The top 8 best new things to check out in Nosara for 2015-2016 Season!!

The 2015 / 16 season has kicked off with a bang, and as visitor numbers increase so does the number of new business offerings from the Nosara community. From a range of new eateries through to a number of exciting new activities the list of things to do and places to go increases season by season. In light of this the Nosara Real Estate Report has put together a list of the top 8 new things we feel to be an essential part of any Nosara travel itinerary.


Nosara Mountain Biking

MBCWhen was the last time you heard the phrase “I just spent an hour on the treadmill and had such a blast?” In all likelihood – never. After signing up for Nosara’s latest outdoor pursuit you’ll see that for every lung squeezing, leg burning mountain slope you climb the descent that lies on the other side more than justifies the pain. Despite Nosara being famed as an “outdoor adventurers paradise” what many visitors overlook is the beauty on their doorstep a mere bike ride away, and there’s no better way to experience this than atop of a mountain bike, with the only sounds being the cries of the jungle and your own breath. If you’re looking to hit the mountains then leave your gadgets at home, forget your troubles, call local mountain biking prodigy Ricardo Moraga and get out there and experience both the beauty of the ride, and the true beauty of the Nosara landscape.

Location: Office located on the road running behind Kaya Sol Hotel

Call: 8880-2470


Cafe Fiore

fioreIn a small corner of North Guiones one person has taken a small space and indisputably proved two things. First, that size doesnt matter. Second, that the only thing that’s important is the food. And the food at Cafe Fiore speaks for itself. On the strength of such delectable dishes as the eggplant parmesan, or the fuego sandwich (among a wide range of other delicious sandwiches), or even the incredible cappuccinos, Cafe Fiore has built up a religious following among locals and tourists. The food is unbeatable, the prices reasonable, and the portions more than enough to get you fully stocked on the carbs you’ll need for a day battling the waves.

** Editors Note – Being From New Jersey/ New York, we take our Italian sandwiches very seriously. I can say that the “New Jersey” sandwich – A.K.A “Mortadella and Mutz”, is on par or better than any sandwhich place in NYC or Hoboken NJ. Nicola makes his heritage known and this is truly a gem of a joint to have opened up. It is only dangerous to your waistlines, but your tastebuds will thank you. This is our TOP PICK for new restaurants in Guiones this year. ***

Location: Opposite Mini Super Delicias and Nosara Pura Vida SUP school.

Call: 8869-1469

FB  Page: Cafe Fiore Nosara

Iguana Pool Bar

GIPThe Gilded Iguana pool bar has always been famed as a great place to hang out and sip cocktails, thus making it one of the main daytime draws for local families and tourists. After changing format over previous seasons it’s recently been relaunched and is back to it’s former greatness. The Gilded Iguana pool bar is the perfect location to for an apres-surf smoothie accompanied by a refreshing dip in the pool to the sound of some laid back beats.

Location: Directly behind The Gilded Iguanas parking area

Call: 2682-0259


Rosies 2

Huevos-RancherosWith Playa Guiones eateries popping up at an unprecedented rate competition grows stronger by the day, however, there remains one place that stands alone. Whether it’s down to the food (always fantastic) the prices (a reminder that you are actually in Central America) or the service (every meal comes with an ample side sprinkling of love) no trip to Nosara is complete without experiencing the only place in town where you can eat genuine Costa Rican food at real Costa Rican prices. However that statement rosiesisn’t entirely true, because now there’s Rosies’ 2, and for North side guests and residents who previously couldn’t make the trek over to Central Guiones, the good news is that now the best Casados in Guanacaste is right on their doorstep. In the short time since opening its new premises opposite the Gilded Iguana Rosies 2 is already a huge hit and it’s not hard to see why. The Casados are as delicious and plentiful as they ever where and the Huevos Rancheros remain as famously appetizing as before. In fact, the only thing that’s changed is the location. Don’t leave town without experiencing this place.


