You found the home, the offer was accepted, and now a closing statement lands in your inbox full of Spanish line items: impuesto de traspaso, timbres, honorarios. Most North American buyers budget for the price and get surprised by the rest. Costa Rica closing costs are lower than in the U.S., but they are not a single fee, and several pieces are negotiable if you know where to look.
By the end of this guide you will know every charge that hits at escritura (the signing of the public transfer deed), what each one costs per $100,000, who legally owes it, and how to check your closing statement before you sign.
How Much Are Costa Rica Closing Costs?
For a standard titled property, buyers should budget roughly 3.5% to 4.5% of the purchase price. That covers the 1.5% transfer tax, about 0.85% to 1.3% in registry fees and stamps, and notary fees of about 1% to 1.5% plus 13% VAT. Escrow, due diligence, and company setup are extra.
The Line-by-Line Breakdown: 7 Charges at Escritura
1. Transfer tax (impuesto de traspaso): 1.5% Set by Law 6999, this is the biggest single line. It is charged on the higher of the contract price or the value registered with the tax authority, according to the Ministry of Finance (Hacienda). The notary collects it at closing.
2. National Registry fees and stamps (timbres): about 0.85% to 1.3% The Procuraduría General de la República lists the stamps every property deed carries, each created by a different law. Per Punto Jurídico, the main ones run 5 colones per 1,000 for the Registry, 2 per 1,000 municipal, and 1 to 1.5 per 1,000 agrarian, plus small fixed stamps. That math lands near 0.85%. LandCo Law estimates about $3,900 on a $300,000 sale (1.3%), noting the total rises when old liens must be cancelled or title details corrected.
3. Notary fees (honorarios notariales): about 1% to 1.5% Only a notary public can sign and register a transfer. Here is the detail most guides miss: since Executive Decree 43704-JP-MEIC was published in October 2022, the official fee schedule is a reference, not a mandatory minimum. Notary fees are negotiable.
4. VAT (IVA) on legal and escrow services: 13% Costa Rica's 13% value-added tax applies to legal fees and escrow services, per LandCo Law. A 1.25% notary fee really costs 1.41%.
5. Escrow fees Most foreign buyers wire funds to a third-party escrow agent instead of paying the seller directly. Fees are usually a flat amount or a small percentage. Get the quote in writing and confirm the agent is registered with SUGEF, Costa Rica's financial regulator.
6. Due diligence before closing A title study, lien search, and check of the registered survey map (plano catastrado) are not official closing costs, but skipping them is how buyers inherit someone else's debt.
7. Corporation costs (if you buy through a company) Some buyers hold property in an S.A. or S.R.L. Setting one up adds legal fees and annual filings. Buying the shares of a company that already owns the property is not a tax loophole: Article 2 of Law 6999 treats a transfer of control of a property-holding company as an indirect transfer subject to the same tax.
Costa Rica Closing Costs Per $100,000
Use this as a quick budgeting tool:
- Transfer tax: $1,500
- Registry fees and stamps: $850 to $1,300
- Notary fee plus 13% VAT: $1,130 to $1,695
- Estimated total: about $3,480 to $4,495, before escrow, due diligence, and any company setup
That lines up with Quatro Legal's estimate of about 3.7% for taxes, registration, and notary fees combined.
Who Pays What at Escritura?
Law and custom are two different things. Under Law 6999, buyer and seller are co-taxpayers for the transfer tax in equal parts, according to Hacienda. In practice, your purchase agreement decides the split, and many agreements put transfer tax, stamps, and notary fees on the buyer.
That means the split is negotiable before you sign the option agreement. After signing, it is too late.
A Worked Example: The Denver Couple
Consider an illustrative scenario. A couple from Denver agrees to buy a finished resale home on the Guanacaste coast for $850,000. The registered value on file is lower, so the tax is based on the $850,000 contract price.
Their draft closing statement shows:
- Transfer tax (1.5%): $12,750
- Registry fees and stamps (0.85%): $7,225
- Notary fee (1.25%) plus VAT: $12,006
- Total: $31,981, or about 3.76%
Before signing the option, their attorney negotiates a 1% notary fee split 50/50 with the seller. Their notary share drops to $4,803. New total: $24,778. That single conversation saves them about $7,200.
