Moving from the USA to Costa Rica: A Property Buyer's Checklist

Moving from the USA to Costa Rica raises questions that rarely come up during a domestic property purchase. Can an American buy a home without residency? How do you verify ownership? What happens if the property is near the beach? And how can you be sure the home will work for daily life rather than just a two-week holiday?

For buyers considering Sámara and Playa Carrillo in Guanacaste, these questions have practical consequences. A property may offer an attractive view but require a difficult drive during the rainy season. A house near the coast may involve a different legal interest from an ordinary titled home. A purchase that appears affordable at the asking price may involve additional closing and maintenance costs.

Coldwell Banker Sámara works with international buyers looking at homes, land and investment properties on Costa Rica's Nicoya Peninsula. Its published listings and buyer testimonials provide useful examples of the decisions Americans face when purchasing property in the area.

This guide explains what to check before buying, using real local property examples, a verified American buyer experience and practical questions to discuss with your independent Costa Rican lawyer.

1. Decide Whether Sámara or Playa Carrillo Suits Your Everyday Life

Sámara and Playa Carrillo are close geographically, but they can offer different day-to-day experiences. Sámara has a beach town centre with restaurants, shops and services. Playa Carrillo is generally quieter, with a more residential atmosphere and a palm-lined beach.

If you plan to retire or work remotely, think about your typical weekday. Would you prefer to walk to a café or shop? Do you want more space and privacy? Will you need regular access to healthcare, schools or other services?

Coldwell Banker Sámara's local introduction to Sámara describes the town's Pacific coast setting, shops, restaurants and nearby beaches. Its comparison of Sámara and Playa Carrillo explores the practical lifestyle differences.

A property viewing should include more than an inspection of the house. Check the journey to the town centre, the condition of access roads, mobile coverage, internet availability and the effect of seasonal rainfall.

2. Understand What Americans Can Legally Purchase

US citizens can generally purchase privately titled Costa Rican property without obtaining Costa Rican residency first. However, the exact legal interest matters, particularly for beachfront homes.

Costa Rica's Maritime Terrestrial Zone generally covers the first 200 metres inland from the ordinary high-tide line. The first 50 metres form the public zone. The following 150 metres are generally within the restricted zone, where concession arrangements may apply, subject to exceptions under the law.

Concession land is not equivalent to ordinary privately titled land. Foreign buyers face statutory eligibility restrictions, and any concession's validity, permitted use, duration and transfer conditions require specialist review.

A Real Example: Villa Arena Blanca at Playa Roble

Coldwell Banker Sámara advertises Villa Arena Blanca, a four-bedroom oceanfront home at Playa Roble, in the wider Playa Carrillo area.

The listing identifies Playa Roble as a concession beach. It describes a residence with Pacific Ocean views, an infinity pool and a separate guest studio, advertised at $2,250,000 at the time of review.

For an American buyer, the critical question is not simply whether the property is beautiful or close to the water. A lawyer must establish exactly what concession interest is available, who can legally hold it, whether the relevant records and approvals are current, and what restrictions may affect future ownership or use.

The published listing is evidence of a real concession-related property, not proof that Coldwell Banker Sámara completed a particular foreign buyer's concession transfer. No such transaction outcome should be claimed without supporting records.

3. Review Actual Homes Instead of Relying on an Average Budget

Property prices vary substantially depending on location, property type, age, land area and facilities. A useful starting point is to compare actual listings rather than assume one figure represents the local market.

Casa Erika: A Smaller Home in Playa Carrillo

Coldwell Banker Sámara's Casa Erika listing describes a one-bedroom, one-bathroom house in Playa Carrillo, advertised at $247,500.

The listing identifies a 694 m² lot, approximately 94 m² of floor space, landscaped gardens and a peaceful residential environment. It may be worth considering for a buyer who prefers a smaller permanent home and limited internal upkeep.

However, a smaller house is not necessarily inexpensive to maintain. Check garden upkeep, roof condition, drainage, security and the practical cost of travelling to nearby services.

Casa Tres Olas: A Three-Bedroom Property Near Carrillo

Another example is Casa Tres Olas in Bosque del Lago, near Playa Carrillo. The property is advertised at $419,000, with three bedrooms, two bathrooms, a pool and an approximately 906 m² lot.

Its design and outdoor living space may appeal to relocating couples or families who want more accommodation for guests. The listing describes new construction, so buyers should confirm current completion status, construction quality, permits and whether any outstanding work remains.

