary titles.
Short-term rentals must be registered with the Tourism Institute (Law 9742).

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
About Tamarindo
Tamarindo is a beach town in Guanacaste province, on the north Pacific coast, and one of the most established destinations for foreign residents and investors. The market includes condominiums, houses in residential communities and development projects, some of which are sold before completion. ( estimated general description)

Because the market is busy, buyers meet many sellers, developers and agents. That is useful, but it also means pressure to move fast. Slow down enough for your lawyer to review the title, the contract and, for a condominium, the regulations and the finances of the owners' association.

We do not publish prices or yield figures that we cannot support. If an agent shows you projected rental income, ask for actual occupancy and expense records, and check whether the rental activity you plan is allowed for that property. Short-term rentals must be registered with the Costa Rican Tourism Institute (Law 9742).

Legal checks that matter most in Tamarindo
Condominium documents: regulations, fees, reserve fund, pending special assessments and rental limits.
Developer and pre-construction risk: land title, permits, deposit protection and delivery penalties.
Shoreline land: confirm whether the lot is titled or part of a concession. See the real estate guide for the reported rules.
Title and liens: registry search for mortgages and annotations, including on the developer's land.
Rental use: confirm the zoning and association rules allow what you plan.
Quick legal checklist for Tamarindo
Property type and the main legal check
Property type | Main legal check |
Condominium unit | Regulations, fees, special assessments, rental rules |
Pre-construction unit | Developer, land title, permits, deposit protection, delivery penalties |
Shoreline lot | Titled land or concession; see the real estate guide |

Questions to ask in Tamarindo
For a condominium, ask for the regulations, the budget, the minutes of recent owners' meetings and a statement of any special assessments planned for roofs, pools or elevators. These documents show how the building is really managed.

For a pre-construction unit, ask for the building permit, the registry record of the land and the contract that says what happens if delivery is late. Ask who holds your deposit and whether it sits in an account controlled by an independent party.

If the unit is sold as a rental investment, ask for actual occupancy and income for past seasons, the management agreement and what share of rent the manager keeps.

Documents to request from the seller
The registry number of the property and a recent registry extract.
The registered survey ( plano catastrado ) and, for a condominium, the regulations.
Proof that municipal taxes, utilities and association fees are paid.
Building permits and plans for any structure on the property.
If the seller is a company, proof of who may sign for it.
What to budget for in Tamarindo beyond the price
Plan for transfer taxes and notary and registry fees, your legal fees, and any survey or inspection you commission. If you buy to rent, add insurance, repairs, local management and annual taxes. Ask your lawyer for the figures in writing for the specific property, because they depend on the price and on how you hold title. Reported rates are on the calculator , labeled estimated.
Allow time as well as money. A clean title can move quickly, but a property with pending issues, a company seller or missing permits can take much longer. Build in a buffer, and do not let a deadline set by the seller push you past your own due diligence.
Before you make an offer in Tamarindo
Hire your own lawyer, not the seller's or developer's.
Ask for a title search at the National Registry and compare the survey with the physical property.
Confirm legal access, water source and permitted use in writing.
Get an itemized quote for taxes and fees: use the closing cost calculator for an estimate.
Do not pay more than a small refundable deposit before the review is done.
For the full process see the buying guide and the real estate lawyer page . Buying as an investment? Read the investor checklist . Region: Guanacaste province, Pacific coast.
Frequently asked questions
Can I buy a condo in Tamarindo as a foreigner? Yes. Condominium units are titled properties. Check the condominium regulations, fees, rental rules and the developer's history.
What should I check in a pre-construction condo? The developer, the land title, building permits, the escrow or deposit arrangement and the delivery date with penalties. See the investor checklist .
Is beachfront land in Tamarindo for sale to foreigners? Shoreline land follows a special regime based on concessions. Do not assume it works like ordinary ownership. See the real estate guide for the reported rules.
How far is Tamarindo from an international airport? Tamarindo is in Guanacaste, which is served by an international airport. Check drive times.

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## /areas/dominical/
URL: https://costaricalegalguide.com/areas/dominical/

Homes for sale in Dominical, Costa Rica: what foreign buyers should check
Dominical and the nearby southern Pacific area attract buyers looking for nature, space and ocean-view lots. Rural land is where legal checks matter most, so settle them before you pay.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
On rural land, legal access, water rights and boundaries matter most.
Walk the boundary with the survey in hand, especially on steep or forested land.
Rivers and streams have protection setbacks estimated .
Confirm in writing what you may build before you buy.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
About Dominical
Dominical is a small coastal town on the southern Pacific coast of Costa Rica, in Puntarenas province, with villages and lots spread across hillsides and river valleys nearby. Buyers often look for larger lots, ocean views or land for a small project.

