NOTICIAS

Known for having the most stable and democratic government in Central America, Costa Rica has long been an immensely popular hotspot with expats.

Things don’t appear to be changing as the tropical land remains as popular as ever with just about everyone from retirees to young digital nomads.

From busy cities to the peaceful idyll of the countryside to miles of clean shoreline, Costa Rica has something for everyone.

There are many benefits to being a resident of Costa Rica but, the main question facing you is whether Costa Rica is just what you’re looking for? Or are you looking in general for a second residence in Latin America with a thriving real estate market?

Either way, broaden your horizons and save yourself time and legwork by talking to the experts at Nomad Capitalist. Our team will help you explore Costa Rica’s possibilities and decide if it’s the right place for you or whether you need to look further afield.

Costa Rica Overview

Costa Rica is a tropical paradise with so much to do, see and explore, from the surf of its beaches to the turf of its forests.

This Central American country has just over five million inhabitants, three million of whom live in the capital, San José. Many of the locals and most of the tourists who flock here all seek the ‘pura vida’ ( pure life), a common expression that sums up the laidback lifestyle enjoyed by immigrants and locals alike.

Residency in Costa Rica: Program Options

Costa Rica offers a range of residency options that are simple and inexpensive if you want to stay longer than the time permitted by a tourist visa.

Chief among Costa Rica’s residency attraction, is the fact the country doesn’t have much in the way of physical presence requirements. Once obtained, you’ll need to maintain your residency by spending at least one day a year in Costa Rica and retaining your investment. To qualify for permanent residency after five years, you only need to visit Costa Rica once a year every four years.

Inversionista Residency Status

The investor (inversionista) visa requires a minimum investment of US$150,000, which can be made in active businesses, real estate, national interest projects, stocks or securities or sustainable tourism infrastructure.

An application may include an applicant’s spouse and children under 25 years, or older with disabilities. This visa grants a temporary residency permit which is valid for two years and can be renewed for the same period.

Temporary residents are not authorised to work in Costa Rica. After maintaining residency as an ‘inversionista’ (a legal resident) for three years, you can apply for permanent residence without restriction in the country.

This permanent residency requires at least one renewed identification card after two years. Permanent residents must also regularly renew their residence.

Required Documents:

You will need to present the following documents when applying for this visa:

• A birth certificate authenticated by the Costa Rican consulate in the country where it was issued or legalised by an Apostille stamp

• Certificate of Criminal Background Check legalised by the Apostille process or authenticated by the Costa Rican consulate in the country where they were issued

• A marriage Certificate authenticated by the relevant Costa Rican consulate or legalised by the Apostille process

• Fingerprint registration

• Certified copy of the entire passport (including blank pages)

• Two passport photos with a white background

• Payment of application fees and expenses

• Consular registration at the local Costa Rican Consulate of their country of origin

• A detailed description of the investment

• Documents proving the investment

• Special power of attorney where necessary.

Rentista Residency

The essential requirement for applying as a rentier (‘rentista’) resident is that the applicant, including their family group (either spouse or partner, parents, single siblings and children), must receive a monthly income of at least US$2,500 for a minimum period of two years. A rentier is someone who derives their income from property or investment.

Another option is if the applicant shows they have a US$60,000 investment in a Costa Rican bank.

For these options, you’ll need to prove ‘rentista’ residency income with an official letter issued by a financial institution, foreign bank, CPA certificate or other titular entity certifying that you will receive said income monthly for the next two years. In the case of investment in a Costa Rican bank, the local banking institution must issue the necessary letter.

The rentista residency is valid for two years and can be renewed for an additional two years. You’ll become eligible for permanent status after three years of temporary residency.

Required Documents for Rentista Residency:

Have the following documents ready once you choose to apply:

• Birth certificate

• Certificate of Criminal Background Check

• Marriage certificate if your spouse also wants residency

• Proof of income requirement issued by a competent authority by way of a statement verifying that only the applicant will receive said monthly amount for the next two years

• Fingerprint registration at the Immigration Department

• Certified copy of the entire passport (including blank pages)

• Two passport photos with a white background

• Payment of application fees and expenses

• Consulate registration

• A detailed description of the investment

• Documents proving the investment

• Special Power of Attorney where required.