Location: The corner opposite The Gilded Iguana on the path to Guiones North

Call: 2530-1363

Nosara Pura Vida Stand Up Paddle

npv2Whether it be through National Geographic, The New York Times, or even independent local publications, little remains unwritten in regard to the calibre of surfable waves available at Playa Guiones and it’s surrounding beaches. However, in addition to over 300 surfable days a year and waves to suit varying abilities, Nosara also boasts the Reserva Biologica river mouth and a multitude of coastal nooks waiting to be explored. These features make the perfect platform for Stand Up Paddling, and slowly but surely there’s a new demographic visiting Nosara to partake in this exciting sport. Enter Nosara Pura Vida npvStand up paddle school and store; the brainchild of two local brothers Oscar and Ramon. Located opposite Minisuper Delicias their new Stand Up Paddle store stocks all that sup’pers could want, as well as regular surf equipment and offers tailored vacation packages to suit a range of abilities. The newly opened cafe is a great place to hang out and have a fresh smoothie after a stand up session.

Location: North Guiones next to the ReMax office, and opposite Cafe Fiore

Call: 2682-0207 / 8822-8402


Nosara kids camp

nkc1Nosara Kids Camp was created to give parents the chance to enjoy Nosara safe in the knowledge that their kids were having the time of their lives under the watchful auspices of a group of trained counselors. After many years teaching children in local and private schools, local girl Paola Barrera decided the time was ripe to open a service which offers children the chance to experience all that Nosara has to offer, including surf lessons, Spanish lessons, snorkelling, art, waterfall visits and fun at the beach. Nosara Kids Camp also places a heavy emphasis on community interaction and offers participants the chance to NKCget involved in local projects. The program includes visits to local schools where kids can immerse themselves in activities and interact with local children. Nosara kids camp is a great opportunity for kids to get a true feel for Costa Rica and since opening in November 2015 the project is already a storming success.

Location: Nosara Kids Camp office is located at Gabis Play, next to the Living Hotel

Call: 8617 3603

FB Page: Nosara Kids Camp

Pilates Nosara @ Bodhi Tree

PNIn 2011 Page Sieffert decided to make Nosara her permanent home, and brought with her a wealth of knowledge acquired from years of massage and Pilates training. After a long and successful run of operating the Pilates studio at Heart of Guiones wellness center Page she then changed the base of operations to Bodhi Tree Yoga Resort. Since opening it’s proved just as popular as it’s previous incarnation, with all participants happy to be receiving the same calibre of training in a truly spectacular environment. If you’re looking to tone up under the guidance of one of the best in the business call now to find out about class schedules.

Location: Bodhi Tree Yoga Resort. K Section, next to Nosara Yoga Institute

Call: 2682-0256


Guiones North Surf Photos

gnspFor a long time the only option for those wishing to return home with a photo of themselves shredding in the surf has been to paddle out at the main entrance and hope a snap of them riding the waves appears on social media. In order to fill the gap, local photographer Diego Fonseca Flores is now stationed at the North Entrance every morning busily shooting the morning surf crew. To find out whether you made the cut visit the ‘Guiones North Surf Photos’ page on facebook. For free originals stop by the ReMax office where you can pick up the ultimate surf souvenir of your visit to Playa Guiones.

Location: Playa Guiones North Entrance. Photos available at ReMax office.

Call: 2682-0132

FB Page:

What Would You Do With 75 Acres of Ocean View Jungle?

IMG_7885Imagine waking in a place where your only neighbors are the howler monkeys swinging on the vines of your own private forest. Imagine spending the day hiking through jungle trails, and later returning home to your tropical enclave.