These two properties demonstrate how the local market can serve buyers with different requirements. Their asking prices are examples from published listings, not valuations, completed sale prices or guarantees of current availability.

4. Calculate the Full Purchase Cost

The asking price is not the final cost of acquiring a home in Costa Rica. Buyers should allow for property transfer tax, legal and notarial services, registry charges, inspections and any finance or escrow costs.

Costa Rica generally imposes a 1.5% real estate transfer tax, although the exact application and assessed value should be checked for the transaction. There may be other closing charges, and your lawyer should establish who is contractually responsible for them.

For Casa Erika at its advertised asking price of $247,500, a buyer should request a detailed closing statement based on that property. The same approach applies to Casa Tres Olas or any other home under consideration.

Do not rely on a fixed allowance without reviewing the property. For a newly built home, inspection and completion checks can be important. For an older home, allow for potential repairs and maintenance. For a home within a managed community, confirm recurring charges and community rules.

Coldwell Banker Sámara has a dedicated guide to Costa Rican closing costs explaining the different expenses buyers should consider.

5. Appoint an Independent Lawyer and Verify the Property

A property may be accurately marketed yet still require substantial legal investigation. Before committing to a purchase, instruct an independent Costa Rican lawyer experienced in real estate transactions.

The lawyer should review National Registry records, confirm the registered owner, investigate mortgages and restrictions, and compare the cadastral plan with the property being sold.

Other important checks include legal access, municipal taxes, building permissions, water availability and any applicable condominium or community regulations.

What to Ask Your Lawyer

• Does the seller have the legal authority to transfer the property?
• Does the registered survey correspond with the land being shown?
• Are there registered mortgages, liens, easements or restrictions?
• Are the buildings and their intended uses appropriately authorised?
• Is there legally recognised access and water service?
• Is the property ordinary titled land or subject to coastal concession rules?
• Are there outstanding taxes, community fees or other obligations?

Ensure important representations are supported by documentation. If material issues emerge, understand their consequences before releasing further funds.

6. Learn from a Real American Buyer: Scott B. in Puerto Carrillo

Coldwell Banker Sámara has published a client testimonial from Scott B., an American buyer who purchased a mountain home in Puerto Carrillo with the assistance of agent Alejandro Martinez.

Scott explains that the home he wanted was already under contract during his initial search. Around two months later, Alejandro contacted him when it became available again. According to Scott, the agency's market knowledge and timing helped him proceed with the purchase.

Scott also describes assistance with local banking, a topographical survey, introductions to neighbours and property management recommendations. These practical issues are especially relevant for Americans managing an international relocation.

The testimonial, dated 2 December 2025, confirms that Scott purchased a mountain home in Puerto Carrillo. It does not disclose the property's address, price or final closing duration, so those details should not be assumed.

The lesson for other buyers is concrete: working with a local agent can be valuable not only during viewings but also when a desirable property returns to the market or when the buyer needs connections to local services.

Read Scott's experience on the agency's published client testimonials page.

Another Verified Buyer Experience: Brooke and Bill from Oregon

In a separate testimonial dated 5 September 2025, Brooke and Bill Hare of Oregon describe purchasing a second home in Sámara with the assistance of Gustavo Alvarado and Nick Ruhlow.

They explain that the transaction was complex and required support from the agency and its legal partners. Their account is useful because it shows that international purchases are not always straightforward and that coordinating a transaction can be as important as finding the initial property.

7. Decide on Financing, Escrow and Closing Arrangements

American buyers may purchase using cash, eligible Costa Rican financing or funds raised through other lawful borrowing arrangements. Each approach has different costs and documentation requirements.

If you require a mortgage, confirm eligibility and expected processing requirements before agreeing to contract deadlines. If transferring money from the United States, check source-of-funds requirements and verify instructions through an independent contact channel.

Purchase agreements should make deposit arrangements, due diligence conditions, completion requirements and potential termination rights clear. The chosen escrow provider should be appropriate for the transaction, and your lawyer should explain how money is protected before closing.

At closing, the authorised Costa Rican notary handles the relevant public deed and its submission for registration. The timeline will depend on the documentation, financing and legal position of the property.

8. Plan for US Tax Reporting and Costa Rican Ownership Costs

Moving abroad does not automatically end a US citizen's obligation to report worldwide income under US tax rules.

However, owning Costa Rican real estate directly does not, by itself, create an FBAR or Form 8938 filing requirement. Foreign financial accounts, specified financial assets, companies and trusts are subject to different reporting rules and thresholds.

