Selling a house, condo or lot in Costa Rica takes preparation — especially when you live abroad. Documents to gather, a price to set, commission, seller taxes, signing remotely, getting the money out: here are the steps in order, and what a sale costs the seller in 2026.
1. Gather your file before listing
A serious buyer and their lawyer will check everything. A complete file from day one avoids lost weeks and reassures buyers. For a property held in your own name:
- the National Registry report (finca number, owner, any liens and annotations, such as a mortgage or an attachment);
- the registered survey plan (plano catastrado);
- proof that municipal property tax is up to date;
- where applicable, the luxury home tax (impuesto solidario) filings;
- recent water and electricity bills, and the construction permits for the buildings;
- for a condo, a certificate that HOA fees are paid (see Buying a condo in Costa Rica).
If a corporation owns the property, add its corporate ID (cédula jurídica), proof of who legally represents it (personería), its books and share register, and proof that the annual corporate tax and mandatory filings are current. Unpaid corporate tax blocks certifications at the Registry: settle it before you look for a buyer.
2. Set the right price
Costa Rica has no reliable public database of actual sale prices: listings show asking prices, and values declared at the Registry have long been lower than real prices. The right price is built from recent sales of comparable properties in the same area — which an agency active locally knows — and, if useful, an appraisal by a certified appraiser, which the buyer’s bank will require anyway if they finance. An overpriced property sits on the market for months, then gets negotiated from a position of weakness.
3. Sell on your own or with an agency
Real estate commission is around 5 to 6% of the price, paid by the seller. If you sign a listing agreement, check its length, whether it is exclusive, and what happens if the buyer comes to you directly. Selling on your own is possible, but you will have to handle viewings, negotiation and communication with the buyer’s lawyer from a distance.
4. From offer to deed
The deal is formalized by an accepted offer and then, usually, an option-to-purchase agreement (opción de compra) setting the price, the deposit, the deadlines and the conditions (due diligence, financing).
The buyer places a deposit with a licensed escrow company, which will later hold the full price until the sale is registered. Escrow fees (about 0.25% of the price) are usually split.
The buyer’s lawyer reviews the title, the survey, taxes, permits and, for a corporation, its accounts and liabilities. This is where a complete file saves time.
The sale is signed before a notary (escritura pública) and then recorded at the National Registry. By custom, the buyer pays the closing costs: 1.5% transfer tax, notary, registration fees (the breakdown). Escrow then releases the price to the seller, minus any amounts that must be withheld.
5. Selling from abroad: power of attorney
You do not have to fly in to sign. A special power of attorney (poder especial) can be granted for this specific sale to a trusted person or to your lawyer. Signed abroad, it must be executed before a Costa Rican consul, or before a local notary and then apostilled — Costa Rica, like the United States, Canada and most of Europe, is party to the Hague Apostille Convention — and translated into Spanish if needed. Allow a few weeks for these formalities.
6. Seller taxes
- Capital gains are taxed at 15% of the gain. For property acquired before July 1, 2019, the seller can opt, on the first sale, for a flat 2.25% of the price instead. The sale of your habitual residence is exempt, provided you can prove it.
- Non-resident seller: the buyer must withhold 2.5% of the price and pay it to the tax authority, as an advance on the tax due.
- Selling the shares instead of the property: this is no longer a way around the transfer tax. Law No. 6999 also covers “indirect” transfers, and the tax authority considers a transfer to occur as soon as more than 50% of the shares of a property-owning company change hands.
Full details, with a worked example, in our guide to capital gains tax in Costa Rica. Your home country may also tax the gain — US citizens report it wherever they live: see Double taxation.
7. Getting the proceeds out
Costa Rica has no exchange controls: the proceeds can be transferred abroad. Banks will, however, ask you to document the source of funds — keep the deed and the escrow statements. See Repatriating money from Costa Rica.
What a sale costs the seller
| Item | Typical amount |
|---|---|
| Real estate commission | 5 to 6% of the price |
| Share of escrow fees | about half of 0.25% of the price |
| Capital gains tax | 15% of the gain, or 2.25% of the price (property acquired before July 2019), or exempt (habitual residence) |
| Withholding (non-resident) | 2.5% of the price, credited against the tax due |
| Catching up on overdue taxes and fees | depends on the situation |
Frequently asked questions
How long does a sale take?
Once a buyer is found, the legal part usually takes a few weeks, a little longer if the buyer uses bank financing. Finding the buyer is what takes the most time, and that depends above all on the price.
Does a foreign seller pay more tax?
No: the rules are the same for everyone. The only difference applies to non-residents, who are subject to the 2.5% withholding, later credited against their tax.
Can I sell a property that still has a mortgage?
Yes. The loan is paid off from the price at closing, and the bank releases the mortgage. Contact the bank early to get the exact payoff amount.
Do I need to be there to sign?
No, a special power of attorney is enough. Just check its form (consulate or apostille) before signing it.
