Costa Rica is one of Central America’s most attractive real estate markets. It is also where foreigners make the most expensive mistakes. This is the practical roadmap.

Step 1 — Title search (Estudio Registral)

Before putting any money on the table, your attorney must pull the title search for the property. This reveals:

The current registered owner.
Mortgages, liens, annotations.
Real boundaries and dimensions.
Restrictions (maritime-terrestrial zone, protected areas).

No title search, no signature. Period.

Step 2 — Extended due diligence

Beyond the registry:

Municipal tax payments up to date.
Real estate tax up to date.
Construction permits, if any structures exist.
Easements (servidumbres) over the land.
Concession status (if maritime-terrestrial zone).

Step 3 — Option to purchase agreement

Before the final deed, a purchase option is signed with:

Agreed price.
Closing deadline.
Deposit (prima).
Suspensive conditions.

Without an option, the seller can sell to someone else.

Step 4 — Public deed (escritura pública)

Only a licensed attorney-notary can issue the deed. It is recorded with the National Registry. Until recording is final, you are not the legal owner.

Step 5 — Recording and delivery

Recording takes 15 to 60 days. During that period a notarial bond and notary-held escrow are advisable.

Foreigner-specific risks

Maritime-terrestrial zone — the first 200 meters from high tide have restrictions for foreigners.
Buying through corporations — common practice, but it must be structured to avoid tax issues.
Spanish contracts you do not fully understand — always review with a bilingual attorney.

Should you buy through a corporation?

Case by case. Corporations have annual costs (legal entity tax, corporate books). For some buyers it makes sense, for others it does not.

Buying in Costa Rica? We represent local and foreign buyers — in Spanish or English. (+506) 2221-0122.

Buying property in Costa Rica: a complete legal guide