Renting in Costa Rica
The long-term rental market in Costa Rica is informal by international standards but has strong legal protections for tenants. Most rentals are found through Facebook groups, word of mouth, and local agents rather than formal listing portals — knowing how the system works gives you a real advantage.
How do I find a long-term rental in Costa Rica?
Facebook groups are the most effective starting point. Join area-specific expat groups (e.g., "Expats in Costa Rica," "Housing in Escazú," "Rentals in Tamarindo") and post what you're looking for — area, budget, bedrooms. Many landlords post rentals in groups before using any platform, and some of the best deals are found through word of mouth. Local real estate agents are also valuable for mid-range and upscale properties.
How the Rental Market Works
Costa Rica's rental market operates very differently from the US or Europe. There is no centralized MLS-style database. Many rentals are never publicly advertised — they're filled through networks of neighbors, expat communities, and Facebook groups. The landlord-tenant relationship is often personal and informal, especially in smaller communities.
Foreigners can rent property on exactly the same terms as Costa Rican citizens. There are no restrictions on non-residents renting, and the law protects tenants regardless of immigration status. In practice, some landlords informally prefer tenants with legal residency for the stability it implies, but this is not a legal requirement.
Most leases are written in Spanish. If you don't read Spanish, have an attorney or trusted bilingual contact review any contract before signing. Key terms to look for: duration, rent amount, deposit, notice period, and who pays utilities.
Furnished vs. Unfurnished
Furnished
Furnished rentals include furniture and basic appliances. Common for expat-targeted properties, monthly rentals, and short-to-mid-term leases. Typically 20–40% more expensive than unfurnished equivalents. Often includes a TV, kitchen appliances, and beds. Internet is increasingly standard in furnished expat rentals.
Unfurnished
Unfurnished properties (sin amueblar) are the norm for longer leases aimed at local residents. They typically come with the kitchen (plomería — plumbing, counters, sink) but no appliances or furniture. Significantly cheaper. If you're planning to stay a year or more, unfurnished + locally purchased furniture is often the best value.
Typical Monthly Rental Costs
Prices below are approximate monthly figures in USD for long-term leases (3+ months). Costs vary significantly based on condition, exact location, amenities, and whether furnished or not. Prices quoted in USD are common for expat-targeted properties; local rentals are often quoted in colones.
| Area | 1-Bed Unfurnished | 1-Bed Furnished | 2–3 Bed Furnished |
|---|---|---|---|
| Escazú / Santa Ana | $600–$900 | $900–$1,600 | $1,400–$3,000 |
| San José (Los Yoses, Rohrmoser, Curridabat) | $450–$750 | $700–$1,200 | $1,000–$2,200 |
| Grecia / Atenas / Central Valley rural | $350–$550 | $500–$900 | $700–$1,500 |
| Tamarindo / Nosara / Guanacaste beach towns | $600–$1,000 | $900–$1,800 | $1,500–$3,500 |
| Jacó / Manuel Antonio | $550–$900 | $800–$1,600 | $1,300–$3,000 |
| Uvita / Ojochal / Southern Pacific | $450–$750 | $700–$1,300 | $1,000–$2,500 |
| La Fortuna / Nuevo Arenal | $350–$550 | $500–$900 | $700–$1,500 |
| Puerto Viejo (Caribbean) | $300–$550 | $500–$900 | $750–$1,500 |
Sample Monthly Budget: Renting in Escazú
Typical monthly all-in costs for a furnished 1-bedroom apartment in Escazú, excluding personal spending and food.
Furnished 1-Bed Apartment — Escazú
Currency: USDFurnished 1-Bed Apartment — Grecia/Atenas
Currency: USDWhat's Typically Included (and What's Not)
Usually Included in Rent
- Basic kitchen fixtures (sink, counter space)
- Hot water heater (electric tankless is most common)
- Parking spot (in most suburban and gated properties)
- Security (in gated communities — HOA fees may apply separately)
- Furniture and appliances (furnished rentals)
Usually Paid Separately
- Electricity (ICE — Instituto Costarricense de Electricidad)
- Internet (Kolbi/ICE, Claro, Cabletica — negotiate in your name)
- Water (AyA — Acueductos y Alcantarillados, or private well/ASADA)
- Cable TV (if desired)
- HOA fees (cuotas de mantenimiento — common in condos and gated developments)
- Property tax (paid by owner, but confirm in lease)
The Rental Process
- 1
1. Find listings
Search Facebook groups, Encuentra24, OLX Costa Rica, Craigslist CR, and local real estate agents. For expat-heavy areas, post in community Facebook groups stating what you're looking for.
- 2
2. View the property
Always view in person (or via live video call if abroad) before committing. Check water pressure, hot water, internet connectivity (ask to run a speed test), cell signal, A/C condition, and signs of moisture or mold — common in humid coastal areas.
- 3
3. Negotiate
In Costa Rica it is normal to negotiate rent, especially for longer leases or if paying several months upfront. A 5–15% reduction is often achievable, particularly outside peak expat moving season (Oct–Feb).
- 4
4. Rental contract (contrato de arrendamiento)
A written contract is standard and legally required for leases of any duration. It should specify: monthly rent amount and currency, lease start and end date, deposit amount, notice requirements, and who pays utilities. Leases can be in USD or colones — USD is common for expat-targeted rentals.
