Many people have asked me if buying real estate in Costa Rica is the same as buying real estate in the US. My answer to them is in many ways yes but in some ways no. One of the main reasons why I am investing in Costa Rican real estate is because of some very key similarities that it has to buying real estate in the US. The most important similarity to me is that real estate is fee simple, where the owner has the right to control, use, and transfer the property at will without the use of a trust or trustee. You don't have to be a resident of Costa Rica to own property and you're entitled to the same ownership rights as citizens of Costa Rica. Ownership of real estate is fully guaranteed by their constitution to all including foreigners.
Below are my recommendations when buying real estate in Costa Rica and explains the basic process involved.
Make sure that you have a current and valid passport as this will be a necessary document in order to buy real estate in Costa Rica.
Hire a good real estate broker and real estate attorney. In Costa Rica, real estate brokers do not need to be licensed. That means anyone can set up shop and sell real estate which means there is little regulation and you do not need any qualifications, training or experience whatsoever to call yourself a "broker".
When you find a property you want to buy, work with your attorney to obtain a registered plot map (plano catastrado) from the National Registry (Registro Nacional). The National Registry is the government organization that it is responsible for receiving and recording all documents that relate to real estate transactions. The plot map should clearly show the details of the property so that you can confirm what you are buying matches what is recorded. It will indicate the property size and boundaries in relation to surrounding properties so you can see its exact location. It is also not a bad idea to spend a little extra money and hire a topographer to re-survey the property and have the new plot map recorded in the Map Registry (Catastro) department which is located in the National Registry.
It is highly recommended you use a reputable international title company like Stewart Title. They can help you obtain the registration number of the property in the National Registry and help do a complete title search which includes ownership, property location, boundary lines, recorded survey, liens, declared value of the property and any other issues that might be recorded on the property. We currently are using Stewart Title exclusively for all our clients buying in our developments. All our buyers obtain a title guaranty to protect them by guaranteeing the property is free from any liens that could affect the purchase and rights to the property from a fraudulent transfer of title.
Before closing on the property, the transfer deed (esctritura) is drawn up and signed by the seller, buyer and notary.
The deed is recorded in the notary's record book with a copy given to the National Registry for registration under the new owner's name.
Payment is made of all due taxes, stamps and notary fees.
After you close on a purchase of a property in Costa Rica, it is important to obtain a copy of the closing documents signed by the National Registry naming you, or your company, as legal owners. I recommend getting an Anonymous Corporation (SA), itself registered in the Costa Rican Registry of Corporations to hold title to your property. This will provide some form of privacy and, when selling the property, there are no capital gains tax paid in Costa Rica when selling a corporation that owns the property. Also, inheritance taxes in Costa Rica are high, but an anonymous corporation's assets are never included, and the corporation never dies. Most all of our clients purchasing properties in our developments purchase the property using a Costa Rican corporation that we help setup.
Feel free to comment about this post. I would love to hear from you!
Real Estate Attorneys Just like in many parts of the United States, in Costa Rica real estate transactions are through attorneys. Title companies may conduct the closing or may provide title insurance. Real Estate Attorneys perform the actual title research and coordinate the closing process.
Foreigners are welcome and encouraged to own titled land in Costa Rica (which is not the case in some other Latin American countries). Titled land in Costa Rica is similar to fee simple ownership in the United States. Title insurance is available in Costa Rica and can be purchased through Latin American subsidiaries of well known companies such as Stewart Title. All Costa Rica real estate properties are registered in the government centralized database at the "Registro Nacional". With a property's registration number or "folio real" you can look up a title over the internet if you know some Spanish. Title is transfered through a transfer deed which in Costa Rica is called the "Escritura de Traspaso" which must be signed in the presence of a Notary Public. In Costa Rica the "Notary Public" is an attorney with an additional year of training to achieve this qualification.
