The Ultimate Guide to Selling Real Estate in Costa Rica: Seller’s Checklist

Last reviewed: September 2026. Selling real estate in Costa Rica is easier when the property, paperwork, pricing, and handoff are organized before a buyer is under contract. This seller checklist focuses on the practical steps that most often affect marketability, due diligence, closing, and net proceeds.

This article provides general educational information only and is not legal, tax, accounting, notarial, or investment advice. Every transaction is different. Have a qualified Costa Rican attorney and tax professional review your specific sale.

1. Price the property for its real market

Correct pricing is one of the most important decisions a seller makes. Costa Rica does not have one mandatory nationwide MLS with complete closed-sale data, so pricing often requires combining several forms of evidence rather than relying on a single automated estimate.

• Compare true substitutes: focus on properties with similar location, view, condition, access, amenities, land size, construction quality, and legal status.
• Separate asking prices from sold-market evidence: active listings show competition, but they do not prove what buyers are actually willing to pay.
• Use local knowledge: a broker who regularly works in your micro-market can help identify recent transactions, competing inventory, buyer objections, and realistic positioning.
• Leave room for negotiation without inflating the price: there is no universal percentage by which Costa Rican properties sell below asking price. The appropriate strategy depends on the property, market conditions, and your timing.
• Consider seller financing carefully: it can expand the buyer pool in some cases, but the payment structure, collateral, default remedies, and documentation should be reviewed by your attorney before you agree to terms.

A property priced too far above comparable alternatives can accumulate market time and become harder to reposition later. The goal is not to be the cheapest listing; it is to be credible relative to the alternatives a serious buyer will compare.

2. Prepare the property before marketing begins

International buyers often have limited time in Costa Rica, so first impressions matter. Addressing obvious maintenance and presentation issues before professional photography can improve both showing quality and buyer confidence.

Presentation and staging

• Finish incomplete repairs or renovation work where practical.
• Declutter, deep clean, and remove highly personal items.
• Address pet, smoke, humidity, cooking, or drainage odors.
• Touch up paint and damaged finishes.
• Improve landscaping, entrances, exterior lighting, and curb appeal.
• Stage terraces, patios, pools, gardens, and outdoor living areas.
• For vacant land, make access practical and consider having boundaries or corners identified by a qualified surveyor where helpful.

Mechanical and practical preparation

• Repair obvious plumbing, electrical, air-conditioning, gate, appliance, pool, and roof issues.
• Prepare an inventory of furnishings and equipment that are included or excluded from the sale.
• Gather manuals, warranties, service contacts, septic information, gate controls, pool equipment instructions, and other useful operating information.
• Identify deferred maintenance honestly rather than waiting for the buyer’s inspection to discover it.

3. Organize your legal and property documents early

Do not wait until a buyer is in due diligence to discover a title, corporate, permit, condominium, tax, mortgage, concession, or signing issue. Your Costa Rican attorney should review the property and ownership structure before or early in the listing process.

Our separate Required Documents for Selling Real Estate in Costa Rica guide explains the document package in more detail. Common items to organize include:

• Current National Registry property information.
• The registered cadastral plan (Plano Catastrado).
• Seller identification.
• Municipal property-tax status and other applicable tax records.
• Construction, improvement, permit, or plan records you have.
• Condominium or HOA documents if applicable.
• Corporate records and proof of legal representation if an entity owns the property.
• Mortgage, lien, easement, or other encumbrance information.
• Maritime Zone concession records if the property is concession rather than ordinary titled land.
• Water, land-use, access, or utility documentation where relevant, particularly for vacant land or development property.

Not every property requires the same documents. Older homes, condominiums, farms, development parcels, corporate-owned properties, and Maritime Zone concessions can have very different due-diligence requirements.

4. Review taxes and estimated net proceeds before accepting an offer

Sellers should understand their likely net proceeds before negotiating price. Costa Rican tax treatment can depend on when and how the property was acquired, whether it is a habitual residence, whether the seller is domiciled in Costa Rica, the ownership structure, and other facts.

For a current overview, see our Closing Costs for Sellers in Costa Rica guide. Have your accountant or attorney confirm the treatment that applies to your transaction.