IMG_7891Whether it be to enjoy the sense of freedom that ownership of your own environment affords, or to build a home, retreat center, or eco-resort, buying land can be solid investment. It also provides the kind of stress free passive investment that appeals to investors. You buy it, it sits there, it’s well behaved, and other than the value changing over time, nothing happens. Options for land purchase in Costa Rica are hugely varied. There’s farm land, elevated land, wet land, dry land, coastal land, and then,,,,,,there’s this; 75 acres of elevated verdant jungle, overlooking the Pacific Ocean, only a short drive to everything in Nosara. This is the kind of property perfectly suited to anyone seeking to design and build their dream environment, and is sure to appeals to visionaries and / or land bankers who can appreciate a property in which the possibilities are truly endless. For more information contact us, or click here to view this listing.

Selling Nosara – Part 2 – A Letter from The President

Last week we featured a press release published in a 1973 edition of the American Medical news. This article was based on information provided by the founding father of the Nosara and Playa Guiones we know today – Alan David Hutchison. Hutchison was an American entrepreneur who acquired a sizable swathe of the surrounding area, and then sold it off via American newspapers and publications. To the chagrin of the few, and the relieved delight of many, various aspects of the original blueprint such as the golf course never proceeded beyond the planning stages thus absolving Nosara of becoming the next Tamarindo.

The next installment in Nosara Real Estate Reports’ “SELLING NOSARA” series features a letter sent in the early 1970s by Alan Hutchison to those who replied to the original advertisements. It offers telling insights into Hutchisons personae, his love of Nosara, and his vision of how it would (but ultimately did not) turn out. Enjoy!!

Dear Friend (perhaps – one day soon – Neighbor):

My name is Alan Hutchison and I’m lucky enough to be the president of the company that owns and is developing BEACHES OF NOSARA. But I confess that when our advertising bon1people suggested a letter from the president, I balked. It sounded pompous, pretentious somehow. “Don’t write it that way,” they said. “Just tell people how you came to do BEACHES OF NOSARA, what you think it might mean to them”.

That sounded more like something I could and would want to do. So this is, in fact, a letter from this particular president….

I’ll start right off with a clichĂ©: BEACHES OF NOSARA is a tropical Shangri-La. But there’s this difference – in James Hilton’s novel, “Lost Horion,” Shangri-La was discovered by accident. Nosara was found through persistent and organized searching (plus a certain amount of good luck). I was looking for a perfect tropical setting where my associates and I could develop the kind of lovely community that would be in harmony with its natural surroundings.

For the past five years I’ve been engaged in the development of oceanfront home sites in the West Indies. But the sharply rising costs of land in all of the Caribbean islands has made it all but impossible to offer developed land at reasonable prices. So I set out to look elsewhere – for a spot as benign as the West Indies but not nearly so expensive.

I must admit that I first went to Costa Rica with a certain amount of reluctance. While I had heard nothing but encouraging accounts of its beauty and serenity and of the warmth and friendliness of the Costa Rican people, I did retain, I confess, a preconceived picture of a steaming “banana republic”. How was I to know?

So I went to San Jose, Costa Rica’s capital city, carrying letters of introduction and wearing a protective shield of understandable skepticism. But before the first nightfall I bon2knew I had found the country I had been looking for. What an incredible combination of people and nature! What a land to “discover”!

With soaring enthusiasm I began a careful search of the coastal area for a location possessing a gentle climate, a beautiful beach, and enough land to permit a sensible ecological development. I first saw  BEACHES OF NOSARA from the air, just like you can see it in the large aerial photograph in the brochure. My pilot and I landed at the nearby airport and at once I sensed that Nosara was a very special place. There were friendly, smiling people and horses and oxcarts in the plaza and noisy, brilliantly covered parrots in the trees near the brightly painted schoolhouses.

On that first visit, I rode across the broad savanna and when I stopped in the shade beside a cool stream to water my horse, I was astonished to discover a group of curious monkeys watching me from the branches of surrounding trees. Later, I climbed a gentle hill, and self-consciously permitted myself comparison to Balboa, secretly sharing with him the thrill he must have felt as he stood on his hill in Darien and for the first time let his eyes take in the broad sweep of the majestic Pacific. Just as I was doing 450 years later….

