A Summary of Real Estate in Costa Rica
Hello,
My name is Christopher Howard and I am an author of several bestselling books about Costa Rica and have lived in the country for almost 30 years.
This is a general discuss about real estate in Costa Rica to try and give you an overall perspective. If you want more detailed information I suggest you obtain the guidebooks I am going to mention shortly.
(1) History of Real Estate in Costa Rica
Probably the first interest in Costa Rican real estate was by the Spanish when they were in search of riches. When Columbus set foot on the Atlantic coast at a place called Cariari (Puerto Limón) on September 18, 1502, he anticipated finding vast amounts of gold, so he named this area Costa Rica “rich coast” in Spanish. However, unlike Mexico and Peru, Costa Rica had neither advanced indigenous civilizations nor large deposits of gold. Faced with no source of cheap labor, the Spanish colonists were forced to supply the labor themselves. Consequently, they became quite independent and self-sufficient, and were basically very poor. Thus, a sort of democratic, equalitarian society developed with everyone doing their share of the work.
During the 1880s coffee became the leading export and the wealth it brought for the coffee growers was used to purchase a lot of land in the Central Valley for coffee plantations.
Until the 1980s there wasn’t much interest in Costa Most Americans didn’t even know where it was and often confused it with Puerto Rico. Then retirees and other exats began to discover the country. Prices were really affordabe through the 90s.
The new millenium brought better roads with more accessibility to the country’s remote areas including its spectacular beaches. The new airport in Guanacaste really opened up the Northern Pacific area. The planned airport in the southern zone is expected to do the same.
There has been a virtual real estate boom in last few years for the reasons above, the coming of age of the Baby Boomers and an increased interest by big developers and players. Steve Case of AOL.com announced he will invest 900 milion in Costa Rica. Mel Gibson just spent over $25 million on a huge ranch. And Walmart invested hige sums of money. Costa Rica is now considered one of the five most emerging real estate markets in the world.
In the States you can’t go to a party without talking to someone who has been here or knows somebody who has moved here or invested in property. Costa Rica is indeed the buzz word.
(2) Real Estate Brokers
The real estate industry is in its infancy in Costa Rica. There is NO regulation or licensing for real estate brokers in Costa Rica. Anyone who says they are licensed is not telling the truth EVEN if they work for an international company like Centruty 21, Coldwell Banker or Remax. Consequently you have to be careful. There are hundreds of American carpet baggers who have jumped on the real estate bandwagon here to try and get rich quick. People who have lived here a short time become instant real estate agents. Indeed miracles do happen in Costa Rica. Real estate websites abound with information about retirement and real estate, so it is very hard for potential buyers to know who they are dealing with. In my bestselling book, “Christopher Howard’s The New Golden Door to Retirement and Living in Costa Rica” I have an extensive section on real estate where I tell how to find a broker and make a couple of recommendations (like Costa rica real estate). In my new guidebook, “Christopher Howard’s Official Guide to Real Estate in Costa Rica” I go into more detail on the subject.
Broker’s fees usually range from 5 to 10 percent. The latter can be for raw land. Fees are negotiable.
(3) Renting and Rental Laws
For those people who are not going to buy there are plenty of homes and apartments for rent in Costa Rica, especially around larger cities and towns. Depending on location and budget prices can range from a couple of hundred dollars a month to thousands of dollars on the upper end. Basically there is something for everyone. Rental laws are tricky and contracts should be used to protect both the renter and landlord. A good lawyer can explain the nuances of the law. In Chapter 2 of “The Golden Door to Retirement and Living in Costa Rica and in my real estate book you can find detailed information about rentals in Costa Rica.
(4) How to Buy Real Estate and Transfer Costs
(A) If you can’t afford to buy a house in the United States or Canada, prices for decent homes in Costa Rica begin at about $50,000 in a Costa Rican neighborhood Financing available for new homes if you become a resident. If you finance monthly payment includes a life insurance policy that pays off the loan in full in the event of death of the owner.
