A Guide to the Nicoya Peninsula: Cabuya

Discover Cabuya: The Nicoya Peninsula’s Best Kept Secret

If you’re searching for a slice of authentic Costa Rica—where the rhythms of daily life still echo with the Pura Vida spirit —look no further than Cabuya. Nestled at the southern tip of the Nicoya Peninsula, just 20 minutes over the hill from Playa Carmen and a short drive from the buzz of Santa Teresa, Cabuya remains one of the last true fishing villages where Costa Rican culture flourishes alongside breathtaking natural beauty.

Authentic Tico Charm

Cabuya stands apart from its more developed, flashy neighbors. Here, the village’s roots as a traditional fishing community are still strong. Locals greet you with genuine warmth, and it’s common to see fishermen returning with the day’s catch, ready to sell fresh fish right on the beach or take you out to sea for your own adventure The pace is slower, the vibe is chill, and the pura vida lifestyle is a way of life.

Nature and Adventure at Your Doorstep

• Cabo Blanco Nature Reserve: Cabuya is the gateway to Costa Rica’s very first nature reserve, Cabo Blanco, a haven for hikers, birdwatchers, and anyone who loves wild, unspoiled landscapes. This 1,270-hectare reserve is home to over 150 species of trees and a remarkable diversity of wildlife, including pelicans, frigate birds, ospreys, and Costa Rica’s largest colony of brown boobies.

• Wildsun Rescue Center: Just outside the village, Wildsun has made headlines for its successful reintroduction of scarlet macaws to the region. Watch these vibrant birds soar overhead—a sight not seen here for decades—and know that you’re in a place where conservation and community go hand in hand.

• Cabuya Island (Cemetery Island): Accessible by foot at low tide, this pre-Columbian burial ground is still in use today. The surrounding reefs offer some of the best snorkeling in the area, teeming with marine life and offering a unique window into local history and ecology.

• Rio Lajas: This serene river is a birdwatcher’s paradise and a perfect spot to cool off in freshwater pools. The area is famed for its shorebirds, monkeys, and tranquil scenery—a hidden gem for nature lovers.

• Surfing: Cabuya boasts a point break and a river mouth wave at Lajas, offering clean, uncrowded surf—especially when the winds are onshore at Santa Teresa and Mal Pais. It’s a favorite for those who want quality waves without the crowds.

A Lifestyle Investment

Cabuya is not just a destination—it’s an opportunity to build your dream life in Costa Rica. Property values here offer more for your money compared to the more hyped-up areas of the peninsula. Wish you had invested 10 years ago in Santa Teresa? Well Cabuya offers you the opportunity to get your slice of heaven. Whether you’re seeking a beachfront retreat, a rustic home, or a commercial spot, Cabuya’s real estate market is diverse and accessible, with options ranging from cozy homes to ocean-view lots at attractive prices. Its strategic location allows you to enjoy the tranquility of village life while being just minutes from the vibrant scenes of Montezuma and Santa Teresa.

Who Will Love Cabuya?

• Those seeking a quieter, more authentic Costa Rican experience

• Nature lovers, birdwatchers, and conservation-minded buyers

• Surfers and water sports enthusiasts looking for uncrowded waves

• Foodies eager for fresh, local seafood and farm produce

• Investors searching for value and long-term growth potential

“Cabuya is a beautiful coastal town in Costa Rica with a rich history and culture, beautiful beaches and natural views, and a friendly and welcoming community. Despite the challenges it faces due to the growth of tourism, it remains a popular destination for those looking to relax and enjoy nature.”

Why Cabuya is the Peninsula’s Best Kept Secret

While Santa Teresa and Montezuma draw the crowds, Cabuya quietly preserves the soul of the Nicoya Peninsula. Here, you’ll find the rare blend of untouched nature, authentic culture, and genuine community—a place where you can truly live the pura vida. For those ready to invest in a lifestyle as much as a property, Cabuya is the secret you’ll want to share… but only with those who truly appreciate the real Costa Rica.

Ready to explore Cabuya and find your perfect property in paradise? Let’s connect and make your Costa Rican dream a reality. Get in touch.

