Buying a Home in Atenas, Costa Rica: A Local Guide for Today’s Buyers

When you’re thinking about buying a property in Costa Rica, Atenas often rises to the top of the list and for good reason. This are is known locally (and internationally) for its temperate weather, welcoming community, and unbeatable quality of life. Furthermore, this central valley town has become one of the most desirable places in the country to call home.

Whether you’re searching for a retirement villa, a luxury mountain-view home, or land for investment or development, understanding how real estate transactions work here is essential. While the basics are similar to home buying in many countries, Costa Rica has unique steps and best practices that every smart buyer should know. Below are essential insights, from partnering with the right experts to what to expect at closing, that will help you navigate the process with confidence.

Work With a Trusted Local Real Estate Expert

First and foremost, choose a real estate agent who knows Atenas inside and out. A local expert not only understands the market trends and neighborhoods but also has established relationships with attorneys, escrow professionals, inspectors, and other key partners. The REMAX Best Climate Team has years of experience helping international buyers find and secure the right property, from vacation homes to full-time residences.

A knowledgeable agent will ask detailed questions about your budget, lifestyle goals, and must-have features so they can curate a tailored list of homes worth seeing.

Secure Competent Legal Representation

In Costa Rica, licensed real estate attorneys handle title searches, prepare the purchase agreements, and conduct closings. There are no traditional title companies like in the U.S. or Canada. To protect your investment, work with an attorney who is well-versed in Costa Rican property law and experienced in working with international buyers.

Define Your Search Criteria

Once your agent and attorney are in place, it’s time to begin your home search. Provide your agent with as many details as possible about what you’re looking for, such as preferred climate, view, amenities, floor plan, and proximity to services. Being specific upfront helps your agent focus on listings that truly meet your needs, saving you time and energy.

Take the time during visits (virtual or in-person) to identify what isn’t right just as clearly as what is. This helps your team refine your list and avoid unnecessary showings.

Make a Formal Offer

When you find the property you want, your agent will help you prepare a written offer. In Costa Rica, offers typically include:

• The agreed purchase price

• The escrow deposit amount (often ~10%)

• Proposed closing date

• Inclusions or exclusions (like furniture or appliances)

• Who pays closing costs

• Due-diligence period and other contingencies

Once signed by both parties, this document becomes the framework for the purchase contract.

Purchase Agreement and Due Diligence

After your offer is accepted, your attorney conducts a full title search and prepares the Purchase Agreement. This stage starts the clock on your due diligence period, which usually lasts about two to three weeks. During this time:

• Title is verified as clean and unencumbered

• Property boundaries and surveys are reviewed

• Home inspections (if requested) are completed

This is your opportunity to confirm everything is in order, so take full advantage of it.

Open an Escrow Account

After the contract is signed, funds are deposited into a registered, bonded escrow account. This protects both buyer and seller until all conditions of the sale are met. Escrow fees vary, so your attorney or agent should provide a transparent breakdown of these costs.

Title and Ownership Options

In Costa Rica, you can hold title either:

• In your personal name

• Through a local corporation

Each option has different implications for taxes, privacy, and legacy planning. Your attorney can advise on what fits your goals.

Final Walk-Through

Before the closing date, schedule a final walk-through. This is your last chance to verify the property is in the agreed condition. Confirm that agreed-upon fixtures and features are present and that there are no new issues. This helps ensure a smooth closing.

Closing the Deal

At closing, your attorney conducts a final title search to ensure nothing changed during the contract period. Once validated, all documents are signed and funds are released from escrow. The attorney submits the paperwork to the National Registry, typically within about 10 business days, to officially record the ownership transfer.

Understand Your Costs

Closing costs in Costa Rica are generally lower than in many North American markets, but you should plan for:

• Attorney fees (~1–2% of price)

• Transfer tax (1.5%)

• Documentary and registration stamps (about 1%)

• 13% VAT on certain services, including legal, commission, and escrow fees

Your Home, Your Life in Atenas

Buying real estate in Costa Rica is an exciting journey, one that opens the door to a lifestyle many only dream about, from pleasant year-round weather to breathtaking views and that unmistakable pura vida way of life.

With the right guidance and preparation, the process can be smooth, secure, and ultimately deeply rewarding.

Ready to Explore Atenas Properties?

Whether you’re searching for your dream home, a retirement villa, or investment land, the REMAX Best Climate Team is here to help at every step. Contact us today to begin your search and experience Atenas the right way, with trusted expertise and personal service.