Pensionado Visa

To qualify for a pensionado (retired) visa, you must receive a lifetime monthly pension of no less than US$1,000 per month and also be able to prove it. While this residence is, of course, most common for older persons, there is no age limit for a pension recipient.

Required Documents for Pensionado Visa:

The government requires the following documents for the pensionado (retired) visa:

• Police certificate of good conduct from the last ten years

• Birth certificates are required for you, your spouse, and all dependant children up to 18 years old or up to 25 if a university student

• Income certificate

• Pensions from government agencies must have a letter stating that the government pays the pension

• Pensions from other institutions must have a statement verifying the type of institution paying the pension.

Digital Nomad Visa

Costa Rica’s government recognised the country’s potential as a remote work hub and a source of income for the tourism industry and introduced the Digital Nomad Visa in 2022.

When applying for the Digital Nomad Visa for Costa Rica, applicants need to demonstrate a minimum monthly income of US$3,000.

The visa for remote workers enables them to legally stay and work in the Central American nation for up to a year, with the option to renew for another year. To renew this visa, remote workers must demonstrate that they have been residing in Costa Rica for a minimum of 180 days.

To qualify, applicants must be self-employed or work for a foreign company and demonstrate a monthly income to support themselves and their family in Costa Rica.

Required Documents for the Digital Nomad Visa:

As soon as you’re ready to apply, have these documents ready for review:

• Application form

• Twelve bank statements for the previous year proving a monthly income of at least US$3,000 (US$4,000 for a family)

• Receipt confirming payment of government fees

• Proof of health insurance

• A passport copy

• Marriage certificate (if applicable).

An official translation must accompany all the documents in Spanish in the visa application.

Costa Rican Residency Benefits

Accessibility

Four international airports connect Costa Rica with the rest of Central America. Juan Santamaría International Airport is the main one, offering flights to and from Europe and the US.

Costa Rica also has an extensive network of local airports, many of which boast private jet facilities. A coast-to-coast journey takes about three hours by car on well-maintained roads.

Routes To Citizenship

Costa Rica does not offer citizenship by investment, while exceptional citizenship is rare and only granted to those appointed to a government position.

Citizenship by naturalisation is possible, but it takes seven years. Another downside is that you have to spend more than 183 days a year in Costa Rica for each of these seven years spent in the country.

A New Passport

If you do choose to go the citizenship route, a Costa Rican passport gives you visa-free, visa-on-arrival, or eTA (electronic Travel Authorisation) access to 143 countries and territories. This passport ranks 55th on the Nomad Passport Index and is one of the strongest travel documents in Central America.

Education

Schooling is generally free in Costa Rica and all dependent children of citizens are legally obliged to receive an education. The country has one of the highest literacy rates in the region. There are international schools following various international curriculums.

Healthcare

Once you obtain residency, you will need to maintain national health insurance and retirement insurance payments. The national health insurance and social security system, Caja Costarricense de Seguro Social (CCSS), covers all Costa Rican residents.

Why Costa Rica?

Costa Rica offers a low-cost, Pura Vida lifestyle, stunning beaches and much more. It’s home to a large expat and retiree community and is known as one of the safest countries in Central America.

It operates under a territorial tax system, meaning the only income you need to pay tax on is the income earned within the country. The same principle applies to corporate tax, as foreign-sourced income is tax-exempt.

Whatever your needs, Nomad Capitalist can help you go where you’re treated best. All you need to do is reach out to us, and let us handle the rest.

https://nomadcapitalist.com/global-citizen/costa-rica-residence/

In many ways, Costa Rica is a victim of its own success. Its beautiful beaches, abundant wildlife, and stable democracy have made it an attractive destination for tourists, as well as expats, who over the years have descended on this Central American “utopia,” bringing with them disposable income and a “higher quality of life,” which includes an increased cost of living for everyone

Inflation is felt around the world, but in Costa Rica, it has gone into hyperdrive since the pandemic, where rents have doubled, and the price of gas and groceries continues to rise with no sign of leveling out. The result is that many locals are having to move because they can’t afford to live in their own neighborhoods anymore.

