For many foreigners, buying property in Costa Rica is a dream come true. But too often, that dream turns into a nightmare. Buyers are misled by unlicensed agents, hyped promises, or even attorney notaries who fail to disclose critical defects at closing.
The most famous example? The so-called Orotina International Airport.
The Orotina Airport Myth
For more than 20 years, sellers and agents have promoted land near Orotina by promising that a new international airport would soon open.
Yes, the Costa Rican government approved studies and decrees back in 2017. But since then, the project has been shelved indefinitely. Investors who bought land on that hype are still waiting and may be waiting another 20 years.
This illustrates the danger of relying on sales pitches instead of thorough real estate due diligence in Costa Rica.
Common Problems Buyers Face
At American Law Partners, we hear from victims every month who bought property in Costa Rica and later discovered:
❌ Hidden liens or mortgages not disclosed at transfer
❌ Zoning restrictions that prevent construction or development
❌ No legal access to public roads (servidumbre problems)
❌ Title or survey defects overlooked by negligent professionals
In these cases, the buyer inherits someone else’s problem unless legal action is taken through property fraud and misrepresentation claims.
Who Protects the Buyer?
Here’s the reality:
Real estate agents in Costa Rica are not licensed or regulated by the government. Anyone can call themselves an “agent.”
Attorney notaries are regulated by the Colegio de Abogados y Abogadas, must carry malpractice coverage, and are ethically required to protect the client.
But not all notaries fulfill that duty. Some simply “push the paperwork” to get the deal closed. This is why working with trusted attorney notary services for foreign buyers is critical.
Our Role: Victims’ Representation
At American Law Partners, our focus is different. We represent victims of misrepresentation and nondisclosure in Costa Rican real estate.
We help clients to:
- Rescind fraudulent sales
- Recover damages from sellers, agents, or negligent notaries
- File professional complaints before the Colegio de Abogados
- Protect their rights in civil court and arbitration
Your attorney’s role is not to stay silent. It’s to uncover what the seller didn’t tell you, so their problems don’t become your problems. That is how protecting investors in Costa Rican real estate really works.
If you already bought property and later discovered hidden defects or misrepresentation, you may have a case.
📞 Contact American Law Partners today to protect your investment and explore your legal remedies.
Frequently Asked Questions (FAQ)
- Do real estate agents need a license in Costa Rica?
No. Unlike the U.S. or Europe, Costa Rica has no government licensing system for real estate agents.
- Can I sue if an agent or notary misled me?
Yes. Depending on the case, you may have claims for fraud, hidden defects (vicios ocultos), professional negligence, or misrepresentation.
- What if I was told about future projects (like the Orotina airport) that never happened?
If property was sold to you based on false or exaggerated promises, you may have grounds to rescind the contract or recover damages.
- How can I avoid becoming a victim?
Always work with an independent attorney–notary who conducts full due diligence: title search, zoning confirmation, survey verification, municipal checks, and contract structuring.
About the Author
This article was written by Terry Steele, Attorney in Costa Rica (cédula de identidad 08-0111-0536, bar license 36269).
With over 35 years of residency in Costa Rica and extensive experience advising international clients in real estate, corporate law, and cross-border investments, Terry specializes in helping foreigners navigate property purchases and residency applications with confidence.