When buying property in Costa Rica, you have several options to choose from on how you take title. You can take title of the property in your own name individually, jointly with a spouse or other person or in the name of a corporation. The most common practice in Costa Rica is to form a corporation and then hold title to your real estate in the name of the corporation. This is done for two primary reasons: 1- When properly structured, transferring ownership to the corporation can protect the property from liabilities which may be incurred by you in the future, as an individual. Costa Rican courts generally respect the corporate entity, as separate from the individual and with limited exceptions, will not pierce through the corporation to get at the individual. 2- When you sell property in Costa Rica, the transaction is subject to a transfer tax of 2.5% of the registered value of the real estate or sales price, whichever is greater. This tax becomes obsolete by simply selling your corporation which holds the property, to the the buyer. This will reduce your closing costs and increase your profits on the resale of your property.
Closing Costs The actual costs to close a transaction will vary, depending on the specifics. Costs may include real estate transfer taxes, documentary stamps, notary fees, title registration, title insurance. If the transaction involves the formation of a corporation this involves additional costs.
It takes between 3 and 7 hours to fly to Costa Rica from most U.S. cities, and as Costa Rica becomes more popular with North American travelers, more flights are available into San José's JuanSantamariaInternationalAirport. In addition, Delta, American, U.S. Airways, United, and Continental all have regular nonstop commercial flights to the International Airpot in Liberia from their hubs in Atlanta, Miami, Charlotte, Chicago, Los Angeles and Houston, respectively. Liberia is the gateway to the beaches of the Guanacaste region and the NicoyaPeninsula, and a direct flight here eliminates the need for a separate commuter flight in a small aircraft or roughly 5 hours in a car or bus.
The Major Airlines--There are numerous airlines flying into Costa Rica. Be warned that the smaller Latin American carriers tend to make several stops (sometimes unscheduled) en route to San José, thus increasing flying time.
The following airlines currently serve Costa Rica from the United States, using the gateway cities listed. American Airlines (tel. 800/433-7300 in the U.S. and Canada or tel. 248-9010 in Costa Rica; www.aa.com) has daily flights from Los Angeles, Miami, JFK in New York, and Dallas-Fort Worth. America West (tel. 800/363-2957; www.americawest.com) has one daily direct flight from Phoenix. Continental (tel. 800/525-0280; www.continental.com) offers flights daily from Houston and Newark. Delta (tel. 800/241-4141; www.delta.com) offers two daily flights from Atlanta. Mexicana (tel. 800/531-7921; www.mexicana.com) offers flights from numerous North American cities, most connecting through the hub in Mexico City. United Airlines (tel. 800/538-2929; www.united.com) has daily flights direct from Washington, D.C., and from Los Angeles, and biweekly flights from Chicago O'Hare to Liberia. US Airways (tel. 800/622-1015; www.usairways.com) has direct flights from Charlotte. Grupo Taca (tel. 800/535-8780; www.grupotaca.com) is a conglomeration of the Central American airlines, with direct flights or connections to and from Boston, Chicago, Los Angeles, San Francisco, Houston, New Orleans, New York, Miami, and Washington.
From Europe, you can take any major carrier to a hub city such as Miami or New York and then make connections to Costa Rica. Alternately, Air Canada (www.aircanada.com) from Toronto, Iberia (www.iberia.com) or Air Madrid (www.airmadrid.com) from Spain, and Martin Air (www.martinairusa.com) from Holland have established routes to San José, some direct and others with one connection.
By Bus
Bus service runs regularly from Panama City, Panama, and Managua, Nicaragua. If at all possible, it's worth the splurge for a deluxe or express bus. In terms of travel time and convenience, it's always better to get a direct bus rather than one that stops along the way -- and you've got a better chance of getting a working restroom in a direct/express or deluxe bus. Some even have television sets showing video movies.
