Selling from the United States, Canada, Europe or another country is possible in many cases, but it requires coordinating six fronts at once: documents, access, maintenance, marketing, offers and closing. The key: get everything organized before a serious buyer appears.
Important: General information only. It does not replace legal, tax or accounting advice. Confirm each point with qualified Costa Rican professionals.
Quick Overview
| Area | What the Seller Must Organize | Module |
|---|---|---|
| Legal ownership | Registered owner and structure (individual or corporation) | 1 |
| Local team | Attorney/notary, agent, caretaker | 2 |
| Access and condition | Keys, showings, cleaning, repairs | 3 |
| Pricing and marketing | Photos, video, drone, one realistic price | 4 |
| Documents | Digital folder ready before the offer | 5 |
| Offers and due diligence | Negotiation process and inspections | 6 |
| Signing and closing | Power of attorney, apostille, banking | 7 |
| Taxes | Costa Rica and country of tax residence | 8 |
Module 1 · Verify the Legal Situation (Before Listing)
Can I sell from abroad? It depends on these factors:
| Question | Why It Matters |
|---|---|
| Who is the registered owner? | Determines who must sign |
| Individual or corporation (S.A. / S.R.L.)? | Changes documents and signers; sometimes the property is sold, sometimes the shares |
| Are there multiple owners? | All must participate or grant authority |
| Will the seller return for closing? | Determines whether a local representative is needed |
| Titled property or maritime zone concession? | Concessions have different rules and approvals |
Review at the National Registry:
| Item | What to Look For |
|---|---|
| Property registration (folio real) | Owner, area, description |
| Cadastral plan | Matches the actual land and boundaries |
| Encumbrances | Mortgages, annotations, easements, liens |
| Corporation (if applicable) | Valid representation, updated books, corporate taxes paid, beneficial owner filing |
Why now: A problem found while a buyer is waiting delays closing, adds costs and erodes confidence. For an owner abroad, fixing documents takes longer because of international signatures.
Module 2 · Build Your Local Team
Don’t depend on a single person.
| Role | Main Responsibility |
|---|---|
| Real estate agent | Marketing, buyers, showings, negotiation |
| Attorney / notary | Legal review, deed, registration |
| Caretaker / property manager | Physical supervision, keys, emergencies |
| Photographer / videographer / drone | Visual marketing |
| Inspector / engineer | Technical evaluations |
| Accountant / tax adviser | Taxes in one or two countries |
| Contractors | Repairs and maintenance |
Module 3 · Access, Condition and Maintenance
Access plan (decide before listing):
| Topic | Decision Needed |
|---|---|
| Keys | Who holds them? |
| Showings | Who authorizes, with how much notice? |
| Gate / condominium | Codes, guards, remote authorization |
| Tenants | Are appointments restricted? |
| Inspections and contractors | Who opens and supervises? |
Pre-photography preparation:
| Interior | Exterior |
|---|---|
| Deep cleaning | Landscaping and trimming |
| Remove clutter | Pressure washing |
| Check lights and leaks | Pool and drainage |
| Address moisture and mold | Gates and driveways |
| Minor repairs | Clear views |
The goal isn’t a renovation: it’s to present the property in its best realistic condition. In a tropical climate, moisture and vegetation advance quickly if the owner has been away for months.
Module 4 · Pricing and Marketing
Pricing: Asking price is not market value. Avoid relying only on:
| Common Mistake | Better Approach |
|---|---|
| What the neighbor is asking | Comparable closed sales |
| Original purchase price | Current market |
| Money spent on improvements | Value perceived by buyers |
| Prices from another region | Local inventory and demand |
Factors that matter: location, condition, lot size, usable land, construction quality, views, road access, privacy, age and competing listings.
One price everywhere. Different prices across portals and agents create doubt: Which is correct? Who actually represents the seller? Is there a hidden problem? Is the seller desperate?
Marketing package:
| Component | Purpose |
|---|---|
| Professional photography and drone | First impression and location |
| Walkthrough video | Lets buyers “visit” remotely |
| Accurate description and specs | Avoids misunderstandings |
| Floor plan and area information | Supports the decision |
International buyers typically move like this: photos → video → listing → video call → visit. Weak presentation removes the property from the shortlist before anyone sees it in person.
Module 5 · Digital Document Folder
Prepare it before receiving offers.
| Folder | Typical Contents |
|---|---|
| 01 Ownership | Registry information, owner ID |
| 02 Cadastral | Cadastral plan |
| 03 Municipal | Municipal records and taxes up to date |
| 04 Utilities | Water (availability letter, ASADA/AyA or well), electricity |
| 05 Construction | Plans, permits, engineering reports |
| 06 HOA / Condominium | Rules, fees, account statements |
| 07 Improvements | Pool, guest house, additions (plans, invoices, warranties) |
| 08 Corporate | Corporate documents, if applicable |
| 09 Maintenance & Photos | Service history and visual material |
A finca, a condominium and a beach home have very different requirements. Unpermitted improvements are a frequent due diligence issue: review them with your attorney before listing.
