By Jules · September 2026
If you're thinking about buying a home in Uvita, Ojochal or anywhere along the Costa Ballena, this is the page I wish every buyer read first. No sales pitch — just how it actually works here, from a realtor with Coldwell Banker Vesta Group who lives in Ojochal.
There is no MLS
Costa Rica has no single shared listing system. The same property can appear at different prices with different agents, and some listings are out of date or no longer available. That means you can''t just browse one website and assume you've seen the market. A good agent searches across brokerages, private listings and word of mouth to find what actually fits you.
Foreigners can own property
Foreign buyers have the same ownership rights as Costa Ricans, and you can own in your personal name or through a corporation. The big exception is the maritime zone — the first 200 metres from the high-tide line — where most land is concession, not titled, and the rules are different. Always know which one you;re buying.
Due diligence is everything
Before money moves, your own independent attorney should verify:
- Title in the National Registry, in the seller''s name
- The survey (plano catastrado) matches the land you walked
- No liens, encumbrances or unresolved easements
- Legal water availability or a water letter from ASADA or AyA
- Zoning and building permits for what''s actually built
- Access — is the road public, private or an easement, and what is it like in October?
Paperwork aside, I also look at what doesn't appear in documents: drainage, slope stability, humidity damage, and how the house will feel in the rainy season.
What it costs beyond the price
Budget roughly 3.5–4% of the price for closing costs and transfer taxes, plus your attorney. Then the real-life costs: repairs, furnishing, a car, and someone to look after the home when you''re away. My article on the real cost of owning a home here breaks that down.
How the process actually goes
- Find an agent you trust — before you fall in love with a listing
- View properties, ideally in both dry and rainy season
- Make an offer, usually with a small deposit held in escrow
- Due diligence period — typically 2–4 weeks
- Closing before a notary, funds through escrow
- Transfer registered, utilities and accounts moved over
What to watch out for
- Agents who only show you their own listings
- Prices that change depending on who's asking
- Pressure to skip the attorney or rush due diligence
- Ocean-view dreams on land with no legal water
- Beautiful dry-season access that disappears in the rain
If you're at the thinking stage, book a call and we can talk through your plans honestly — including whether buying right now even makes sense for you.