Rural land in a wet, hilly region brings specific questions: Is there a recorded right of way to the lot? Does the water come from a spring or well with documented rights? Is any part of the lot near a river or inside a protected area? These questions are cheaper to answer before you buy than after.

We do not publish prices that we cannot support. Compare several listings and ask your lawyer to confirm the legal status of the one you choose.

Legal checks that matter most in Dominical
Legal access: recorded easement to the lot, especially on shared private roads.
Water rights: spring, well or association supply, and whether the right is documented. A private well for domestic use must be registered with the Water Directorate, and wells may not be built within 40 meters of a wastewater system.
Rivers and forest: setbacks and protected-area rules that limit building. Rivers and streams are reported to have protection setbacks of about 10 to 50 meters depending on terrain, and permanent springs 100 meters estimated .
Survey and boundaries: a registered survey that matches the terrain, important on steep land.
Building permits and use: what you may build and whether existing structures are legal.
Quick legal checklist for Dominical
Property type and the main legal check
Property type | Main legal check |
Rural lot | Recorded access, documented water right, boundaries |
Lot near a river or forest | Setbacks and protected-area rules estimated |
Lot with a house | Permits for existing structures |

Questions to ask in Dominical
Ask to walk the full boundary of the lot with the survey in hand. On steep or forested land, a boundary can be hard to see and a survey error costs real land. Ask whether any part of the lot is mapped as forest, a river margin or a spring protection area.

Ask about the rainy season: where water runs during storms, whether the access road floods and how long it takes to reach a hospital or a main road. Ask whether the electricity grid reaches the lot or the cost of extending it.

If you plan to build, ask a local builder and your lawyer, before you buy, what permits the lot needs and how long the neighbors say they took.

Documents to request from the seller
The registry number of the property and a recent registry extract.
The registered survey ( plano catastrado ) and, for a condominium, the regulations.
Proof that municipal taxes, utilities and association fees are paid.
Building permits and plans for any structure on the property.
If the seller is a company, proof of who may sign for it.
What to budget for in Dominical beyond the price
Plan for transfer taxes and notary and registry fees, your legal fees, and any survey or inspection you commission. If you buy to rent, add insurance, repairs, local management and annual taxes. Ask your lawyer for the figures in writing for the specific property, because they depend on the price and on how you hold title. Reported rates are on the calculator , labeled estimated.
Allow time as well as money. A clean title can move quickly, but a property with pending issues, a company seller or missing permits can take much longer. Build in a buffer, and do not let a deadline set by the seller push you past your own due diligence.
Before you make an offer in Dominical
Hire your own lawyer, not the seller's or developer's.
Ask for a title search at the National Registry and compare the survey with the physical property.
Confirm legal access, water source and permitted use in writing.
Get an itemized quote for taxes and fees: use the closing cost calculator for an estimate.
Do not pay more than a small refundable deposit before the review is done.
For the full process see the buying guide and the real estate lawyer page . Buying as an investment? Read the investor checklist . Region: Puntarenas province, southern Pacific coast.
Frequently asked questions
Can foreigners buy land near Dominical? Yes in most cases. Ordinary titled land is open to foreign buyers, but rural lots and shoreline land need extra checks. The general rule is in the Constitution, art. 19.
What should I check on a jungle or hillside lot? Legal access, a documented water source, slope, flood risk near rivers, and whether any part of the lot is protected forest or a river setback. Rivers and streams are reported to have protection setbacks of about 10 to 50 meters depending on terrain, and permanent springs 100 meters estimated .
Can I build whatever I want on my lot? No. Zoning, protected-area rules and permits decide what you can build. Ask for confirmation in writing before buying.
Where is Dominical? On the southern Pacific coast of Costa Rica, in Puntarenas province.

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## /closing-cost-calculator/
URL: https://costaricalegalguide.com/closing-cost-calculator/

Costa Rica closing costs calculator
Enter the purchase price to see a rough range of the taxes and fees on top of it. Then ask a lawyer for the exact figures for your property.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
The result is a rough estimate ; every rate is estimated from secondary sources.
Items: transfer tax, stamps and registry, and notary fee. The lawyer fee is quoted separately by each firm.
Not included: annual taxes, survey, company set-up, financing or exchange costs and association fees.
Ask your lawyer for an exact written quote before you sign anything.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
Estimate only. The rates in this tool are estimates from secondary sources and have not been confirmed against the current official text. Confirm every figure with a lawyer before you rely on it.

Estimate your closing costs
Item | Rate | Estimated range (USD) |
Estimated total (excluding items to be quoted) | | |

Not included: .

