A Tico perspective on rising prices, land scarcity, and the influx of international buyers
Why are locals concerned about the real estate boom?
The real estate boom is pushing land and home prices beyond what many Costa Ricans can afford. While foreigners see Costa Rica as an affordable dream destination, many locals now view the market as increasingly out of reach.
- Wages vs. Housing Costs: The average Costa Rican earns between $500 and $900 per month, depending on the region and profession. Meanwhile, homes in coastal areas like Tamarindo, Santa Teresa, and Manuel Antonio regularly list for $300,000 to over $1 million—figures that are simply unattainable for most locals.
- Family Land Is Being Sold: Generational land that was once passed down is now being sold off, often due to financial pressure. Families see few options when presented with tempting offers by foreign buyers, even if it means leaving their communities.
- The Next Generation Can’t Compete: Young Costa Ricans are finding it impossible to buy land in their hometowns, leading them to relocate further inland or even emigrate. The idea of building a home near the beach, once a realistic dream, is now slipping away for many.
How do locals feel about the influx of foreign buyers?
Many Ticos feel overwhelmed and displaced as international buyers change the cultural and economic fabric of their towns. While not all sentiment is negative, there’s a growing unease about the pace and nature of change.
- Rapid Transactions: Foreigners often pay in cash and close deals quickly, pricing out locals who must rely on slower, credit-based systems with stricter lending requirements.
- Lack of Community Integration: In many towns, new developments cater exclusively to foreigners, offering English-speaking services, imported goods, and isolated gated compounds—creating parallel communities rather than integrated ones.
- Cultural Shift: Traditional neighbourhood events, festivals, and ways of life are giving way to international trends. Some areas no longer feel “Costa Rican” in spirit, and locals describe feeling like strangers in their own towns.
Are there areas where locals are being pushed out?
Yes—many beach towns and eco-hotspots are experiencing gentrification, forcing Ticos to relocate due to rising costs and diminishing access. This is particularly evident in regions that were once small fishing or farming villages.
- Coastal Displacement: Areas like Nosara, Uvita, Santa Teresa, and Playa Hermosa have seen property taxes, utility costs, and basic goods skyrocket. Many local families have moved to surrounding hills or neighbouring towns with cheaper land.
- Erosion of Traditional Economies: Where once fishing, farming, and small artisan markets thrived, now stand high-end wellness centres, surf resorts, and luxury Airbnbs. These changes often sideline local businesses in favour of foreign-run enterprises.
- Infrastructure Strain: As more land is developed for tourism or luxury homes, basic infrastructure like roads, water supply, and waste management systems are stretched thin—while locals are often last in line for upgrades or repairs.
What do locals want to see in future development?
Ticos are not against development—they just want it to be fair, inclusive, and respectful of both culture and nature. There’s a growing call for conscious planning and long-term thinking.
- Transparent Regulations: Many locals want clear and fair zoning laws that prevent uncontrolled sprawl, especially in environmentally sensitive areas like coastlines and rainforests.
- Affordable Housing Initiatives: There’s hope for land trusts, co-ops, or government-backed housing projects that prioritise Costa Rican families and preserve cultural spaces.
- Community-Based Investment: Instead of mega resorts owned by foreign conglomerates, locals want support for small Tico-owned businesses—eco-lodges, local markets, and bilingual schools that serve both locals and visitors.
- Preservation of Cultural Identity: From architecture to public celebrations, locals wish to see traditional Costa Rican values maintained—not replaced—with development that blends, not bulldozes.
How are communities responding?
Grassroots movements and community alliances are gaining momentum in response to rapid change. Across the country, Ticos are stepping up to reclaim agency over how their towns evolve.
- Local Zoning Committees: In towns like Ojochal and Monteverde, residents have formed groups to oversee local planning, push for environmental protections, and limit overdevelopment.
- Property Education Workshops: NGOs and local associations are offering training sessions on land rights, permits, and negotiation, empowering locals to make informed decisions and protect ancestral lands.
- Policy Activism: In some cantons, residents are pressuring municipalities to implement short-term rental limits, green infrastructure policies, and higher taxes on speculative land flipping.
- Youth Engagement: Young Ticos, many of whom are bilingual and educated, are beginning to organise online and offline to advocate for sustainable development models that include—not exclude—them.
FAQ: Local Perspectives on the Real Estate Boom in Costa Rica
Q: Is the real estate boom helping the local economy?
A: Yes, but selectively. While it brings construction jobs and some tourism revenue, much of the profit leaves with the foreign investors.
Q: Are Costa Ricans still buying property in popular areas?
A: Rarely. Most locals can’t afford coastal property anymore and are looking inland or in smaller towns.
Q: Do all Ticos oppose foreign investment?
A: Not at all. Many welcome it—but they want it balanced, inclusive, and beneficial to the broader community.
Q: What’s causing the sharp rise in property prices?
A: Increased international demand, land speculation, limited coastal land, and digital nomads with foreign income streams.
Q: Is land scarcity a genuine issue?
A: Yes. Much of Costa Rica’s land is protected or environmentally restricted, so buildable land near coastlines is limited and highly sought after.
Q: Are there legal protections in place for local buyers?
A: Very few. The real estate market is largely deregulated, and legal protections are limited unless specific zoning or heritage restrictions apply.
Q: Can young Costa Ricans afford to buy homes?
A: Most cannot—especially near the beach. Many live with family into adulthood or migrate to more affordable provinces.
Q: What role does tourism play in the real estate surge?
A: A major one. Tourists often fall in love with the country and invest in second homes, rentals, or retirement properties.
Q: Are affordable housing initiatives underway?
A: Some exist, but they’re underfunded and tend to exclude popular expat-heavy areas where land values are already inflated.Q: How can foreign buyers be more respectful?
A: Learn Spanish, support local businesses, ask questions before buying, and avoid pushing prices beyond local reach.