And Nosara’s beautiful beaches: Playa Guiones – truly one of the finest beaches in the whole world – broad, flat, smooth white sand and rolling surf (yet absolutely safe even for small children) and the picturesque coves of Playa Pelada – soft and engraved with weather-worn rocks, tidal pools rich in marine life.

Later, as I wandered to the Rio Nosara, I came upon a flock of roseate spoonbills and a raccoon. Overhead, I counted a formation of 66 Pacific brown pelicans flying in a single line (this variety is facing extinction in the U.S.). Oh yes – I knew positively, without question, that this was The Place.

Fortunately, the owner of Nosara ranch was disposed to sell at an attractive price. I was also lucky in being able to purchase several smaller tracts which added up to an additional full mile of fine beach.

While I was negotiating with the various land owners, I brought in professional landscapers to judge the feasibility of developing Nosara. After their first visit, these experts told me that in their combined 45 years of experience in Florida, the Bahamas, and the West Indies. They had never seen a more naturally favored area for a resort community.

At the world famous Tropical Science Center in San Jose I talked with Dr. Leslie Holdridge, tropical forester and ecologist and the author of the much acclaimed “Holdridge Life Zone System”, and with his colleague Dr. Joseph Tosi, an ecologist specializing in tropical land use. After inspecting the site, these scientists told me that they thought our plans for an ecologically balanced development  made a great deal of sense and permitted their staff to act as our consulting ecologists and scientific advisers. They made a survey of the natural resources of Nosara – its geology, soils, vegetation, climate, birds and other wildlife. Working with them were our planning team and our topographers from the geographic institute of Costa Rica. Together, these experts have produced a Master Land Use plan. That sounds formidable. What it amounts to this:

The forested mountain area and the heavily wooded banks of the Rio Nosara and the many small streams – a total of about 1200 acres – will remain intact as a forest and wildlife management area.

 Approximately 1,000 acres of open grassy savanna like pastures will be preserved for grazing, riding horses and riding.

 Only the low hills overlooking the blue Pacific and the valley of Nosara, plus a few special areas like a portion of the palm forest, are to be developed as home sites. This represents less than a third of the total Nosara area.

 In the future we hope to provide within the developed area of BEACHES OF NOSARA, in addition to home sites, the hotel, golf course, tennis club, commercial section and the utility area.

After we adopted the master use plan the engineers moved in. They worked out our road, water, electrical and sanitary systems. Our architect drew up plans for a resort hotel, to fit the terrain and climate. And all of these architectural and engineering studies were carried out in strict conformity to the rigid restrictions of the master plan.

Now the first stage of development has been completed. Over ten miles of dirt road have been constructed. The hotel is about ready to accommodate visitors. Two hundred home sites have been surveyed, platted and staked. Each of these home sites is carefully planned to take full advantage of the topography, view, and existing vegetation. On every single one of them we’ve lavished our concern, our love even. I think you’ll believe this statement to be drained of pretentiousness when you see what we’ve done here.

We have home sites ranging from a quarter of an acre with exceptional views of the beaches, to two and a half acre ranchettes. We do not dictate a particular home site size. Rather, we’re trying to develop a community with a certain amount of built-in diversity. All major decisions of community development will be referred to the Nosara Property bon3Owners’ Association, to be organized in the future. But over-riding everything, paramount above all else, is our dedication to the preservation of the environment and the sensible development of Nosara in accordance with ecological principles.

On a personal note I thought it might be of interest to you to know that last summer I sold my residence in the United States and moved to Costa Rica with my family. My children enjoy going to Costa Rican schools, which, according to the Organization of American States, are among the best in Latin America.