Exploring the Nicoya Peninsula: Montezuma

Montezuma, Costa Rica: Your Gateway to the Pura Vida Lifestyle on the Nicoya Peninsula

Nestled on the southeastern edge of the Nicoya Peninsula, Montezuma is a charming town famous for its stunning waterfalls, bohemian vibe, and pristine beaches. Once a remote fishing village, Montezuma has blossomed into a vibrant community beloved by eco-conscious travelers, artisans, and expats seeking the authentic "pura vida" lifestyle.

Why Montezuma Stands Out

Montezuma’s natural beauty is unmatched. The town is renowned for the Montezuma Waterfalls—a series of three cascading waterfalls where visitors can swim in refreshing natural pools, surrounded by lush jungle. The hike to the falls is an adventure itself, crossing rivers and forest trails, offering a perfect blend of excitement and tranquility.

The town’s bohemian spirit is palpable, with a thriving community centered around yoga, healing arts, and organic living. Weekly organic farmers’ markets, art festivals like the Costa Rica International Film Festival, and the Festival de Arte Chunches de Mar celebrate Montezuma’s creative and alternative culture.

Eastern Nicoya Peninsula: Sunrises, Rivers, and Surf

The eastern side of the Nicoya Peninsula, where Montezuma is located, is famous for spectacular sunrises that paint the sky over the Pacific Ocean. This area offers pristine rivers and freshwater swimming spots, perfect for outdoor enthusiasts and families alike. When the swell hits just right, surfers from around the world flock here to catch some of Costa Rica’s best waves. Fishing is also a popular pastime, with abundant marine life supporting both recreational and commercial fishing.

Real Estate Opportunities in Montezuma

For those interested in investing in Costa Rica or retiring in paradise, Montezuma presents a unique opportunity. The real estate market here has been lively, with properties ranging from eco-friendly homes nestled in the jungle to beachfront villas. Montezuma’s blend of natural beauty, laid-back lifestyle, and growing community makes it an attractive location for property for sale.

Investing in Montezuma real estate means embracing a sustainable, relaxed way of life while capitalizing on the increasing demand for homes in this sought-after region. Whether you’re looking for a vacation home, retirement haven, or rental investment, Montezuma offers a diverse portfolio of options to suit your needs.

Why Choose Montezuma?

• Access to breathtaking natural attractions like Montezuma Waterfalls and nearby Torguga Island, ideal for snorkeling and wildlife encounters1.

• A vibrant community focused on wellness, yoga, and organic living.

• The true pura vida lifestyle—embracing simplicity, nature, and happiness. Holding on to it’s bohemian vibe.

• Opportunities for surfing, fishing, hiking, and river swimming on the eastern Nicoya Peninsula.

• Growing real estate market with eco-friendly and sustainable property options.

• Destination restaurants like Playa de Los Artistas restaurant, Chelo Pizzaria, and Cocalores.

Montezuma is more than just a destination; it’s an invitation to live the pura vida dream—where nature, culture, and community come together in perfect harmony. Whether you are looking to invest in Costa Rica real estate, retire in a tranquil paradise, or simply experience the magic of the Nicoya Peninsula, Montezuma offers an unparalleled lifestyle opportunity.

This guide is the first in a series exploring the Nicoya Peninsula’s unique towns and real estate potential, helping you discover why this region is one of Costa Rica’s most desirable places to live and invest. Stay tuned for deeper dives into neighboring towns and more expert insights on property for sale and living the pura vida lifestyle.

Biggest Mistakes Foreigners Make When Buying Property in Costa Rica

When buying property in Costa Rica as a foreigner, several common mistakes can lead to costly problems or delays. Understanding these pitfalls and taking proactive steps can help ensure a smooth and secure transaction. Here are the biggest mistakes foreigners make when purchasing real estate in Costa Rica, along with essential tips to avoid them:

1. Failing to Conduct Thorough Due Diligence on the Title

One of the most critical errors is not verifying that the property has a clean and transferable title. Costa Rica’s property system requires checking two key records: the property’s registration at the National Registry and the cadastral survey (plano catastrado) which shows exact boundaries and measurements. Discrepancies between physical boundaries and official records are common, so relying solely on the seller’s word or visible landmarks is risky. A qualified real estate attorney should review these documents to confirm there are no liens, encumbrances, or zoning issues that could affect ownership.