Also verify whether the property may be subject to the separate Solidarity Tax for qualifying higher-value residential construction and fixed installations. It should not be assumed simply because a property has a high asking price.

5. Review corporate ownership before marketing, if applicable

If a Costa Rican corporation or other entity owns the property, have your attorney confirm that the entity is in good standing for the proposed transaction. Depending on the company and sale structure, this can include reviewing:

• Current personería and legal representation powers.
• Corporate books and ownership records where relevant.
• Corporate taxes and required filings.
• Any approval or resolution required under the company’s governing documents.
• Beneficial-owner and compliance information requested by attorneys, escrow providers, or banks.

Do not assume every corporate-owned property requires the same shareholder resolution or document package.

6. Prepare condominium or HOA information

If you are selling a condominium or a property in a managed community, buyers commonly request information beyond the title itself. Ask the administrator what current documents can be provided, such as:

• Rules and bylaws.
• Current HOA or condominium fee status.
• Budget and financial information where available.
• Recent meeting minutes.
• Known special assessments or major planned projects.
• Rental, pet, parking, storage, or use restrictions.

Unexpected assessments, disputes, or rental restrictions discovered late in due diligence can affect negotiations.

7. Decide how the property will be marketed

Good marketing should help a buyer understand both the property and the lifestyle or investment use it supports.

• Professional photography: bright, accurate images should show the property at its best without disguising material conditions.
• Video and drone: useful for ocean views, acreage, gated communities, walkability, and larger homes where spatial context matters.
• Accurate listing information: confirm bedrooms, bathrooms, land area, construction area, HOA fees, included furnishings, access, water source, and other material details before publication.
• Broad exposure: use the brokerage website, real-estate portals, broker networks, email marketing, social media, and direct buyer outreach where appropriate.
• Broker cooperation: making accurate materials available to other qualified agents can increase exposure to buyers already working with another broker.
• Highlight differentiators: beach access, ocean views, walkability, privacy, rental history, accessibility, security, water, infrastructure, or development potential should be presented accurately.

8. Make showings easy for serious buyers

Many international buyers visit Costa Rica for a limited period and may request showings with relatively short notice. When possible:

• Keep the property clean and ready to show.
• Provide clear access instructions to the listing agent or property manager.
• Allow buyers enough privacy to view the home comfortably.
• Expect serious buyers to return for a second visit, inspection, contractor review, or measurements.
• If the property is rented, coordinate lawful notice and showing arrangements with the tenant in advance.

9. Evaluate the entire offer, not only the price

The highest price is not always the strongest offer. Compare:

• Purchase price and currency.
• Deposit and escrow structure.
• Due-diligence period and buyer contingencies.
• Financing or seller-financing conditions.
• Closing date.
• Furniture and equipment included or excluded.
• Existing rental bookings and deposits.
• Repair requests or inspection conditions.
• Any requested holdback or escrow reserve.

Deposit percentages, escrow funding deadlines, due-diligence periods, and closing timelines are negotiated transaction terms; there is no single timetable that applies to every Costa Rica sale. Have your attorney review the purchase-and-sale agreement and escrow instructions before you sign.

10. Prepare for due diligence

Once under contract, the buyer’s attorney and other professionals may investigate title, registry and cadastral information, liens, corporate ownership, taxes, permits, zoning, water, access, condominium records, concessions, and other property-specific matters. The buyer may also arrange a home inspection, survey or topographic review, engineering review, appraisal, contractor visit, or other specialist inspection.

If a problem is discovered, possible outcomes can include correction before closing, additional documentation, a price or credit negotiation, a contractual extension, or termination if permitted by the agreement. Early preparation gives you more options.

11. Plan remote signing before closing

If you will not be in Costa Rica for signing, speak with your attorney early. A Power of Attorney may be appropriate, but do not assume every remote sale requires a new property-specific power. Your attorney should determine whether an existing power is sufficient or what form of new authority is required.

Documents signed abroad may require notarization, apostille, consular, translation, protocolization, or other formalities depending on the document and transaction. Build this into the timeline rather than dealing with it immediately before closing.