But several times a year I go back to the states to confer with my associates and advisers. Each time, I am dismayed by the air pollution. I see it and smell it, as you do. Not just in the big cities but in the countryside I used to enjoy driving through. Some of my bon4associates don’t venture out in city streets at night if they can avoid it; they’re frankly scared. I see crowds everywhere in the streets, on the highways, at the beaches. Even the national parks are jam-packed in season. And I think, as you must, that the technological North is becoming less and less a place for an individual or family.

To return to Costa Rica, with its green mountains and wide open spaces – to our own BEACHES OF NOSARA, what joy it is. In Nosara there are cowboys and horses and wide beaches and I stop and shake hands with everyone I meet on the road. That’s the local custom, and these gentle, peace-loving people are genuine and smilingly friendly. This can become your custom too.

I would like to share Nosara with you if you, too, long for a sanctuary in which man and nature live together in peace and harmony. But there is only limited room in Nosara, and we are not going to make the fatal error of overcrowding it. So, if what we have here sounds to you like the place about which you’ve always dreamed, I suggest you act promptly and reserve a lot for yourself in BEACHES OF NOSARA. All you have to do is fill out and mail the Application to Purchase, together with the $100 reservation fee, which is completely refundable at any time up to 60 days. We will then reserve the very best home site available in the size and price category for which you have expressed a preference. A registered plan will then be sent to you, plus a Sales Purchase Agreement which contains the developer’s guarantees:

Remember: you have one full year after signing the agreement, to visit the BEACHES OF NOSARA and to inspect your home site. If for any reason you are disappointed, we will refund every penny you have paid in. 

We’ve made the cost of acquiring a home site at BEACHES OF NOSARA as low and as easy to manage as we possibly could: a quarter acre for only $3000 and on payment terms of only 4% down and 2% a month – NO INTEREST CHARGED. This means that in just four years, your home site is yours, free and clear – and by that time it will probably be worth a lot more than you paid for it.

So here is your chance to make your life and the life of your family richer, fuller and more satisfying then you might have believed possible in this troubled world and time.

I sincerely hope you will avail yourself of this opportunity, and that I will have the pleasure one day soon of shaking hands with you in, to quote our advertising, “this garden of ours,” this anti-misanthropic place where people actually look at each other with glad eyes and smile.

Hasta La Vista


Alan D. Hutchison, President

Inversiones Nicoya, S.A.

Selling Nosara – Part 1 – 1973 American Medical News Promotional Article!


Click on this image to view the full printed page.

In the late 1960s, a North American property developer named Alan Hutcheson, having grown jaded with the rising prices of land on the Caribbean islands he’d spent the previous decade developing decided to look for somewhere new. The “somewhere new” he found was Playa Guiones.

The plan was simple; relate the untouched beauty, and share the stunning photos with New York City’s finest marketing minds and let them have at it.  Have at it they did, and lo and behold, the slice of undisturbed paradise previously unbeknownst to all but a few intrepid ranchers, a handful of locals, and a whole load of howler monkeys hit the headlines. Readers of the New York Times, alongside readers of various highbrow lifestyle publications liked what they saw, and the phones of the sales office began to ring with the same fever that the mailman began delivering the completed coupons at the end of the piece (see the end of the article).

The phrase “the rest is history” although apt, tends to leave an information vacuum. Via the coming series of soon to be released articles, Nosara Real Estate Report intends to try and fill some of that gap by releasing a wealth of material that has come into our possession. This material offers readers a fascinating glimpse into the early days of Nosara and Playa Guiones as a residential community for the adventurously affluent.

Here at Nosara Real Estate Report we strive to share solid information concerning the ‘hows’ and ‘whys’ of past, present and future property prices, and the information contained both herein and to come contain insight regarding why property here is the price it is. People often come to Nosara under the illusion that property prices are low, however tracing these prices back to their roots is an important step to understanding the current climate. The original property buyers contained a large number of trust funders and social elites who often used their property ‘deep in the as Central American jungle” as little more than cocktail party conversation pieces to brag about among the upper echelon of New York social circles. Little did the original developer know, that people would not just show up to buy these properties, but that they would also come to build homes, businesses, and lives in Nosara as expat residents. If this sounds like an overly bold statement we invite you to read this ongoing series of material and see for yourself. The first article in this series features a press release that was published in January 1973 in the American Medical News. What follows has been reproduced verbatim. As well as offering a unique insight into a bygone era in which the written word was still considered an art form, it provides invaluable knowledge for anyone who ever wondered how this all began. Enjoy,,,and stay tuned for the next installment…..COMING SOON!!