Module 6 · Offers and Due Diligence
Offer workflow:
Buyer submits offer → Agent sends complete terms → Seller reviews price + conditions → Attorney reviews → Accept / reject / counter → All parties confirm final terms
Terms that matter beyond price:
| Term | What to Define |
|---|---|
| Deposit | Amount and who holds it |
| Due diligence period | Length |
| Closing and possession dates | Realistic given signatures and banks |
| Financing | Is it contingent on a loan? |
| Furniture and appliances | What is included |
| Repairs and contingencies | Who assumes what |
A higher offer is not always the simplest transaction.
Inspections a buyer may request:
| Inspection | Local Coordination |
|---|---|
| General / structural | 1. Provide access |
| Pool and electrical | 2. Schedule the appointment |
| Boundaries (survey) | 3. Receive the inspector |
| Septic and drainage | 4. Communicate findings |
| Water | 5. Obtain repair estimates |
Furniture: Define whether the property is sold furnished, partially furnished, unfurnished or negotiable, and prepare an exclusion list (artwork, family belongings, tools, vehicles, electronics). The purchase agreement must reflect what was agreed.
Module 7 · Signing, Power of Attorney and Closing
Talk to your attorney from the start, not three days before closing.
| Question for the Attorney | Confirm |
|---|---|
| Who must sign? | Owner, attorney-in-fact or corporate representative |
| Can I sign remotely? | Depends on the case |
| Do I need a power of attorney? | Exact authority it must contain |
| Does it require authentication? | Apostille or consular process depending on your country |
| Are originals required? | Yes / No |
| How long will it take? | Include shipping and official translations |
Closing checklist:
| Item | Define Before Closing |
|---|---|
| Seller attendance | Yes / No / Depends |
| Required ID | Passport and documents |
| Destination of proceeds | Account and bank details |
| Transfer of possession | Who handles it |
| Keys after closing | Who receives them |
Banking and compliance. Banks may request ID, the purchase agreement, source and destination of funds, corporate ownership and tax information. Speak with your receiving bank before closing so you don’t find out afterward that documents are missing.
Maintain the property until closing. An accepted offer doesn’t mean abandoning landscaping, pool care, cleaning, pest control, security, ventilation or moisture control.
Module 8 · Taxes and Costs (Reference)
Rates change and depend on each case; validate them with your accountant or attorney.
| Item | General Reference |
|---|---|
| Capital gains (Costa Rica) | May apply to real estate sales; treatment depends on acquisition date, use and structure |
| Transfer, stamps and fees | Deed and registration costs; agree who pays each |
| Agent commission | Per the listing agreement |
| Taxes in your country of residence | U.S., Canada and others may tax worldwide gains |
| Structure (individual vs. corporation) | Changes tax burden and process |
Another seller’s transaction is not an automatic model for yours.
12-Step Workflow
| # | Stage | Main Action |
|---|---|---|
| 1 | Review | Confirm condition and ownership |
| 2 | Legal | Attorney reviews ownership and remote-sale structure |
| 3 | Documents | Build the digital folder |
| 4 | Preparation | Cleaning, repairs, landscaping |
| 5 | Pricing | Market analysis |
| 6 | Marketing | Photos, video, drone, listing |
| 7 | Showings | Controlled local access |
| 8 | Offers | Structured negotiation |
| 9 | Due diligence | Documents and inspections |
| 10 | Pre-closing | Power of attorney, signatures, banking |
| 11 | Closing | Deed and registration |
| 12 | Delivery | Keys and possession |
Master Checklist
| Legal | Property | Documents | Marketing | Transaction |
|---|---|---|---|---|
| ☐ Confirm registered owner | ☐ Inspect condition | ☐ Registry and cadastral | ☐ Set price | ☐ Define offer process |
| ☐ Locate cadastral plan | ☐ Needed maintenance | ☐ Construction and permits | ☐ Professional photos | ☐ Coordinate inspections |
| ☐ Hire attorney/notary | ☐ Landscaping | ☐ Condominium / HOA | ☐ Video and drone | ☐ Confirm banking |
| ☐ Signing requirements | ☐ Prepare for photography | ☐ Improvements | ☐ Accurate specs | ☐ Tax advice |
| ☐ Remote closing plan | ☐ Local access | ☐ Digital folder | ☐ Consistent pricing | ☐ Furniture and exclusions |
Conclusion: Selling Without Losing Control
Selling from abroad is a coordination problem, not a distance problem. When these four areas work together, you can stay informed and involved from any country:
| Legal | Property | Marketing | Transaction |
|---|---|---|---|
| Ownership | Maintenance | Photography | Offers |
| Documents | Access | Video | Inspections |
| Signing | Repairs | Drone | Due diligence |
| Closing structure | Presentation | Distribution | Closing |
At Houses at Costa Rica, we help owners coordinate the real estate side of the process: preparing and presenting the property, professional photography, video and drone marketing, buyer communication and showings.
If you own real estate in Costa Rica but live abroad, start by understanding three things: its legal status, its current physical condition and its position in today’s market. Those three factors are the foundation of the entire sale.
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