Picture a hammock strung between two palm trees, ocean in the background. That is the Costa Rica everyone comes here for, and it is real. But getting there without the pitfalls takes more than falling in love with a view. You can relax right now, because I am going to walk you through the mistakes I see buyers make, so you can avoid every one of them yourself. I have spent 30+ years in international business, sales, and negotiation, and that background taught me one thing: honesty saves everyone time and money. Here is the feedback I give buyers, the kind most agents will not say out loud because they are afraid of losing the sale.
I will tell you to walk away
If I see red flags on a listing or its surroundings, I say so. Even if it means you do not buy. Even if it means I do not get paid. It is my job to keep your investment safe, not to close a deal at any cost. That is what a buyer’s agent is for.
Come to Guanacaste before you buy in Guanacaste
I get calls from people who want to retire here and have never once set foot in the country. You cannot buy a life here sight unseen. Come first. Check out the neighborhoods. Experience rainy season. Rent for a while in different areas. Then decide.
Financing and cash
Do not assume you can walk in and get a mortgage here the way you would at home. There are options, but they are limited, and cash is still king in this market. Talk to me before you assume anything, I can point you in the right direction.
Due diligence is not optional
Skipping due diligence to save time is one of the most expensive mistakes I see. So is not budgeting for closing costs, which buyers routinely underestimate.
Your team should include someone representing only your interests as a buyer, separate legal counsel for due diligence and closing, a licensed escrow provider, and independent inspectors who do not report to the seller’s agent.
Use a licensed escrow provider as a neutral trust, never wire deposit money directly to a seller or developer. And get a proper inspection from a neutral, independent inspector, not someone recommended by the other side. For a full walkthrough of the process, see my guide to buying property in Costa Rica.
Do not save on the survey or soil study
This is peanuts compared to your investment. Skipping the survey to save a few hundred dollars is a classic first-timer mistake, one that can cost a lot if boundaries do not match the title. It is not uncommon that properties in Costa Rica are built over the property line or without the mandatory setbacks. You will not know until you check. I made this mistake myself when we bought our first lot, using the survey the seller provided instead of organizing a new one, nobody told me.
Same with a geotechnical study about the quality of soil: some soils have to be replaced to build on the lot, and this can easily cost tens of thousands of dollars. You need this study anyway for CFIA approval of the structural plans that go to the municipality to get the building permit. CFIA is the Colegio Federado de Ingenieros y Arquitectos, Costa Rica’s professional licensing body for engineers and architects. Get your own overview and then decide.
Check the water situation first
Water is not guaranteed the way you might assume, especially on a lot that has not been built on yet. Check the water situation before you fall in love with a property, not after you have already made an offer. This rainy season we have had little rain due to the El Niño phenomenon, and water runs very low in Guanacaste. A few days ago, the Tico Times published an article on the water situation.
This is also something you have to take into account: get a water tank for your dream property, if it does not have one!
Work with one agent, not five
Working with several agents at once feels like covering your bases. It is not. Choose one you trust and stick with them. You will get better access, better advice, and someone who is actually accountable to you.
Think ahead, and test it before you buy
That ocean view could be obstructed the day someone builds on the lot below you. Pick your school first, then look for a neighborhood, not the other way around. The same goes for a golf course, a favorite restaurant, or anything you plan to visit often. Go and try the drive yourself before you buy. If you are unsure about a neighborhood, a community or a lifestyle in general, ask me for advise or rent there first.
Distances are not what they look like on a map
A property that is only a few miles from the golf course, the school, or the doctor can still mean a slow drive. Roads here are normally only one lane, and traffic can crawl even over a short distance. Do not judge a location by miles on a map, judge it by the actual drive at the actual time of day you would be making it.
Community, and who actually lives there
Ask how a community actually lives day to day if you want to move here full-time, not just how it looks on a tour. Some communities are ghost towns most of the year. Others are Airbnb heaven with a rotating cast of strangers. Neither is wrong, but you should know which one you are buying into.
HOA and property management are not a footnote
If you are buying an investment property, HOA fees and property management are a substantial part of your real cost of ownership. Budget for them like you would a mortgage payment, because they do not go away.
Pre-construction: paper is patient
Pre-construction is not the same as reality. We have a saying in German, Papier ist geduldig, paper is patient, and beautiful renders do not necessarily resemble the finished result. Buying into a new development means construction around you for years, bare lots next to your future dream home in the meantime, and if a community has no bylaws, any style of house can go up beside yours. Buy what exists today, not the promise of a paved road or a beach club that can take years to materialize, or never comes at all.
Pura Vida does not mean fast: timing the market and the build
Timing the market cuts two ways. Some buyers wait and watch from the sidelines while prices keep rising anyway, we all know that the best time to buy was years ago.
Others buy the land and assume building is quick, without budgeting real time for an architect, CFIA approval of plans, HOA approval if the lot is in a community, permitting and bureaucracy, interior design and appliances that take time from order to delivery, landscaping, and more. I made this mistake myself, buying a lot and assuming we would have our dream house built within a year. We moved in four years later, due to various reasons. Plan for the actual timeline, and ask me for my trustworthy network of architects, contractors, and providers before you start the process.
Rainy season in Guanacaste is gorgeous, and honestly the best time to buy
Real estate high season here is the dry season, and this is what you miss if you only come during that window. Storms roll in most afternoons, mornings stay bright and fresh, and everything turns a beautiful emerald green. I love the green season in Guanacaste! In high season, many properties are rented out, which makes showings harder to organize and schedule around guests. Without the crowds, you get a real feel for a neighborhood, how it actually lives day to day, not the version dressed up for peak tourist months. You also see a property honestly: how the road holds up, where the water pools, whether the roof does its job. Buying in rainy season is not a compromise. It often means a clearer picture of what you are actually getting.
The bottom line
None of this is meant to scare you off. It is meant to save you from finding out the hard way. My job is not to collect listings or tell you what you want to hear. It is to get you into the right property, with your eyes open, and your interests actually represented. If that sounds like the kind of buyer’s agent you want in your corner, let us talk.
Frequently Asked Questions
What is the biggest mistake buyers make when purchasing property in Costa Rica?
Skipping due diligence, including using the seller’s survey instead of ordering an independent survey and soil study, can cost buyers tens of thousands of dollars if property boundaries or soil conditions do not hold up.
Should I buy property in Costa Rica during rainy season?
Yes. Rainy season, also called green season, is Guanacaste’s real estate off-season, which means fewer crowds, more attentive agents, and a clearer look at how a property actually performs, from water drainage to road access.
What is CFIA and why does it matter when buying in Costa Rica?
CFIA, the Colegio Federado de Ingenieros y Arquitectos, is Costa Rica’s licensing body for engineers and architects. Construction and structural plans must be approved by CFIA before a municipality will issue a building permit.
Can foreigners get a mortgage in Costa Rica?
Financing options exist for foreign buyers, but they are more limited than in the US or Europe, and cash offers are generally preferred in this market.
Do lots in Costa Rica come with a guaranteed water connection?
No. A lot does not automatically come with a water availability letter, and water access should never be assumed. Before making an offer, ask your buyer’s agent to confirm water availability directly, and budget for a water tank if the property does not already have one.
How do I find a trustworthy buyer’s agent in Costa Rica?
Look for someone you trust and feel truly represented by. The first quality to look for is honesty, someone who will tell you the truth even when it is not what you want to hear. I work primarily as a buyer’s agent in the Tamarindo and Guanacaste area, backed by 30+ years of negotiation experience and CCCBR and NAR licensing, and my job is to protect your interests, not to close a deal at any cost.