American Medical News- January 22nd, 1973

The following text has been reproduced verbatim. To view an image 
of the original material, click the photo in the introduction.

“Truly, wouldn’t you like to run away here to this garden of ours? Doesn’t your bruised spirit need the soft touch of loving people, your tense body the spray of pure, clean air filtered by sunshine? Don’t you long for a place where everyday is gentle summer, where tree wrapped mountains stretch 12,500 feet into the sky, where tumbling streams and waterfalls and wave lapped beaches beg to heal you?

In all truth isn’t it a sort of self-destruction to accept without demur (as maybe you do) the dank cheerless clutch of winter cold – the wintry faces of cheerless people?

BON-345So we ask you again: wouldn’t you like to run away here to a place of your own in this nature blessed country, inhabited by a people who deserve every bit of the beauty they’ve been given? For the astonishing fact is that the Costa Rican people – perhaps like none other on earth – live in peace. All of them, each with the other, live, and work, in PEACE!

Consider them, the 1 ¾  million of them: handsome, gentle, literate, industrious and (phenomenon of our times) kindly – a European-sprung people who are constantly embracing, shaking hands, even with strangers, a people to whom law and order is symbolized by a smiling policeman armed with nothing more menacing than a whistle, directing traffic with a murmured “por favor”. The phrase “law and order” doesn’t have an ominous meaning here. It’s incredible for a foreigner to learn that there is no army in Costa Rica (without an army, Costa Ricans say there is no danger of a military takeover).  The military uniforms are for police and there are more schools than there are uniforms in Costa Rica. Not alone more school children and more school teachers but actually more schools than military uniforms! Amazing! No wonder that Gov. Nelson Rockefeller, having undergone a rather stormy Latin American tour in 1968, exclaimed happily when he finally got to simpatico Costa Rica: “This perfect jewel of a country!”. The NEW YORK TIMES in an editorial on February 5th 1970 headed “Costa Rica’s Example” praises the solid democracy of this tiny country and says in part: “Doing what comes naturally, a half million voters have brought off (Costa Rica’s fifth successive) peaceful presidential election in twenty years.

Yet, it isn’t only each other whom Costa Ricans like. There is no xenophobia here at all: foreigners are warmly welcomed and North Americans, especially, are cherished. Nearly BON-615,000 of us from the U.S. live and prosper in Costa Rica. English is widely spoken, and the word that has been gradually slipping out  in this “jewel of a country”  lies the fulfillment of the wistful dream of so many harassed Americans: the mind picture of that perfect retreat where climate and man are in gentle harmony with each other.