There are several bus lines with regular daily departures connecting the major capital cities of Central America. Call Panaline (tel. 255-1205), Transnica (tel. 223-4242), or Tica Bus Company (tel. 221-8954; www.ticabus.com) for further information. All of these lines service Costa Rica directly from Panama City and Managua, with connections to the other principal cities of Central America. None of them will reserve a seat by telephone, and schedules change frequently according to season and demand, so buy your ticket in advance -- several days in advance, if you plan to travel on weekends or holidays. From Panama City, it's a 20-hour, 900km (558-mile) trip. The one-way fare is around $20. From Managua, it's 11 hours and 450km (279 miles) to San José, and the one-way fare is around $12.
By Car
It's possible to travel to Costa Rica by car, but it can be difficult, especially for U.S. citizens. After leaving Mexico, the Interamerican Highway (Carretera Interamericana, also known as the Pan-American Hwy.) passes through Guatemala, El Salvador, Honduras, and Nicaragua before reaching Costa Rica. All of these countries can be problematic for travelers for a variety of reasons, including internal violence, crime, corrupt border crossings, and visa formalities. If you do decide to undertake this adventure, take the GulfCoast route from the border crossing at Brownsville, Texas, because it involves traveling the fewest miles through Mexico. Those planning to travel this route should look through Driving the Pan-Am Highway to Mexico and Central America, by Audrey and Raymond Pritchard (Costa Rica Books, 1997), or You Can Drive to Costa Rica in 8 Days!, by Dawn Rae Lessler (Harmony Gardens Publishing, 1998).
Car Documents -- You will need a current driver's license, as well as your vehicle's registration and the original title (no photocopies), to enter the country.
By Cruise Ship
More than 150 cruise ships stop each year in Costa Rica, calling at Limón on the Caribbean coast, and at Puerto Caldera and Puntarenas on the Pacific coast. Many are part of routes that cruise through the Panama Canal. Cruise lines that offer stops in Costa Rica include Crystal Cruises (tel. 800/804-1500; www.crystalcruises.com), Celebrity Cruises (tel. 800/722-5941; www.celebritycruises.com), Holland America (tel. 877/724-5425; www.hollandamerica.com), Princess Cruises (tel. 800/421-0522; www.princess.com), Royal Caribbean (tel. 800/398-9819; www.rccl.com), and Radisson Seven Seas Cruises (tel. 877/505-5370; www.rssc.com).
It might pay off to book through a travel agency that specializes in cruises; these companies buy in bulk and stay on top of the latest specials and promotions. Try the Cruise Company (tel. 800/289-5505; www.thecruisecompany.com) or World Wide Cruises (tel. 800/882-9000; www.wwcruises.com).
A winter ride near Hacienda Pinilla in Guanacaste province in Costa Rica, where condos and villas are springing up on cattle ranches and virgin Pacific beaches.
By JANELLE BROWN
Published: February 3, 2006
THE Liberia airport, Costa Rica's new international hub, is not precisely a beacon of modern transportation. The terminal consists of an open-air warehouse with a corrugated tin roof, cooled by an enormous fan whose main effect is to stir the grasshoppers into a frenzy. In the line for customs, visitors are kept company by butterflies and the occasional blasé frog.
The New York Times
Jean and Tony Capezza of Massachusetts have a home at Reserva Conchal.
Before visitors even leave the tarmac, though, smiling representatives from the local Chamber of Tourism are there to greet their out-of-town guests, most of whom have just arrived on the new direct three-hour flights from Atlanta, Miami and Houston. They press the real estate guide "Costa Rica Traveler" into newcomers' hands. In its pages, American visitors can find ads for dozens of different developments that will happily sell them a villa with an ocean view.
For decades the remote Pacific Coast of northern Costa Rica — the Guanacaste province — was the domain of die-hard surfers and backpackers, with other visitors deterred by the grueling five-hour drive from the country's main airport in San José. But in the last few years, Guanacaste has been transformed by a collection of hotels and real estate developments aimed at America's affluent baby boomers.