The rising cost of living is most acutely felt along the Pacific coast, especially in tourism hotspots, such as Nosara, Santa Teresa, Manuel Antonio, and Costa Ballena. While tourism is a major contributor to Costa Rica’s economy, and although it supplies over 180,000 jobs to Ticos across the country, inflation has outpaced average wages, resulting in locals relocating further away from their places of work, where the cost of living is more compatible with their paychecks. The ramifications of this are longer commutes and less time spent with families, not to mention higher gasoline costs, as well as wear and tear on vehicles. In a nutshell, Ticos are being displaced, often from neighborhoods they have lived in their entire lives.

The term “gentrification” is often used to describe the phenomenon when the more economically well-off move into a lower-income neighborhood and consequently transform it by attracting new businesses, driving up rent, and often causing the locals to move to more affordable locations. Examples of this can be seen in neighborhoods such as Harlem in New York City or Casco Viejo in Panama. Guy Phillips, a resident of Dominical and former Assistant Secretary for Resources and Energy of California, suggests that the term “gentrification” is rooted in the idea of “gentry” or “higher” class and relatively greater wealth coming to an area.

This can lead to better schools, better access to healthcare, and other services, which on the surface sounds like a positive change. However, Dr. Phillips points out that one must look at the whole picture: if one group is moving in, another is pushed out, and historically, this has been white people displacing minorities from neighborhoods their families have lived in for generations. So, “gentrification” tries to put a positive spin on a phenomenon that doesn’t affect all people positively.

Others have used the term “neocolonization” to describe what is happening in Costa Rica. This conjures up images of European powers arriving to lands occupied by indigenous peoples and either outright enslaving the natives or subjugating them to the point where they lose connection with their cultural roots.

While this term packs a powerful rhetorical punch in the minds of the public, it can also backfire if people see it as hyperbole bent on manipulating others into accepting a political agenda. Ignacio Guerrero, owner of Soul Trip, a company specializing in acupressure, traditional medicines, and herbalism, has said that while the term “gentrification” overly simplifies the issue, calling people “neocolonists” for moving to a country they love isn’t exactly fair either. Dr. Phillips has suggested that “touristification,” or the conversion of an area to attract tourists, is a more accurate way to describe what is happening on the Pacific Coast. Regardless of the nomenclature, some Ticos feel growing animosity towards foreigners, whom they perceive to be the perpetrators of the negative impacts of the skyrocketing influx of tourists with foreign investments.

There is a palpable animosity in local communities towards foreigners, claims Ignacio Guerrero of Soul Trip. While some are vocal in their resentment, there are others who feel indignation but stay silent because they do business with foreigners and don’t want to sabotage their livelihood. Ignacio, who is Costa Rican, said that as a business owner, he hasn’t been hurt financially, but has had to raise his prices to keep up with the rate of inflation, which hurts him on an emotional level because he cares about the effect it has on other Ticos.

The effects of inflation are not felt as sharply by foreigners, who are generally more financially equipped to weather the storm of rising prices. In addition, Ignacio points out that this financial disparity makes it more difficult for Ticos to compete with foreigners when it comes to investing in properties. This imbalance is what many see as one of the principal causes of the rising costs of living.

In recent years, the shift of land ownership in Costa Rica from locally owned to expat-owned is the principal cause of anger some locals have towards foreigners. According to Climate Advocates Voces Unidas (CAVU), an organization that supports local solutions to environmental problems through visual storytelling, in a video they produced entitled “Los Senderos del Cambio” (“The Paths of Change”), 85% of coastal lands in Costa Rica are now owned by foreigners. Another video by The Center for Responsible Travel, called “The Goose with the Golden Eggs,” features Nino Rodrigues, a local from the Osa Peninsula, who explains how his father owned 1,000 acres of land in Cabo Matapalo, but sold it to a foreign investor for what seemed at the time to be a large sum of money.

After a few years, the money was gone, and Nino returned to the land, now a retreat center, to work as a gardener. Merlyn Oviedo, owner of Danta Lodge, states that this is a common story: local landowners, who often don’t have a strong grasp of how much property is worth, sell their land, buy a car and a small house with that money, and then see that money disappear in a couple of years. Meanwhile, the value of their old property appreciates, and the people who bought the land end up making a fortune.

To complicate matters, locals face further economic pressure from large-scale tourism projects, of which both foreigners and Ticos are involved. Dr. Guy Phillips points out that these are multi-faceted endeavors that include hotels, residential homes, restaurants, and other activities which have a self-contained commercial value and, if greenlit, will out-compete the local businesses in town. José Lino, former President of the Environmental Tribunal, agrees with this assessment.

