Nicoya Real Estate: Houses and Land for Sale in Costa Rica

Nicoya is both a town in Guanacaste and the name of the peninsula that stretches along the Pacific coast. The town itself is an agricultural and cultural centre, with a colonial church and a strong local identity. The peninsula's beaches include Sámara, Nosara, Santa Teresa and Malpaís, and the area is known as a "Blue Zone" because of the longevity of its residents.

Buyers in the peninsula range from surfers and yoga communities to retirees. Roads can be rough, especially in the rainy season, and a 4x4 is often helpful. The Daniel Oduber airport at Liberia is the main gateway, with domestic airstrips at Nosara and Sámara. For other options compare Ojochal in the south, Tamarindo and Flamingo.

Foreigners have the same property rights as citizens on titled land, but the first 200 metres from the high tide line is the maritime zone, where concessions apply. Check the title at the National Registry and use a Costa Rican attorney.

Approximate costs (verify locally): transfer tax of 1.5%, registry and legal fees (roughly 3% to 4% in total), and agent commission of 5% to 6%. Annual property tax is about 0.25% of declared value. Investor residency may be available at around US$150,000 in qualifying investment. Our Costa Rica consultation guide, financing page and country page go into more detail.

The town of Nicoya is inland and offers lower prices, shops, schools and a hospital, but no beach. Coastal communities on the peninsula offer surf, yoga and tourism, along with higher prices and higher living costs. Buyers often choose a house in a beach community and travel to Nicoya or Santa Cruz for services. Check which community each listing sits in, since prices differ widely from place to place, and ask about rental potential if you plan to let out the property in high season.

Water supply is a key issue on the peninsula in the dry season. Ask whether the property has municipal supply, a community system or a well, and what its flow rate is. Roads vary from paved highways to rough tracks. Electricity is reliable in towns but patchy in some remote areas, and internet speeds differ. Visit in the rainy season to see how the road and drainage behave.