All up and down the coast, bulldozers are at work. Three major developments, including a project anchored by a Four Seasons hotel, are already selling luxury condominiums for $500,000 and up, and hundreds of smaller, more speculative endeavors are also breaking ground. The airport in Liberia, the capital of Guanacaste, is at the center of the transformation. Three years ago, when the first direct flights from the United States landed, only 50,000 people a year arrived there. In 2005, 300,000 did.
In the airport lines, Americans talk in urgent tones about the money to be made, about "Wild West" opportunities. Never mind that Guanacaste is still a region of cattle ranchers and rutted roads. The new homesteaders envision a beach, golf and spa destination equal to the Puerto Vallarta corridor in Mexico or WaileaBeach on Maui — without, so far at least, the high-rise blight. The area's promoters have taken to calling it the new Gold Coast.
"It's hard for me to look at all this change — you're used to how uncluttered it was," said Chris Mailloux, a ReMax agent whose family has been selling real estate in the area for 13 years. In one abbreviated block near his office, in the tiny fishing village of Playa Hermosa, eight developments of at least 20 homes each are under construction: "Lots that were once $50,000 are now $500,000," he said. "There's not a lot left that hasn't quadrupled in value in the last three years."
Or, as Brad Schmidt, a local builder and an American expatriate in Costa Rica for 10 years, put it, "It's like fishing behind a tuna boat during a feeding frenzy."
HISTORICALLY, the smattering of vacation homes in Central America were mostly bargain-basement retirement houses built by older expats. A gradual identity shift began when the Central American peace accord of 1987 curbed regional political instabilities, and now it has accelerated. Vacation home developments, often financed by American investors, are going up not only in Costa Rica, which has led the trend, but in Panama, Honduras, Belize and Nicaragua. American buyers are drawn to the cheap prices for oceanfront real estate on previously undeveloped land.
"The image problem doesn't exist anymore," said Roger Gallo, founder of Escape Artiste , a newsletter for Americans that focuses on Central and South America. "There's more money to be made in foreign real estate because the prices are lower with more growth potential."
Costa Rica has the advantages of an active tourism board and a reputation as peaceful and environmentally friendly. It also has the longest tradition of democracy in Latin America.
Bill Royster, the developer behind the luxurious Sueños resort south of Guanacaste on the Pacific near the town of Jacó, said that because foreigners are allowed to own land directly, rather than through the bank-trust leases required in some Mexican property deals. "No one is going to expropriate your property," he said.
And what about that property? In Guanacaste, the jungle runs straight from the volcanoes to the sea, where it overlooks a warm azure ocean from 200-foot bluffs. Armadillos, howler monkeys, small raccoon-like pizote, parrots and the occasional jaguar make their homes underneath the broad leaves of the mango and palm trees. The foliage grows up to 10 feet a year, though in the "gold season" — a flattering term for the dry months of December through April — most trees lose their leaves, leaving the landscape barren.
Until the developers began arriving with suitcases of cash, Guanacaste was mostly the domain of cowboys called sabaneros, whose legacy lingers at local rodeos. Roads must be shared with herds of ambling cattle and are often so potholed that local people drive on the ground along the side. Yet strung all along them are signs, all in English, advertising million-dollar villas.
"It's fairly easy to develop in Costa Rica; you have a good work force at extremely cheap prices," said William Knickman, a New Jersey developer who, with a group of friends, snapped up land in Guanacaste, formed a company called Costa Rica Lifestyle Development and is now selling lots for up to $300,000 apiece. "And it's hot, very hot, as a place for people to buy. It's booming right now."
The boom can be traced back to the 2,300-acre, $400 million Península Papagayo project, indisputably the most luxurious development on the coast. It lies on land that was set aside for tourism by the Costa Rican government in the late 1970's but remained uninterrupted jungle until 1997, when Alan Kelso, a Costa Rican developer, got American financing and broke ground. Península Papagayo has a Four Seasons resort and is expected to include three more hotels and more than 1,000 luxury homes, although, at the moment, only 44 houses and condos have been built. (They're selling for $2 million to $12 million.)