2. Not Hiring a Trustworthy Lawyer and Realtor

Many foreigners underestimate the importance of hiring a reliable lawyer who specializes in Costa Rican real estate. Only a licensed Notary Public who is also an attorney can legally draft and record the property transfer deed. Your lawyer should represent your interests exclusively, conduct due diligence, verify documents, and ensure the transaction follows a proper timeline. Similarly, real estate agents in Costa Rica typically work for the seller, so their advice should be cross-checked with independent experts to avoid conflicts of interest.

3. Overlooking Utilities and Infrastructure

Before purchasing, verify that essential utilities such as water, electricity, and internet are available and functioning. In rural or undeveloped areas, utilities may be limited or absent. Understanding how easy or difficult it will be to connect to these services is crucial. For example, electricity is generally provided by ICE or regional suppliers, and water may come from municipal sources or local cooperatives. Some properties rely on septic systems instead of municipal sewage, which should be inspected. Utility costs and service reliability vary between urban and rural locations, so factor this into your decision.

4. Skipping Property Inspections

Costa Rica’s climate can cause structural issues like water damage, mold, or wear and tear, especially in coastal or rural properties. Skipping a professional property inspection can result in unexpected repair costs. Inspections should include checking the septic system, roof, foundation, and overall condition to avoid surprises after purchase.

5. Ignoring Zoning and Land Use Regulations

Each municipality in Costa Rica has zoning plans regulating property use, density, and construction limits. Failing to confirm the zoning status (uso de suelo) can lead to restrictions on how you can use or develop your property. Your lawyer should obtain and review this information from local authorities to ensure your intended use complies with regulations.

6. Relying on Verbal Agreements or Incomplete Information

Avoid trusting verbal promises or overly edited photos in listings. Always visit the property in person, preferably during different times of the day at different seasons, to assess access, climate, and condition. Also, do not rely solely on sellers or informal local contacts for information about the property or transaction process.

How to Avoid These Mistakes

• Hire a qualified Costa Rican real estate attorney who will perform title searches, verify zoning, draft contracts, and record the deed. Check their reputation and referrals are key.

• Work with a reputable buyer’s agent or realtor who represents your interests and helps navigate the market.

• Conduct a professional property inspection to uncover any structural or utility issues.

• Verify availability and ease of connection for utilities like water, electricity, and internet before buying.

• Review the property’s cadastral map and official boundaries to avoid disputes.

• Visit the property multiple times during different seasons to understand access and environmental factors.

• Ensure all steps follow a clear timeline to avoid delays and complications.

Following these guidelines will help you avoid the most common pitfalls foreigners face when buying property in Costa Rica and make your investment safer and more enjoyable.

For expert assistance and trusted real estate services in Costa Rica, visit www.cabuayrealty.com. Their experienced team can guide you through every step of the process, ensuring due diligence and a smooth transaction.

Finding the Right Real Estate Agent in Costa Rica

Why Values and Expertise Matter

Buying property in Costa Rica—especially in sought-after areas like the Nicoya Peninsula—is an exciting but complex process. While market knowledge and legal expertise are essential, the right real estate agent should also share your values and understand your unique needs as a foreign buyer. Here’s why alignment in personality and professionalism is just as critical as their credentials.

1. Shared Values Create Trust and Better Outcomes

A real estate agent who aligns with your priorities—whether sustainability, community, or investment goals—can better tailor their search to your vision. For example:

• If you value eco-friendly living, an agent familiar with solar-powered properties or sustainable developments in Nosara or Santa Teresa will save time.

• If cultural integration matters, an agent who understands expat challenges (language barriers, residency processes) can provide smoother transitions.

• A transparent communicator ensures you avoid misunderstandings about property titles, fees, or zoning laws.

Personality fit reduces stress—especially when navigating unfamiliar legal systems or remote transactions.

2. Legal Expertise + Foreign Buyer Insight = Fewer Risks

Costa Rica’s real estate laws are foreigner-friendly but have nuances:

• Maritime Zone restrictions (only Costa Ricans or long-term residents can own within 200m of the coast; foreigners lease instead).

