Coco Law

A spectacular ocean view can make almost any property feel like the one. But a view does not confirm legal access, a reliable water source, clear boundaries, or the right to build what you have in mind. For international buyers, the best questions for property tours turn a beautiful day of showings into the beginning of informed due diligence.

A property tour is not the moment to solve every legal issue. It is the moment to notice what deserves a closer look before you make an offer, transfer funds, or become emotionally committed to a home. In Guanacaste especially, conditions can vary meaningfully from one community, road, and hillside to the next. The right questions help you understand both the lifestyle opportunity and the practical realities behind it.

The best questions for property tours start with ownership

Who owns the property, and how is title held?

Ask whether the seller is an individual, a Costa Rican corporation, a trust, or multiple owners. If a corporation holds the property, ask whether the sale involves the real estate itself or the shares of that company. These structures can affect the documents your legal team will need to review and the obligations that may be connected to the transaction.

The seller or agent may provide a simple answer, but it should never replace a formal title review. A property can appear straightforward while carrying a mortgage, annotation, easement, lien, or ownership issue that is not visible during a tour. Treat the answer as a useful starting point, not a legal conclusion.

Are the boundaries clearly identified on the ground?

Walk the perimeter when possible. Ask whether there is a recent survey, whether the visible fences align with the registered boundaries, and whether neighbors use any portion of the land. A gate, pathway, retaining wall, or landscaped area may sit differently from what the official plan shows.

This matters even more for larger parcels and homes on sloped terrain. The land you can see from the terrace may not be entirely within the property line, while a narrow strip you barely notice could be essential to access or future development.

Is the property concession, titled land, or part of a condominium regime?

Costa Rica has different ownership frameworks, and they are not interchangeable. Coastal property may involve a concession rather than private titled ownership. A condominium may be subject to regulations, common-area responsibilities, and association fees. Ask which framework applies and request the governing documents early if the property is within a development.

The answer affects both your rights and your responsibilities. It can also influence how the property is financed, insured, used as a rental, or passed to heirs.

Ask how you will actually reach and use the home

Is the road public, private, or subject to a right of way?

A property can feel secluded in the best sense of the word until rainy season reveals the condition of the road. Ask who owns and maintains the access route, whether there is a recorded right of way, and how costs are shared. If the road crosses another parcel, the legal right to use it should be verified rather than assumed.

Also ask practical questions: Can a standard vehicle reach the home year-round? Is a four-wheel-drive vehicle advisable? Are there steep grades, river crossings, or roads that require regular maintenance? A few extra minutes of driving can be a welcome trade-off for privacy, but only if you understand what that choice requires.

What utilities serve the property?

Ask about the water source, water pressure, electricity provider, internet options, septic system, and backup power. In a region known for dry seasons and rapid growth, water is one of the most significant questions on a tour. Is water supplied by a public system, an ASADA community association, a well, or another source? Are permits and documentation in place? Is storage available for interruptions?

For internet, ask for the actual provider and current service level rather than accepting a general assurance that the area is connected. Buyers who plan to work remotely, manage investments from abroad, or host guests need reliable service, not just potential availability.

What happens during heavy rain or a power outage?

This question often produces the most candid answer of the day. Ask where water flows during strong storms, whether the home has experienced flooding, and how the drainage system performs. Look for signs of erosion, cracked retaining walls, standing water, or drainage channels that appear undersized.

For power, ask whether outages occur, how long they typically last, and whether the home has a generator, battery backup, or surge protection. None of these conditions automatically make a property unsuitable. They simply affect the budget, maintenance plan, and level of preparedness you may want.

Questions that reveal the true cost of ownership

What are the ongoing monthly and annual costs?

Request more than a broad estimate. Ask about property taxes, condominium or HOA fees, security, pool and landscaping service, water, electricity, insurance, waste collection, and any special assessments. A low purchase price can be appealing, but a home with intensive landscaping, a long private road, or extensive amenities may carry higher recurring costs.

For a condominium or planned community, ask whether the association has reserves for major repairs and whether there are pending projects that could lead to special assessments. Review the budget and meeting records during due diligence, particularly if the development is older or has extensive shared infrastructure.

What has been repaired, replaced, or added recently?

Ask specifically about the roof, plumbing, electrical system, air conditioning, pool equipment, appliances, septic system, windows, and structural work. In a tropical climate, salt air, humidity, heat, and seasonal rainfall can accelerate wear. A newly painted wall may be attractive, but it is reasonable to ask what is behind it.

If improvements were made, ask whether permits were required and obtained. The goal is not to interrogate the owner. It is to understand the home you are considering and identify items your inspection and legal review should address.

Are short-term rentals allowed, and what restrictions apply?

For buyers considering rental income, this is essential. Ask whether rentals are permitted by the condominium regulations, local rules, or community standards. Find out whether there are minimum stay requirements, registration obligations, onsite management requirements, noise rules, or limits on guest access.

Rental demand can be strong in desirable destinations, but projected income should be evaluated conservatively. Seasonality, management fees, maintenance, taxes, competition, and changing regulations all affect actual returns. A property that works beautifully as a personal retreat may not necessarily be the strongest rental investment, and that is perfectly acceptable if it matches your goals.

Look beyond the home itself

What can be built nearby?

The empty lot beside a home may be part of its appeal, especially if it protects a view or creates a sense of privacy. Ask who owns neighboring land, what zoning or development potential exists, and whether plans have been submitted for nearby construction. No one can promise that a view will remain unchanged forever, but available information can help you assess the risk.

Also ask about commercial activity, road expansions, schools, beach clubs, and infrastructure projects in the surrounding area. Growth can support property values and improve services, yet it may also bring noise, traffic, and construction. The best choice depends on whether you prioritize tranquility, convenience, rental appeal, or long-term appreciation.

Why is the property being sold, and how long has it been listed?

These questions are simple, but they create context. A seller may be relocating, consolidating assets, or moving to a different type of home. A long listing period may reflect price expectations, a specialized buyer pool, access challenges, or changing market conditions. Listen carefully, then compare the answer with the property’s condition, location, and comparable opportunities.

What is included in the sale?

Ask whether furniture, artwork, vehicles, appliances, memberships, deposits, and equipment are included. If the home is being sold furnished, request an inventory. This prevents confusion later and gives you a clearer picture of what you will need to purchase or replace after closing.

Bring the right perspective to every tour

The most useful property-tour questions are open-ended, specific, and followed by documentation. Take photos with permission, make notes immediately after each viewing, and write down anything that needs verification. By the third or fourth property, details about access, water, fees, and condition can blend together faster than expected.

A trusted local legal team can then help separate a promising answer from a verified fact. At Coco Law, that local perspective is part of helping clients enjoy Costa Rica with greater confidence, from the first property visit through the protections required for a secure purchase.

The home that feels right should still stand up to careful questions. When the paperwork, access, infrastructure, and ownership picture support the lifestyle you want, you can move forward with more than excitement. You can move forward with clarity.