In a Corner of Costa Rica, a Beachhead for Luxury
Published: February 3, 2006
"We put the region on the map," Mr. Kelso said as he sat in Península Papagayo's command center, a facility peppered with satellite dishes. He also plans a marina, a polo field and, of course, the requisite three brand-name golf courses. "The whole challenge is to create a luxury market in a country that doesn't have a culture of service," he said. "We're trying to make it a high-end happening.
Adriana Zehbrauskas for The New York Times
To shield their patrons from pitted roads and electrical blackouts, developers have paid for their own infrastructure. Grupo Mapache, a Costa Rican developer that is building more than 20,000 low-priced condos in the Guanacaste area, has spent $2.5 million on roads and sewers. Península Papagayo has not only paid for its roads, sewers, buses and electricity but has even set up its own paramedics and fire brigade.
"We sell 'Costa Rica Lite': all of the upside with none of the downside," said Jeff Klein, a sales agent for the Papagayo project. "We're our own municipality."
The owners of Península Papagayo and two other high-end developments, Hacienda Pinilla and Reserva Conchal, even paid for that critical airport in Liberia, putting up $3 million of their own money in 2002 as a guarantee to persuade Delta to start direct flights. Continental and American followed.
EARLIER efforts to develop Guanacaste were mostly underfinanced. On a road near the town of PlayadelCoco hulks the moldering 20-foot-tall concrete gate of Cacique del Mar, all that was built of a 500-acre development planned in the 1990's. Even this forlorn property has since had a change in fortune. Stephen M. Case, former chairman of AOL Time Warner, bought it in 2005, and Guanacaste is buzzing with rumors about what he plans to build on it.
At Hacienda Pinilla, hundreds of condominiums and villas are being built around 4,500 acres of nature preserve by the Atlanta-based owner, Hoover Gordon Pattillo, who bought the land as a family vacation homestead 30 years ago. Visitors to Mr. Pattillo's modest ranch, tucked inside a tree-lined grove, are greeted with a tequila-laced lemonade and a perch on a rocking chair overlooking the sunset.
"It was destiny," he said. "I had no idea what I was going to do with the land. We'd come down once a year and stay in the old farmhouse, which had no electricity or running water." In the late 1990's he began developing home sites. "We really had to work hard to sell those first villas," he said. Things have changed. Over two weeks last year, Hacienda Pinilla sold 43 Spanish colonial condomiums for $580,000 and up without any advertising.
The Costa Rica rush can carry hazards for the unwary. Jeff Hornberger, the international market development manager for the National Association of Realtors, cautioned that Americans buying in Costa Rica should be sure to buy title insurance and should be aware that real estate agents aren't required to be licensed there. "Ninety-five percent of the time we don't hear about people having problems," he said, but sometimes Americans "come on vacation and get overwhelmed and leave their brains at the border."
Many Americans who are buying now are looking for investments, eager to get in on the boom. But others simply love Costa Rica, with its warm seas and unspoiled jungle landscapes.
"This is my garden; look at this!" Jean Capezza, 59, said as she gazed down over the jungle to the sea from her perch at Reserva Conchal, an upscale golf-course-anchored development of 2,300 acres that will eventually have several hundred homes selling for $500,000 to $2 million each. Ms. Capezza, a retired administrator for Verizon in Boston, and her husband, Tony, 63, a retired public school administrator, bought a Mediterranean-style four bedroom condominium in early 2004 and spend seven months a year there.
Their house has already nearly doubled in value, but the downside of the real estate demand is the incessant grind of bulldozers nearby. The Capezzas fear more flights landing in Liberia, new condos up the hill, even the appearance of a Burger King in the nearby town of Tamarindo. "If we wanted the roads of Florida, we'd be in Florida," Ms. Capezza said. "We hope progress comes slowly. Very slowly."