Property taxes are only .025 of one percent of the homes “declared value.”
So you will certainly pay a lot less than you do in the States.
You do not have to be a resident of Costa Rica to own property and you are entitled to the same ownership rights as citizens of Costa Rica. Ownership of real estate in Costa Rica is fully guaranteed by the constitution to all foreigners. This means your purchase here can be fully secured and safe. Unlike Mexico, some beachfront property may be purchased. However, the 200-meter strip of land along the seacoasts is owned by the government and for public use.
Purchasing property in Costa Rica is very different from making a similar purchase in your home country. The laws of Costa Rica and the property registration process can be somewhat confusing to a foreigner. Your best bet is to work with a broker or real estate consultant when looking for property.” When you find a property, your broker can help you negotiate the price and explain your financing options.
Be aware Real estate deposits and escrows here are very different. Escrow accounts are virtually non-existent unless you are dealing with a title insurance company or have a legal arrangement with your lawyer.
If interested in property, you should first check the status of the property at Registro de la Propiedad (like our land title office). Your lawyer can do this for you. The whole procedure is explained in my books.
If a property appears free and clear of encumbrances, you can then proceed. Your lawyer should then draft a transfer deed or escritura de traspaso to move the ownership from seller to buyer. The transfer deed should include details about financing of the property. In Costa Rica the buyer and the seller usually share the closing costs, unless otherwise agreed, which normally run about four to five percent of the total purchase. A small real estate transfer tax, or 1.5 percent of the actual value, is included, as well as a registration fee, stamps and notary fees, which vary depending on the price of the sale.
Title insurance is optional but advisable. It is common practice with many lawyers in Costa Rica to lower the actual amount paid on a sale to a much lower sum on paper to reduce land transfer tax. This can be risky and problems may arise later on. Make sure you understand what you are expected to pay.
Property may be purchased individually, between several people or in the name of a corporation (sociedad anónima). Buying and registering a property in a corporation has many advantages, mainly, asset protection in the event of a divorce or a lawsuit. When a corporation owns the property, the sale or purchase of the company can be negotiated so you don’t have to pay property taxes or stamp fees. All you have to do is change the board of directors, the legal representatives of the corporation, and transfer the shares.
(5) Financing
In the old days it really didn’t exist here. Now there are a variety of options for both Costa Ricans and foreign residents. Both state and private banks offer financing in dollars. Interest rates are higher than the the U.S. and terms are as long as 25 years. There is also some private financing available. Americans may not need financing if they have a line of credit from home or can get a home equity loan on their property in the States. A well-kept secret is that foreigners may use pre-tax IRAs from the United States to purchase property here. This procedure is perfectly legal. Please see my books for details.
(6) Title Insurance in Costa Rica
Title insure has been available in Costa Rica. Companies have been operating here for years. These companies protect buyers by guaranteeing the property is free of any liens and other impediments that cold hinder the purchase process and/or restrict the owners rights. The cost ranges from.5% to1.5% of the pruchase price.
(7) Hazard Insurance
Home insurance is available in Costa Rica. Insurance is available against fire, theft, home liability and natural disasters. At present the National Insurance company is the only choice, but with the passage of the CAFTA other companies will son be offering home insurance. Some of the details of the coverages are confusing and complicated, so, please refer to my books for details.
(8) Building, Building Costs and Permits
In Costa Rica you can build your retirement dream house since land, labor and materials are inexpensive. However, think twice about undertaking such a project because you could be flirting with disaster. Many foreigners who have built homes complain that it sounds easier than it really is. They would not do it again because of costly delays, permits, sometimes unreliable labor, fussy building inspectors, different laws and building codes and many other unforeseen problems. Be sure to talk with foreigners who have built homes to see what obstacles they encountered. Costs depend on location, materials and the size of the home you want to build. You generally pay $500 to $1,000 a square meter or $45 to $90 a square foot or sometimes less in more rural areas.