Rental income, gains from a future sale or ownership through a foreign company may create additional obligations. An adviser familiar with both Costa Rican tax law and US international tax rules should review the individual circumstances.

Costa Rica's ordinary municipal real estate tax is generally 0.25% of the relevant registered property value. Other taxes or charges may apply depending on the property and how it is owned or used.

A practical annual budget should also include insurance, utilities, internet, maintenance, gardening, pool servicing and any relevant community charges.

9. Separate Home Ownership from Immigration Residency

A US citizen can generally purchase titled real estate in Costa Rica without becoming a resident. Buying a property does not automatically provide permission to remain permanently or to undertake employment.

Depending on individual circumstances, prospective residents may investigate pensionado, rentista or investment-based routes. Each has its own requirements, which should be confirmed with a qualified immigration professional.

If you are moving with family members, planning to work remotely or spending most of the year in Costa Rica, consider immigration and taxation questions alongside your property search rather than after closing.

10. Prepare Your Property for Year-Round Living

Once you acquire a home, arrange utility accounts, appropriate insurance and access to local maintenance services.

In the Sámara and Carrillo area, questions about water availability, internet coverage, drainage and road access deserve particular attention. Your requirements may be different if you plan to leave the home vacant for part of the year.

For a property with gardens, a pool or substantial land, obtain local maintenance quotations. If you plan to rent the property while away, investigate the applicable rental permissions, tax treatment and property management arrangements.

USA to Costa Rica Property Buyer's Checklist

Use the following checklist to organise your property search and relocation preparations.

• Choose between Sámara, Playa Carrillo and surrounding areas based on daily needs.
• Set a budget that includes transaction costs and ongoing ownership expenses.
• Compare actual properties and their individual features.
• Appoint an independent Costa Rican lawyer.
• Verify National Registry records, survey plans, access and building permissions.
• Establish whether any Maritime Terrestrial Zone restrictions apply.
• Confirm financing, source-of-funds and escrow arrangements.
• Review the purchase agreement before making substantial payments.
• Complete closing and verify registration with your lawyer.
• Arrange utilities, insurance, maintenance and local support.
• Review US and Costa Rican tax responsibilities.
• Investigate a suitable immigration route if moving permanently.

Frequently Asked Questions

Can Americans buy property in Sámara without Costa Rican residency?

Yes. Americans can generally purchase privately titled property without residency. Coastal concession land is subject to different legal requirements and restrictions.

How much does a home cost in Playa Carrillo?

Prices vary by property. As examples, Coldwell Banker Sámara has advertised Casa Erika at $247,500 and Casa Tres Olas at $419,000. These are individual asking prices, not an area-wide average, and availability can change.

What is different about buying a beachfront concession property?

A concession interest may have conditions concerning who can hold it, the permitted use, transfer requirements and duration. Villa Arena Blanca at Playa Roble is an example of a property advertised in an area explicitly described as a concession beach.

How can a local estate agent assist an American buyer?

Agents may help identify suitable listings, arrange viewings, communicate with sellers and introduce local professionals. Scott B.'s published Puerto Carrillo buyer testimonial provides a specific example of assistance with a property search and practical relocation arrangements.

Do I need an independent lawyer to buy a home in Costa Rica?

Independent legal representation is strongly recommended. Your lawyer should investigate title, survey records, legal access, restrictions and approvals and explain the transaction documents before you commit funds.

Does owning a home give me Costa Rican residency?

No. Property ownership and immigration residency are separate matters. Eligibility for any residency category should be established with a qualified immigration professional.

Do I need to report my Costa Rican home to the IRS?

Direct ownership of foreign real estate is not itself an FBAR or Form 8938 reporting event. Other foreign assets, bank accounts, rental income, companies and trusts may create separate US reporting obligations.

Start Your Costa Rica Property Search with Coldwell Banker Sámara

A successful move from the United States to Costa Rica starts with a clear understanding of the local market, realistic ownership costs and proper legal verification. The right property should support everyday living, not simply look attractive during a short visit.

Coldwell Banker Sámara can assist with property viewings and local information while your independent legal and tax advisers handle the specialist aspects of the transaction.

Explore available properties in Sámara, compare homes and land in Playa Carrillo, or browse the agency's wider property portfolio.

To discuss your property requirements, contact Coldwell Banker Sámara, call +506 2656 0856, or email info@coldwellbankersamara.com.

This article is general information, not personalised legal, immigration, tax or financial advice. Property availability, pricing and legal requirements may change. Confirm details with the relevant professionals before purchasing.