In “The Goose with the Golden Egg,” he claims that large groups and multinational companies, who purchase land to develop resorts, will buy from large suppliers to minimize costs and maximize profits. In contrast, small and medium-sized businesses tend to do business with the local communities. So, Costa Rica, a country dependent on tourism, needs to think about what type of tourism they want to attract to the country. Do they want to bring in large hotel chains that give back very little to the community or smaller ventures that have the opportunity to provide jobs and stimulate local businesses?

Many locals also point to the increase in vacation rental homes as another culprit in the rise of the cost of living. Natalia Sanchez, a Costa Rican property manager, has been living in the Costa Ballena area for 20 years. She is concerned that the rise of Airbnbs, especially since the COVID pandemic, has replaced single-family homes, reducing a sense of community in places such as Uvita. According to a press release by EIN Presswire on August 22, 2024, “83.33% of the leading 30 Costa Rican investment properties employ a professional property management company or have a host who manages over five different vacation rentals.”

This suggests that larger vacation rentals are consolidating property management jobs and minimizing employment opportunities provided by small-scale hoteliers. Natalia states that there needs to be a clear plan regulador, or zoning plan, in these areas that limits the number of Airbnbs and protects local businesses. While she thinks that the local government is not doing enough to provide resources that the community needs, she also finds fault with the community itself for not being more organized and putting pressure on the local governments to provide these resources.

Local community leaders have suggestions on how to address these financial challenges and empower locals. Natalia Sanchez believes that petitioning local municipalities to offer services, such as English classes, can help locals develop skills to capitalize on the growing tourism industry in their area. Others have suggested that entrepreneurial seminars can encourage locals to keep and utilize their lands for the purpose of starting their own businesses.

Some families have shown this to be a financially successful model by offering tours on their properties in sustainable farming, chocolate or coffee production, and interpretive nature walks. Pilar Salazar, Co-founder of Bodhi Surf + Yoga, said that the community of Bahía Ballena has changed significantly over the years, but it isn’t all negative. She claims that when she first moved to the area from San José back in 2008, there weren’t many jobs, and the growth in the tourism sector has provided opportunities for locals. However, she mentioned that the growth has continued without restrictions, which is why the community needs a plan regulador to promote sustainable real estate development.

Pilar adds that change is constant, and communities need to adapt, which means that everyone with a voice should have a seat at the table and work together to form collaborative solutions. For instance, she states that if the rise in vacation rentals is having a negative impact on communities, both the local businesses and the Airbnbs should sit together to develop strategies to mitigate this issue.

Pilar suggests that communities such as Costa Ballena could benefit by not putting all their eggs in one basket and relying exclusively on tourism for the local economy, but rather focusing on developing additional projects, such as a marine research center or other endeavors that support the local economy and don’t alter the alma, or soul, of the area. Achieving these changes requires initiative. Pilar points out that people often say, “We should do something,” but what they

are really saying is, “Someone should do something.” It takes a single person in the community to motivate everyone to take action, so these leaders need to be identified and supported to get the ball rolling.

Foreigners who are concerned about what is happening to locals in their adopted country can also get more involved in the community, but unfortunately, locals and expats don’t always collaborate together due to perceived cultural differences or language barriers, and this can prevent them from achieving a common goal. Pilar Salazar points out that all — Ticos and foreigners alike — have a commonality, which is that everyone is benefitting from the beauty of these coastal areas, so it is everyone’s primary responsibility to preserve them.

Secondarily, she states that transplants to these areas (whether from another country or another part of Costa Rica) have a responsibility to the communities because, by moving there, they have stirred up the lifestyle of the longstanding residents. Therefore, Pilar said, it is important for business owners to provide opportunities for local workers, not just in terms of a paycheck, but also for personal growth, which allows them to develop skills and empowers them to pursue a career that brings fulfillment and a sense of purpose to their lives. She adds that ideally, if employers invest in their employees by providing transportation or, even better, setting them up with affordable housing, it will make the workers feel valued, which results in more commitment and higher morale in the workplace.