If you want a second set of eyes on your own numbers, book a call and walk through them.
Independent Attorney vs. the Seller's Notary
Many sellers suggest their own notary to "keep it simple." Here is the honest trade-off.
Pros of hiring your own attorney-notary
- They work for you, not the seller, on title review and contract terms.
- They can negotiate the fee split and flag errors on the closing statement.
- They catch liens, survey mismatches, and zoning issues before money moves.
Cons of hiring your own attorney-notary
- You may pay separate legal fees on top of any shared notary cost.
- Two law firms can add a few days of back-and-forth.
Pros of using the seller's notary
- Often cheaper and faster on a simple, clean title.
Cons of using the seller's notary
- Their loyalty sits with the party who hired them.
- No one is reviewing the deal only for your protection.
How to Audit Your Closing Statement Before You Sign
- Request an itemized statement at least five business days before escritura. Line items, not one lump sum.
- Check the transfer tax base. It should be the higher of the contract price and the registered value, and the deed must state the real price.
- Recalculate the stamps. Registry, municipal, and agrarian stamps should total near 0.85% unless liens are being cancelled or title corrected. Ask what explains any gap.
- Confirm the notary percentage and VAT. Compare it to what you negotiated. Remember, the fee schedule is a reference, not a floor.
- Match the split to your purchase agreement. Every cost assigned to you should trace back to a clause you signed.
- Verify the escrow agent. Confirm SUGEF registration and the written release conditions.
- Ask about extras. Mortgage deeds, company transfers, and lien cancellations each carry their own fees and stamps.
What Changes for Co-Ownership Buyers
If you are buying a share rather than a whole home, ask exactly how that share is titled: a registered interest in the property itself, or shares of a holding company. The answer decides which taxes and stamps apply, so have your attorney confirm it in writing. Our guide on what determines the cost of 1/8 co-ownership covers the costs that sit outside the share price.
Beachfront buyers have one more check. Land inside the 200-meter Maritime Zone measured from the high tide line is governed by Law 6043 and is usually held by concession, which follows a different transfer path than titled land. Our breakdown of titled vs. concession property explains what to verify. For where closing fits in the bigger process, see Buying Property in Costa Rica: The 12-Month Timeline.
The Bottom Line
Costa Rica closing costs usually run about 3.5% to 4.5% of the price. The transfer tax is fixed. The stamps are math you can check. The notary fee and the buyer-seller split are where real money moves, and both are settled before you sign the option, not at escritura. After closing, your ongoing bill is the annual municipal tax covered in our Costa Rica property taxes guide.
Want your numbers checked against a real closing statement? Book a call.
Frequently Asked Questions
What is the transfer tax on Costa Rica real estate?
The transfer tax is 1.5% under Law 6999. It is calculated on the higher of the contract price or the property's registered value with the tax authority. Legally, buyer and seller owe it in equal parts, but the purchase agreement can assign it to one side. The notary collects it at closing and pays it to the government.
How much are notary fees for Costa Rica property?
Notary fees on a property transfer typically run about 1% to 1.5% of the price, plus 13% VAT. The Bar Association's fee schedule works on a sliding scale by transaction value. Since a 2022 executive decree, that schedule is a reference rather than a mandatory minimum, so the fee and who pays it can be negotiated.
What are escritura costs in Costa Rica?
Escritura costs are the charges tied to signing and registering the public transfer deed. They include the 1.5% transfer tax, National Registry fees and stamps of roughly 0.85% to 1.3%, and the notary's fee plus VAT. Together they usually total about 3.5% to 4.5% of the purchase price for titled property.
Do buyers or sellers pay closing costs in Costa Rica?
It depends on the purchase agreement. The law makes buyer and seller co-taxpayers for the transfer tax, but many contracts place the transfer tax, stamps, and notary fees on the buyer. Some sellers agree to split notary fees. The split should be settled in the option agreement, before any deposit is paid.
Can I avoid transfer tax by buying the company that owns the property?
Generally, no. Article 2 of Law 6999 treats a transfer of control over a company that owns real estate as an indirect transfer, which is taxed like a direct sale. Company share purchases also carry their own legal review costs. Have a Costa Rican attorney confirm how any company purchase will be taxed.