Rates used by the calculator
Reported rates (all estimated)
Item | Rate range | What it covers |
Transfer tax (impuesto de traspaso) | 1.5% | Paid by the buyer on the registered value of the property. |
Stamp duties and registry fees | 0.5% to 0.7% | Government stamps and registration of the deed. |
Notary fee | 1% to 1.5% | The notary who prepares the public deed. Often negotiated or set by a fee schedule. |
Lawyer fee for due diligence and contract review | Quoted by the firm | Quoted by each firm. Ask for a written quote. |

How closing costs work in Costa Rica
On top of the price, a buyer normally pays taxes and fees that are collected when the sale is formalized and registered. The main groups are the transfer tax , stamp duties and registry fees and the notary's fee . Legal fees for your own lawyer are separate. The tool above applies a percentage range to the price to give you a first idea of the total.
The percentages are applied to a value defined by the law and the registry, which is normally the price in the deed. That is why the number on the deed matters, and why you should be careful with any suggestion to register something other than the real price. The transfer tax base is reported to be the highest of the declared price and the tax or market values the Treasury uses estimated .
What the estimate does not include
Annual property tax and municipal charges
Survey, inspection or appraisal fees
Company set-up costs if you buy through a company
Financing or currency exchange costs
Condominium or association entry fees
How to use the result
Add the estimated range to your budget, then add a margin for items that are quoted separately.
Ask the seller or agent who pays what, and have it written in the purchase agreement.
Ask your lawyer for an itemized written quote before you sign anything.
Compare the lawyer's figures with this estimate. A large difference deserves an explanation.
Example: reading the result
Say you are looking at a property priced at a round figure. The tool shows each item as a percentage and as a range in dollars, then adds them. Treat the low end as a best case and the high end as the number to budget with. If your lawyer's quote is outside the range, ask which item differs and why. The reason is often a different taxable value, a company structure or an extra fee that the generic tool does not know about.
Ways to keep costs down, legally
Negotiate who pays which item in the purchase agreement, before you sign.
Ask for the notary and legal fees as separate, written quotes and compare more than one firm.
Ask whether the structure you plan (personal or company) changes the taxes and the annual obligations.
Do not under-declare the price. It can create tax and title problems later, and your lawyer should refuse to do it.
Questions to ask your lawyer about costs
What is the exact tax base for this property and where does it come from?
Which fees are fixed by law and which are negotiable?
Is there anything specific to this property, such as a concession or a condominium fee, that adds cost?
When is each payment due, and who collects it?
For the whole process, read the buying guide . To see what a lawyer checks, read the real estate attorney guide .
Frequently asked questions
How accurate is this calculator? It gives a rough range, not a quote. Rates, fees and what counts as the taxable value change, and each property is different. Ask a lawyer for an exact written breakdown.
Who pays closing costs in Costa Rica? It depends on the contract. Many costs fall on the buyer, but the split is negotiable and should be written in the purchase agreement.
Is the price on the deed always the real price? The registered value is the basis for taxes, so it must reflect the real transaction. Ask your lawyer about the risks of any suggestion to register a different value.
Are legal fees included? Not in the estimate. Lawyers quote their own fees. Ask for a written, itemized quote that separates legal, notary, registry and tax items.
Does the estimate change if I buy through a company? It can. Buying through a company adds set-up costs and may change taxes. Ask a lawyer to compare both options.

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## /residency-quiz/
URL: https://costaricalegalguide.com/residency-quiz/

Which Costa Rica residency fits you? A 5-question quiz
Answer five short questions to see the residency category you most likely fit. It is a first orientation, not legal advice, and a lawyer must confirm it.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Key points
Five questions, orientation only : it does not check your documents or amounts.
The requirements it mentions are estimated and change over time.
If no category stands out, the result is "needs a case review" .
Confirm the category and the current figures with a lawyer.

Figures and rules labeled estimated come from secondary sources (law-firm and press summaries) and have not been confirmed against the current official text as of 2026-10-28. Confirm them with a licensed lawyer before you rely on them.
Orientation only. The quiz does not check your amounts or documents. The requirements it mentions are estimated, because they change and have not been confirmed against the official text.

Residency quiz

The categories the quiz looks at
Categories and what to confirm (reported figures are estimated)
Category | Who it is for | What a lawyer will confirm |
Pensionado (retiree) | For people who receive a stable lifetime pension. | Reported minimum: a lifetime pension of about US$1,000 a month (estimated)
Proof must be legalized or apostilled; duration and renewal terms are not confirmed
|
Rentista (fixed income) | For people with stable income that is not a pension, or an equivalent deposit. | Reported minimum: about US$2,500 a month for at least two years (estimated)
A deposit alternative is reported but not confirmed
|
Inversionista (investor) | For people who invest above a minimum amount in property or a business. | Reported minimum: US$150,000 under Law 9996, but its validity after 14 July 2026 is unclear (estimated)
What counts as a qualifying investment and how it is proven
|
Remote worker / digital nomad stay | For people who work remotely for clients or employers outside Costa Rica. | Reported: US$3,000 a month (US$4,000 with family), health insurance of US$50,000 per person, one-year stay renewable once (estimated)
It is a stay, not residency, and does not allow local work
|
Family ties | For spouses, parents or children of Costa Rican citizens or residents. | Reported: spouses and first-degree relatives of a Costa Rican citizen may qualify (estimated)
Civil-registry certificates issued within two months (estimated)
|