While expats may feel constrained due to their lack of citizenship, they too can help by not buying homes from large developers who have exploited local landowners. Tourists can do their part too by supporting small-scale local tourism. With all these ideas taken together, the displacement trend can start to reverse.

In Austin, Texas, a famously eclectic city that also saw a rapid transformation from the influx of migrants, the slogan “Keep Austin Weird” was used as a reminder of the importance of supporting local businesses and maintaining the city’s cultural soul. Costa Rica finds itself in a similar situation. Through community programs that equip locals with the skills to capitalize on the tourism industry, while simultaneously pressuring local governments to enforce plans that help protect communities from the pressures of touristification, Ticos and expats can join together to “Keep Costa Rica Local.”

Ryan Meczkowski is a Naturalist Guide and Founder of Simbiótica Adventures, which offers night tours and educational nature excursions in Uvita de Osa.

ByRyan Meczkowski

https://ticotimes.net/2024/11/02/costa-rica-gentrification-and-large-scale-tourism

There are no restrictions on foreign property ownership in Costa Rica. However, no one can own property within 50 meters (164 feet) of the ocean (to allow public access to beaches), and the next 150 meters (492 feet) is classed as a Restricted Zone.

There are exceptions to this—some parts of Jaco and Golfito, for example, have titled waterfront and beachfront land, but these are the exception rather than the rule.

Maritime Zone laws govern these 200 meters of beachfront. Nothing can be built in the 50 meters (164 feet) closest to the water and development is only allowed on the next 150 meters (492 feet) through a government “concession.” This is like a lease (although buyer beware, it is not a secure form of leasehold that you may be used to back home…and there are restrictions on foreigners with these concession leases (it becomes easier if the foreigner has been resident in Costa Rica for more than five years).

You are normally only allowed to build tourist ventures (B&Bs, bars, for example) or temporary structures on concession land, not permanent residences. This means that anyone shopping for property should be doubly cautious about buying oceanfront real estate. Before entering a transaction, insist that your attorney verify that the title is good. Check with a trusted attorney in Costa Rica for details and for help with due diligence on coastal properties.

What Kind of Title Issues Could Occur When Buying Real Estate in Costa Rica?

Costa Rican law requires that all documents relating to an interest and/or title to property be registered in the property section of the National Registry. Most properties have a title registration number known as the folio real, and the records database can be searched with this number or by name index.

A National Registry report provides detailed information on the property, including the title holder's name, boundary lines, tax appraisal, liens, mortgages, recorded easements, and other recorded instruments that would affect the title.

Since Costa Rica follows the doctrine of “first in time, first in right,” recorded instruments presented to the National Registry are prioritized according to the date and time they are recorded.

Basically, the rightful owner is whoever has the oldest title to a property. In some cases, a review of the National Registry record will not be enough to uncover all encumbrances.

Even if the seller has a title for the property, there could be someone out there with an older claim.

That is why the buyer needs to have his or her own attorney conduct an independent title search and investigation rather than rely on the seller’s attorney.

What You Should Know About Costa Rica Title Insurance

Title insurance is not currently available in Costa Rica. This is why it’s vital you find a good attorney who will do a thorough title search for you.

RETA members who buy in Costa Rica (and anywhere else) have the peace of mind that comes from knowing that extensive due diligence has been carried out for any Costa Rica real estate opportunity they receive.

How to Check Costa Rica Property Titles Yourself

All property titles in Costa Rica can be found at the National Registry site. It’s in Spanish, but the process of searching for titles is straightforward.

A detailed guide on how to use the National Registry site to search for titles can be found here.

Property Tax Registration in Costa Rica

While your property deed is recorded in the National Registry, you pay your property taxes at the municipal government office, closest to where your property is located.

Many buyers assume that the local property tax information will be automatically updated with the recording of the deed in the National Registry. Still, the buyer should file a copy of the property transfer deed directly with the local municipal government office themselves to ensure the records are updated.

Who Pays Closing Costs in Costa Rica?

In Costa Rica, closing costs are traditionally paid by the buyer, while the seller pays the real estate commissions.

Closing costs in Costa Rica tend to be higher than in the United States or Canada. However, annual property taxes are much lower, ranging from 0.25% up to 0.55% according to the value of the property.

What are the Closing Costs in Costa Rica?

Closing costs involve the following:

• transfer taxes (paid to the government).