Our goal with our eco-villages will be to create ecological and aesthetic harmony between the buildings and their surrounding natural environment. Going with more sustainable systems and materials has both aesthetic and practical value. The finishes we will be using will be beautiful to the eye and touch. The homes will look and feel wonderful.
So many times we've seen developers in Costa Rica take their bull dozers and clear the jungles only to build these huge concrete structures. These developments totally destroy what makes Costa Rica so unique and beautiful. We are planning to maintain as much of the natural jungle as possible in our villages by conserving the enviornment with minimal earth excavation. The roads will be packed gravel instead of concrete or asphalt to enhance replenishment of ground water.
Some of the ecological and energy conserving practices we will be using are:
- passive heating and cooling - green roof systems - water reclamation and use - sustainable materials - solar energy
Below is a rendering of one of our model homes called The Breeze. We recently got building permits with the local municipality in Costa Rica. We will be starting construction on the model homes in the next 30-60 days in Ruby Sky, Emerald Woods and Black Beauty. You can click on the image of the model home below to see the floor plan.
Today we moved into our new offices in Sherman Oaks, California. Fortunately the move was only from the 6th to the 5th floor. We were in our temporary offices for a month while the new space was getting built out. The place looks great! Our designers did a great job with the colors and finishes.
Here is a picture of some of the team setting up our new conference room. On the left is Noam Halpert, one of our design architects and sustainability specialists, giving instructions to Ami Dahan, CEO (middle) and Mati Timor, Marketing and Relations (right). Can you tell who the boss is?
If you are living in Los Angeles and want to know more about our villages in Costa Rica feel free to contact me to setup an appointment. We will be conducting presentations here daily.
I actually took this video of some howler monkeys while I was at Hotel Luna Azul with Mati, one of my partners, and some of our phase 1 investors and buyers. It was actually taken on Sunday, December 10th but I just now was able to upload it and post it on my blog. Luna Azul is the hotel in San Juanillo that I usually stay at when I go down to Costa Rica. It's a small boutique hotel with separate, private casitas located about 5 minutes from our Ruby Sky and Emerald Woods villages. The service and food is five star. I highly recomend it if you ever are in this part of Costa Rica.
The video shows a monkey giving her baby a ride on her back as she climbed the trees above me. It's experiences like these that make me feel that I am in a very special and magical place. You truly experience "pura vida", or pure life when in Costa Rica.
We just opened up our sales office in this new building in Marbella, Costa Rica approximately 10km north of two of our villages; Ruby Sky and Emerald Woods. We are located on the second floor. If you are in the area, stop by and say hello!
This is my first posting on the blog and I wanted to give you a brief introduction about my exciting resort developments in Costa Rica. I am one of the principle partners with Kalia Modern Eco-Living. You can view our website at http://www.kalialiving.com.
Kalia Modern Eco-living has a mission to design, build and maintain sustainable, eco smart villages, integrating extraordinary architectural design with the unique ecology of Costa Rica. Our goal is to develop gated, high end resort living with boutique hotels, golf, tennis, restaurants, spas, fitness, pools and many other offerings in all of our villages. Our current villages (Ruby Sky, Emerald Woods and Black Beauty) are located just north of Nosara on the NicoyaPeninsula off the pacific coast (click on map to enlarge).
I just recently returned to LA from Costa Rica after attending Russ Whitneys International Land Development seminar. The seminar was held at his development in Esterillos Este which is just south of Jaco off the central pacific coast. I got some great education on land development and was able to nework with great contacts.
Here is a picture of me swinging from tree to tree across the rainforest at the Chicklets Canopy Tour. The views of the pacific ocean and jungle wildlife is something I will always remember. The Tour is only 10 minutes from Jaco in the small town of Hermosa.
I am looking forward to posting my adventures down in Costa Rica and let you know more about this beautiful country and all it has to offer.