• Title verification is critical—unregistered agents may miss liens or ownership disputes.

• Corporate ownership (common for foreigners) has tax and estate-planning implications.

An agent who combines legal compliance (SUGEF registration, residency status) with experience assisting foreigners ensures you avoid pitfalls like fraudulent titles or concession land scams.

3. The Right Agent Solves Unique Challenges

Foreign buyers often face hurdles an average agent might overlook:

• Financing: Local banks rarely lend to non-residents; cash or international loans are typical.

• Due diligence: Checking for squatters’ rights, water access, or road easements requires local savvy.

• Cultural gaps: Negotiation styles, bureaucracy, and even property measurements (hectares vs. acres) vary.

Agents who’ve guided expats through these steps provide practical support beyond the sale, like recommending lawyers or property managers.

How to Vet for Alignment

• Ask targeted questions: "How have you helped buyers with my priorities?" or "Explain a complex deal you navigated for a foreign client.".

• Check references: Prior clients can reveal responsiveness and integrity.

• Assess transparency: Do they clarify fees, timelines, and potential risks upfront?

Final Insight

In Costa Rica’s decentralized market, a skilled agent is your greatest ally—but only if they understand both the legal landscape and your personal goals. Whether you seek a jungle retreat, a beachfront lease, or a rental investment, prioritize expertise with empathy to turn your vision into a secure reality.

Tip: Start with agents who specialize in your target area (e.g., Nicoya Peninsula) and verify their experience first.

Can Foreigners Buy Property in Costa Rica?

What International Buyers Need to Know before they buy.

Costa Rica’s breathtaking landscapes and welcoming culture have made it a magnet for international property buyers. If you’re considering real estate in Cabuya, Santa Teresa, Montezuma, or anywhere on the Nicoya Peninsula, understanding the rules for foreign ownership and the benefits of the Inversionista (Investor) Residency Program is essential.

Equal Rights for Foreign Buyers

Foreigners enjoy the same property ownership rights as Costa Rican citizens. You can purchase titled property outright in your own name or through a corporation, with no requirement for residency or citizenship. This makes purchasing property in Cabuya, Santa Teresa, Montezuma, or elsewhere on the Nicoya Peninsula straightforward and secure.

Titled vs. Concession Land

Titled Land:
Most inland and some select coastal properties are titled, meaning you own the land outright. This is the most secure form of ownership and is highly sought after by both locals and foreigners.

Concession Land:
Properties within the Maritime Zone (the first 200 meters from the high tide line) are concession land. Here, the first 50 meters are public, and the next 150 meters can be leased (not owned) for up to 20 years, renewable. Foreigners can only own up to 49% of a concession property unless they have resided in Costa Rica for at least five years. These properties are subject to additional regulations and taxes, so due diligence is crucial.

The Inversionista (Investor) Residency Program

Costa Rica offers a clear path to residency for foreign investors through the Inversionista program. If you invest at least $150,000 USD in real estate, shares, or a Costa Rican business, you can apply for temporary residency. Here’s how it works:

• Minimum Investment: $150,000 USD in real estate, a business, or other approved assets.

• Residency Benefits: Temporary residency for two years, renewable as long as you maintain the investment. After three years, you can apply for permanent residency.

• Family Inclusion: Your spouse and dependent children can be included in your residency application.

• Path to Citizenship: After seven years of legal residency, you may apply for citizenship.

• Additional Perks: Residency holders can import household goods and a vehicle duty-free, and enjoy access to Costa Rica’s healthcare system.

Note: Inversionista residents cannot work as employees in Costa Rica but can earn income from their investments or work remotely for foreign companies.

Final Tips

• Work with a reputable local real estate agent and attorney to ensure a smooth, legal transaction.

• Understand the difference between titled and concession land, especially for beachfront properties.

• Consider the Inversionista program if you plan to invest $150,000 or more, as it offers significant residency and lifestyle benefits.

Costa Rica’s property laws, combined with the natural beauty of Cabuya, Santa Teresa, Montezuma, and the Nicoya Peninsula, make it an ideal destination for your next real estate investment.