- 5
5. Pay deposit
One month's rent is the standard deposit under Costa Rican law. Landlords cannot legally demand more than one month as a security deposit. Pay by bank transfer and keep receipts.
- 6
6. Moving in
Do a walk-through and document the condition of the property with photos and video before moving in. Note any existing damage in writing to the landlord. This protects your deposit when you leave.
Your Legal Rights as a Tenant
Ley General de Arrendamientos Urbanos y Suburbanos
Costa Rica's rental law (Law 7527) provides strong protections for tenants. Key provisions include: the landlord must give written notice of at least 3 months before terminating a contract; the security deposit cannot exceed one month's rent and must be returned within one month of vacating; rent increases are governed by the Banco Central de Costa Rica's published adjustment rate; and tenants cannot be evicted without a formal legal process.
Tenant Rights
- Right to habitation — landlord must maintain the property in livable condition
- Written notice required for any rent increase
- Landlord must give 3 months' written notice to terminate a lease
- Security deposit capped at one month's rent
- Deposit must be returned within 30 days of vacating (minus documented damages)
- Unlawful eviction is illegal — landlord cannot change locks or remove belongings without court order
Required Documents
What landlords commonly request from foreign renters:
- Passport (copy of photo page)
- Proof of income — bank statements, employment letter, or pension documents
- References — from a previous landlord or employer
- DIMEX card (if you have residency)
- Some landlords request a local guarantor (fiador) — not always required for expats
Red Flags to Watch For
Common Rental Scams and Red Flags
The Costa Rica rental market has its share of scams and problem landlords. Common warning signs include: landlord requesting a deposit before you've viewed the property or signed a contract; rental advertised on social media with no verifiable address or photos; rent priced far below comparable local listings; landlord claiming they're abroad and can only communicate by email; and pressure to pay in cash with no receipt. Always verify the physical address exists, view the property before paying anything, and get all agreements in writing.
Additional Red Flags
- No written lease offered — verbal agreements exist but leave you with little legal recourse
- Landlord refuses to put deposit terms in writing
- Property has visible mold, water damage, or structural cracks — especially significant in humid coastal areas
- No water pressure or inconsistent water supply — ask about water source (municipal vs. well)
- Landlord lives in the same property and is difficult to establish boundaries with
- HOA or maintenance fees not disclosed upfront
Where to Find Long-Term Rentals
Airbnb
The dominant platform for short-term vacation rentals in Costa Rica. Well-represented in all tourist areas and major cities. Also increasingly used for extended stays (30+ days) with monthly pricing discounts.
Monthly discount rates on Airbnb can be 30–50% off the nightly rate. For stays over 28 days, the platform shifts to a long-term stay format. Always verify the neighborhood location on a map before booking — descriptions can be vague about exact distances.
Facebook Marketplace & Groups
The single most important resource for finding housing in Costa Rica. Both short-term and long-term rentals are heavily advertised on Facebook. Region-specific groups (e.g., 'Expats in Costa Rica', 'Housing in Escazú', 'Rentals in Tamarindo') are where locals and expat landlords post listings first.
Key groups to join: 'Expats in Costa Rica', 'Costa Rica Expats', 'Housing & Rentals Costa Rica', and area-specific groups for wherever you are moving. Many landlords post here before anywhere else. Exercise normal caution — verify addresses and meet in person before paying any deposit.
Encuentra24
One of the most used classified listing sites in Central America, with a significant Costa Rica real estate and rental section. Listings cover rentals and sales from both individuals and agencies. The interface is in Spanish but manageable with basic translation tools.
Good for finding listings from local landlords and small agencies. More authentically local than international platforms. Prices are often quoted in USD for expat-targeted properties. Useful for gauging realistic market rates in specific areas.
CRHomes
A Costa Rica-focused real estate portal listing properties for rent and sale. Primarily targets the expat and foreign investor market. Includes listings from licensed real estate agencies and individual owners.
One of the better English-language resources for the Costa Rica property market. Good for getting a sense of long-term rental and sales prices across regions. Listings tend to be mid-range to high-end.
OLX Costa Rica
A general classifieds platform (similar to Craigslist) widely used in Costa Rica for buying, selling, and renting. Has a real estate section with apartments and houses for rent, mostly from private landlords. Listings are primarily in Spanish.
Better for budget rentals and finding listings from local landlords who aren't targeting the expat market. Prices are often listed in colones rather than USD. Good for discovering what local Ticos actually pay for housing.
Craigslist Costa Rica
Craigslist's Costa Rica section has a housing listings area that is actively used, particularly in the expat community. Both short-term vacation rentals and long-term unfurnished apartments are posted here.
Most useful for the Central Valley (San José, Escazú, Heredia) and established beach towns. Still used by expat landlords who prefer its simplicity. Apply standard Craigslist caution — verify all properties in person before any payment.
Local Real Estate Agents
Real estate agents (corredores de bienes raíces) are essential for navigating the Costa Rica property market, especially for buying. For rentals, agents typically handle mid-range to high-end furnished properties. Note that Costa Rica does not have a mandatory licensing requirement for real estate agents — use agents affiliated with CCCBR (Cámara Costarricense de Corredores de Bienes Raíces) when possible.
Agent fees for rentals are typically paid by the landlord (one month's rent commission is standard). For property purchases, buyer's agents are less common — most agents represent the seller. Always use a licensed Costa Rican attorney (abogado/notario) separately for any purchase transaction regardless of agent involvement.