“12% guaranteed yield.” “90% occupancy rate.” On Costa Rica’s Pacific coast, promises of rental yield fly thick and fast — and they are almost always calculated gross. But gross is a marketing figure. What actually lands in your account, after costs and taxes, most often falls between 3 and 5% net per year. Here, with the figures to back it up, is what a seasonal rental in Sámara and Nosara really earns in 2026.
Gross vs net yield: the truth behind the marketing figures
The gross yield divides the annual rental income by the purchase price, deducting nothing. It is the figure you are shown first. On the Costa Rican coast, it commonly ranges between 6 and 12%, and it is very often overstated.
The net yield, on the other hand, subtracts all operating costs, maintenance and taxes. A realistic result for a properly managed property: 3 to 5% net per year. The gap is anything but trivial. In this market, costs absorb on average nearly two-thirds — around 66% — of gross income. In other words, out of every $100 collected, you keep roughly 34 before you even factor in your acquisition effort.
Sámara vs Nosara: two markets, two profiles
These two resort towns on the Nicoya Peninsula are geographic neighbours but economic opposites. Let’s compare market data rather than brochures.
| Criterion | Sámara | Nosara |
|---|---|---|
| Average / median nightly rate (ADR) | ~$189 / $128 | ~$411 / $252 |
| Average annual occupancy | ~42% (up to ~61% in high season) | ~40% (up to ~57% in high season) |
| Purchase price | More affordable | Heavier capital (high-end) |
| Guest profile | Families, longer stays | Surf, yoga, wellness — strong demand |
| Supply growth (1 year) | +32% listings | +24% listings |
Nosara — the high-end surf & wellness market
Nosara charges roughly twice as much per night as Sámara and attracts an international, high-spending clientele driven by surf, yoga and wellness. Demand is strong, but the entry ticket to buy is markedly higher: the capital tied up weighs heavily in the net-yield calculation. Explore our properties for sale in Nosara.
Sámara — affordable and family-friendly
Sámara relies on a more family-oriented clientele, longer stays and a lower ADR. But because the purchase price is also lower, the gross yield can prove comparable to Nosara’s, or even higher for the same capital invested. Discover our properties for sale in Sámara.
Be aware, however: the supply of listings is growing fast in both towns (+24% in Nosara, +32% in Sámara in one year). Competition is intensifying, which mechanically weighs on occupancy rates and future prices.
The real occupancy rate (and the 85-95% myth)
This is where the promises go most off the rails. Market data (AirROI, all listings combined) give an average annual occupancy of around 40% in Nosara and 42% in Sámara. A professionally managed property can aim for 45 to 56% over the year.
The “85-95%” rates that circulate apply only to the high season and/or the very top third of properties (exceptional location, flawless management, perfect photos). Taking them for an annual average artificially doubles the expected income — and the advertised yield along with it.
Seasonality: dry high season vs green season
The calendar shapes everything. The high season (December to April, the dry season) concentrates the bulk of revenue. The low season, or green season (May to November), causes income to fall by 20 to 50%, with a marked trough in September and October. An honest business plan weights the whole year, not just the peak months.
Breaking down the costs: where the gross yield goes
Here are the main line items that eat into your gross income. The calculation bases differ (a share of gross, a percentage of the property’s value, or a fixed amount), which is why you should never rely on guesswork.
| Cost item | Ballpark figure |
|---|---|
| Property management | 20-30% of gross |
| Platform commissions | 3-10% of gross |
| Cleaning | $40-150 per turnover |
| HOA (condo) fees | Variable, up to ~15% of gross |
| Property tax | 0.25% of value / year |
| Maintenance reserve (tropical climate, salt air) | 1-2% of value / year |
| Insurance | ~3% |
| Rental income tax | 12.75% of gross |
| Vacancy (green season) | Income -20 to -50% in low season |
The maintenance reserve is not optional: in a salt-laden tropical climate, wear on appliances, joinery and air conditioning is accelerated. An under-provisioned property sees its net yield collapse as early as the second or third year.
A worked example: a $650,000 condo
Let’s take a concrete and frequently cited case on the coast: a condominium bought for $650,000 that generates around $74,000 in gross rental income over the year.
| Line | Amount | Yield |
|---|---|---|
| Purchase price | $650,000 | — |
| Annual gross rental income | ~$74,000 | 11.4% gross |
| Costs + taxes (~66% of gross) | ~$48,800 | — |
| Annual net income | ~$25,000 | ~3.8% net |
The brochure’s “11.4%” becomes 3.8% net in real life. That is not a bad yield for beach real estate — but it is three times less than the headline figure. To frame your upfront budget (notary fees, transfer taxes, professional fees), see our guide to the cost of buying property in Costa Rica.
2026 taxation: the withholding at source that changes everything
Rental income is taxed at 15%, but after a flat 15% allowance — that is, an effective rate of 12.75% of gross income. On top of this comes the 13% IVA on short-term tourist rentals (fewer than 30 days).
The real turning point comes in late 2026: the platforms (Airbnb, Vrbo, Booking) will withhold this 12.75% directly at source and pass your data to the tax authority. This is not a new tax: it is the forced enforcement of a tax that already existed. Undeclared income becomes much harder to hide.
FAQ
What net yield can you expect in Sámara or Nosara?
Count on 3 to 5% net per year for a realistic, well-managed property, once all costs and taxes are deducted. The gross yields of 6 to 12% that circulate are real but misleading: in this market, costs absorb about two-thirds of gross income.
Sámara or Nosara for renting out?
Nosara charges roughly twice as much per night (average ADR ~$411 versus ~$189 in Sámara) and attracts a high-spending surf, yoga and wellness clientele — but the capital to commit is heavier. Sámara, more family-oriented and more affordable to buy into, relies on longer stays; with a lower entry price, its gross yield can be comparable. The right choice depends on your capital and your risk tolerance, not on a universal ranking.
The advertised 85-95% occupancy: myth or reality?
A mirage when presented as an annual average. Market data (AirROI, all listings combined) give an average annual occupancy of around 40% in Nosara and 42% in Sámara. A professionally managed property aims for 45 to 56% over the year. The 85-95% figures apply only to the high season and/or the very top third of properties.
Is the 2026 withholding at source a new tax?
No. The effective rate of 12.75% on rental income already exists. From late 2026, the platforms will simply withhold it at source and pass the data to the tax authority. What changes is how hard it becomes not to declare.
Investing without illusions
A rental investment in Sámara or Nosara can be sound — provided you think in net terms, provision for maintenance and factor in 2026 taxation. Our French-speaking team knows the ground, the real costs and the locations that keep their promises. Contact us for an honest, tailored estimate.
The figures presented in this article are indicative and not guaranteed. They are based on market data (notably AirROI) and on ballpark figures observed on Costa Rica’s Pacific coast; actual performance varies with the property, its location, its management and market conditions. Many public sources on rental yield are promotional in nature. This article constitutes neither investment advice nor tax advice. Verify every assumption and seek professional support before any purchase.