12. Prepare the property and records for closing

Before closing, confirm the practical handoff items with your broker and attorney:

• Final agreed inventory of furnishings and equipment.
• Keys, remotes, gate controls, alarm information, and access codes.
• Utility, HOA, property-management, and service-provider information.
• Rental reservations, deposits, or prepaid amounts if the buyer is assuming them.
• Mortgage payoff or lien-cancellation arrangements where applicable.
• Any agreed repairs or credits.
• Banking instructions for sale proceeds, verified securely with the escrow or closing professional.

Prorations, credits, deposits, unpaid balances, and other adjustments should appear in the transaction’s closing statement according to the purchase agreement. Do not assume every utility, tax, fee, or assessment is handled the same way in every sale.

13. Understand your selling costs

Your actual selling costs depend on the listing agreement, ownership structure, tax treatment, financing, and negotiated purchase agreement. Potential seller-side costs can include:

• Real-estate commission: the commission rate and cooperation arrangement should be stated in your listing agreement; applicable VAT/IVA may be added to professional services.
• Seller legal or tax advice: fees depend on the work required.
• Capital-gains or related taxes: when applicable to your facts.
• Non-domiciled seller withholding: may apply in qualifying transactions and should be reviewed before closing.
• Mortgage or lien cancellation: if the property has debt or encumbrances that must be discharged.
• Repairs, credits, assessments, utilities, HOA balances, or other agreed adjustments.

Transfer-related closing expenses are often allocated according to local practice and the negotiated purchase agreement, but they should not be presented as a universal rule that the buyer always pays a fixed percentage. Review the closing statement with your attorney before funds are disbursed.

14. Use holdbacks only when there is a reason

A buyer may request that part of the seller’s proceeds remain temporarily in escrow if there is a specific unresolved issue—for example, a pending tax amount, final utility bill, assessment, repair, lien cancellation, rental deposit reconciliation, or other liability. The amount, release conditions, and duration should be clearly documented. There is no universal holdback amount or period.

15. Complete the post-closing handoff

After closing, confirm which tasks remain with your attorney, accountant, broker, property manager, or the buyer. These may include transferring or closing utility accounts, ending service contracts, reconciling rentals, delivering final documents, filing tax returns, cancelling a mortgage, or addressing a company that no longer needs to hold the property.

If a corporation owned the property, do not automatically dissolve it after closing. Your attorney and accountant should first confirm whether it has other assets, liabilities, tax obligations, contracts, bank accounts, or continuing purposes.

Frequently asked questions

How long does it take to sell property in Costa Rica?

There is no standard marketing period. Time to sell varies by location, price, property type, condition, liquidity, seasonality, and buyer demand. Once under contract, the due-diligence and closing periods are negotiated in the purchase agreement.

What deposit does a buyer normally make?

Deposits are negotiated and should be documented in the purchase agreement and escrow instructions. Do not assume that every transaction requires the same percentage or funding deadline.

Do I need all construction permits before I can sell?

Gather the construction, permit, plan, and improvement records you have and have your attorney or qualified technical professional identify any gaps. Missing documentation does not have one universal consequence, but discovering issues before a buyer’s due diligence is preferable.

Can I sell my Costa Rica property from abroad?

Often yes. A Costa Rican attorney can determine whether your transaction can be handled with an existing valid power or whether a new Power of Attorney and additional formalities are required.

Who pays closing costs in Costa Rica?

Cost allocation can depend on local practice and the negotiated agreement. Sellers should review the purchase agreement and closing statement rather than assuming one universal buyer-versus-seller split. Our Closing Costs for Sellers guide explains the principal items in more detail.

What documents should I prepare before listing?

Start with current registry and cadastral information, seller identification, tax status, corporate or condominium documents where applicable, mortgage or lien information, and the property-specific records relevant to permits, water, zoning, concessions, or rentals. See our full seller document checklist.

Ready to sell property in Costa Rica?

A well-prepared sale starts before the first showing. Broker Costa Rica can help you position the property, prepare accurate marketing, compare the competition, coordinate showings and offers, and work alongside your attorney and other professionals through closing.

Contact Tony & Anna Velez if you are considering selling a home, condominium, land, commercial property, or investment property in Guanacaste or elsewhere in Costa Rica.

Disclaimer: This seller checklist is general educational information, not a substitute for transaction-specific legal, tax, accounting, notarial, engineering, surveying, or financial advice. Requirements, taxes, customary practices, and contract terms can change and vary by transaction.