Pensionado: For people who receive a stable lifetime pension.
Rentista: For people with stable income that is not a pension, or an equivalent deposit.
Inversionista: For people who invest above a minimum amount in property or a business.
Remote worker / digital nomad: For people who work remotely for clients or employers outside Costa Rica.
Family ties: For spouses, parents or children of Costa Rican citizens or residents.
Requirements such as minimum income or investment are set by law and change over time. The quiz shows the amounts reported by Migration pages and law-firm summaries, labeled estimated, because they have not been confirmed against the current official text. Your lawyer confirms the current figures. See the residency lawyer guide for the details.
How the quiz decides
Each answer adds weight to one or more categories. A family link, a pension, passive income, a planned investment and remote work each point to their own category. When no answer is strong, the result is “needs a case review”. The quiz never looks at your amounts or documents, so a result is a hypothesis to test, not a verdict.
What to compare between categories
When more than one category fits, the useful comparison is practical. Ask a lawyer how each option differs in: the documents you must gather and legalize; the up-front and recurring cost; the proof you must renew every period; how much time you must spend in the country; whether you may work locally; whether family members can be included; and how long it takes to reach permanent residency. The cheapest route on paper is not always the easiest to keep, so ask for the comparison in writing.
Limits of a quiz
A short quiz cannot see your documents, your exact income or your history in the country, and the law may have changed since this page was last reviewed. It cannot tell you whether an application will be approved. Use the result to prepare better questions for a lawyer, not to decide on your own.
Common mistakes when choosing a category
Choosing by what a friend did, when your income or documents are different.
Assuming that buying a home automatically gives residency.
Ignoring the cost of keeping the status: proving income again, renewing and meeting presence rules.
Starting the paperwork before checking that documents from your country can be authenticated and translated.
Believing someone who promises approval or a fixed date.
What to do after the quiz
Gather the documents that prove the basis of your category: pension letters, income records, investment papers or civil-registry certificates.
Check that your documents can be authenticated and translated. This is where most delays come from.
Ask a lawyer to confirm the category, the full cost and a realistic timeline in writing.
Plan the renewals and the path to permanent residency from the start.
Read more in the residency lawyer guide or, if you already have a status problem, the immigration attorney guide .
Frequently asked questions
Is the quiz result legal advice? No. It is a first orientation based on a few answers. Eligibility depends on documents and on the law in force, so a lawyer must confirm it.
What if I qualify for more than one category? Many people do. A lawyer compares them on cost, flexibility, work rights and the path to permanent residency, and chooses the best fit.
Does the quiz store my answers? No. It runs in your browser. Your answers are only sent if you choose to send the result to a law firm through the form.
Which category is the easiest? There is no universal answer. The best category is the one you can document well and keep meeting over time.
What if the result says I need a case review? It means your answers do not match one category clearly. A lawyer can look at your situation and options, and tell you honestly what is realistic.

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## /about/
URL: https://costaricalegalguide.com/about/

About this guide
Costa Rica Legal Guide is an independent information site for foreigners who need legal help in Costa Rica. It explains the process in plain English and plans to connect you with an independent bilingual law firm if you ask for it.
By Napoleón Contreras · Last updated October 28, 2026 · Independent information, not legal advice
Who runs it
The site is published by Napoleón Contreras , an SEO specialist based in Costa Rica who builds search-driven information sites and offers SEO services . The publisher is not a lawyer and does not provide legal services.
What this site is not
It is not a law firm and does not give legal advice.
It does not create a lawyer-client relationship.
It is not connected to any Costa Rican government agency, such as the immigration authority or the National Registry.
It does not sell or broker property.
How we write and verify
Guides are written to explain the process first. Anything that depends on current law, such as income thresholds, tax rates, fees and deadlines, is checked against official sources and with a Costa Rican law firm before it is published, and each page shows when it was last reviewed. Where we cannot confirm a figure, we do not publish it. The content of this site is prepared with the help of AI tools and edited by a person.
How the site is funded
Today no law firm pays to be listed or to receive requests: this is a free information project. If that changes, this page will explain how the site is funded, in plain words, before any firm is shown.
Corrections
If you see an error or an outdated figure, write to hello@costaricalegalguide.com . We review reports and update the page.
Get matched with a bilingual lawyer in Costa Rica
We are lining up independent bilingual law firms. Join the waitlist and we will email you when one can take your request.
Join the waitlist