• Notary fees, documentary stamps, and legal fees.

• VAT/IVA costs.

How are Property Taxes Calculated in Costa Rica?

The cost of all property taxes is calculated as a percentage of the property’s value.

The value of the tax is 0.25% of the purchase price of your property, or the value assigned by the National Registry.

As an owner, you are responsible for having your home’s value assessed every five years. Failure to do this could result in a penalty.

What Homes in Costa Rica Have to Pay Luxury Tax?

For properties that are valued at 126 million colones or more, (about $247,073 at the current exchange rate), a luxury property tax must be paid. The tax rate is on a sliding scale, ranging from 0.25% to 0.55%. This tax is in addition to the annual property tax of 0.25% and equates to roughly $250 to $500 per $100,000 of your declared property value.

How Much is the Real Estate Transfer Tax in Costa Rica?

The government collects a property transfer tax (Impuesto de Traspaso), equal to 1.5% of the registered value of the property. The National Registry will not record a transfer deed unless the transfer taxes and documentary stamps have been paid.

What Documentary Stamps are Required?

The government requires that the following documentary stamps be affixed to the deed.

• Municipal Stamp (Timbre Municipal)

• Legal Bar Association Stamp (Timbre del Colegio de Abogados)

• Agricultural Stamp (Timbre Agrario)

• National Archives Stamp (Timbredel Archivo Nacional)

• Fiscal Stamp (Especie Fiscal).

The National Registry also imposes its own tax of 0.5% on documents presented for recording to the National Registry (Derechos de Registro).

What are the Notary Fees in Costa Rica?

The notary who drafts the contract for sale, carries out the real estate closing, and records the property title transfer is entitled by law to a fee based on a percentage of the value of the transaction.

The rates work on a sliding scale and are as follows:

• Up to 10,000,000 colones is a 2% fee.

• 10,000,001 to 15,000,000 is an additional 1.5% fee.

• 15,000,001 to 30,000,000 is an additional 1.25% fee.

• 30,000,001 and above is an additional 1.00% fee.

How Much VAT is Added to Costa Rica Real Estate Purchases?

A 13% VAT is added to all legal fees when buying real estate in Costa Rica. VAT is known in Costa Rica as IVA, and is added to all services in Costa Rica, not only real estate.

The VAT/IVA is paid directly to the government.

What are the Real Estate Laws in Costa Rica?

In Costa Rica, foreigners are given the same real estate ownership rights as Costa Ricans.

In addition to the laws protecting beach access, and the maritime zone mentioned earlier, there are some other real estate laws unique to Costa Rica which you should be aware of before buying real estate in Costa Rica.

Titled Ocean-front Property

In 1976, all owners of ocean-front land were required to register the land with the local and national public registry offices. In return, they were given full title to the land, despite it being within the 50-meter zone.

While most homeowners registered, some did not. If you want to buy an ocean-front home in Costa Rica, ensure it comes with this title, or you could be in for problems down the line.

Frontiers

Only Costa Ricans can purchase land within two kilometers of a national border. Foreigners cannot buy in these zones.

How Much Does the Average House Cost in Costa Rica?

According to the latest information from the popular real estate platform Properstar.com, the average house price in Costa Rica is listed below. The numbers are accurate as of March 2024.

The average price for a house in Costa Rica is CRC 991,166/m² - which converts to US$1,929/m² or $179.20 per square foot.

The average price for an apartment in Costa Rica is CRC 1,181,258/m² - which converts to US$2,298/m² or $213.50 per square foot.

Where are the Most Expensive Real Estate Locations in Costa Rica?

Apartments price per m² (CRC)Apartments price per m² (USD)Apartments price per square foot (USD)Houses price per m² (CRC)Houses price per m² (USD)House price per square foot (USD)CRC 2,279,331$4,435$412CRC 1,749,978$3,405$316CRC 1,126,298$2,192$204CRC 843,017$1,640$152CRC 1,429,456$2,781$258CRC 1,375,816$2,677$249CRC 805,277$1,567$146CRC 856,231$1,666$155CRC 1,003,183$1,592$148CRC 716,575$1,394$130CRC 945,318$1,839$171CRC 1,345,545$2,618$243Not enough listingsNot enough listingsNot enough listingsCRC 587,757$1,144$106