It’s rather astonishing that this spectacularly beautiful country, really not that different from the states, is much less familiar to Americans than the islands of the Caribbean. Almost everyone knows, and many have visited, the grouping of tropical Edens called the West Indies – their fabled greenness, the sparkling waters in which they are set. Yet Costa Rica’s climate has all the balm of its’ island neighbors and is more exhilaratingly varied. The sea that stretches along the east coast of this slender strip of Central America is the Caribbean. Go west less than 150 miles and there is the Pacific – nowhere does this greatest of oceans wash more beautiful shores than Costa Rica’s. Incongruously, some travel writers have called this country “ The Switzerland of Central America”; still it as true that Costa Rica’s mountains are as glorious in their tropical setting as the Alps in their ambience. And, it is further a fact that those mountains aid in making the climate the delight it is. San Jose, the capital is in the central plateau, 3500 feet above, and about midway between the Caribbean and the Pacific. The city’s climate is simply nothing less than perpetual spring with the mean temperature steady at 70 degrees every month of the year. But even at Pacific coast sea level – at our beaches of Nosara, for example – even here the mean annual temperature is only 78 degrees accompanied by humidity so low that is can’t be matched by the Caribbean islands. And not to put down the exotic West Indies, there’s a good deal more of Costa Rica that the islands can’t match. Nature thrives on an immense scale here. Naturalists have identified 762 species of birds (in all of the United States, 130 times Costa Rica’s size, there are 725 varieties). And such birds! Parrots, partridge, cuckoos, toucans along with the wrens, thrushes, orioles, finches. We BON-7have deer, raccoon, monkeys. Costa Rica’s soil is so fertile that Texas cattle ranchers are incredulous  that what would be prized crop acreage in their state is used casually as cattle raising land here. (It has been reported (THE WALL STREET JOURNAL that Lyndon Johnson bought a ranch on the Pacific side of Costa Rica). And what lush growth springs from the soil Great forest of majestic trees; lignum vitae can be so huge that a single tree’s branches can may shelter an entire herd of cattle. There are groves whose boughs bend under the weight of fruit – citrus, mangoes, bananas, coconuts. Costa Rican coffee is unparalleled.  Hundreds of varieties of orchids grow wild. We produce vegetables of a size and flavor such as few North American housewives have ever seen (our portfolio, if you’ll send for it, has photos taken in a market and you’ll find hard to believe those radishes and scallions).

Costa Rica has a record of steady economic progress and every foreigner who has come here is instantly aware that this progress is mounting toward affluence. Clearly, a country of such natural richness and with so extraordinary a people, puts fresh meaning into the overworked word opportunity. Oh, opportunity is here, all right. And for none better than for North Americans. There are no restrictions against private investment and the list of American businesses, small and large, is long. For you who simply want to retire, there are special privileges if you are not a Costa Rican, all you have to prove is a guaranteed income of $325 monthly for you and your wife and you are exempt from paying taxes. San Jose has everything – for the soul as well as the stomach. Opera, symphony, splendid movie houses, theater (it’s national theater, marbled an mirrored, is a graceful replica of L’Opera in Paris). Many doctors and surgeons are from U.S. Medical schools; the hospitals are excellent. You can buy anything in the handsome shops and the cost of BON-8living is joyfully low. T-bone steak, eggs, vegetables, fruits are far below U.S. prices. An elegant Spanish architectural 3 bedroom house can presently be constructed for less than $10,000, and a live in maid and gardener will service it at a combined monthly  wage of $80 for both.

Education is a positive obsession in Costa Rica. There are 2,379 elementary schools with 350,000 children attending, and 112 high schools, art academies, business schools etc. The beautiful complex of the University of Costa Rica has an enrollment of 12,000 students. And the academic standing of the English language schools is very high. The most prestigious of these accommodates North American children at a tuition of $38 a month. And that includes busing to and from school.

San Jose has a fine airport, one of the largest, most comfortable and modern in Central America, and the jet flight from Miami via LACSA or TACA takes about 2 ½ hours and presently costs $182 round trip. For the autoist the drive from the States along the Pan American highway is memorable one; south of Cartago in Costa Rica, the famous road climbs to it’s highest elevation – 10,931 feet.

So it had to happen. Here we are, a group of Americans – land developers. We’d heard of Costa Rica and we came here, instantly to be entranced by it’s beauty and won by it’s people. We knew quite soon – almost like the original Spanish discoverers who gave it the BON-9name “Rich Coast” – that this was the country we’d been looking for. All that remained now was to find the quintessential tract of land that had everything – natural loveliness, serenity, climate, beaches. We found it. We found it in the peninsula of Nicoya directly on the Pacific. And we named this tranquil place….BEACHES OF NOSARA….

We’ve employed many superlatives in this ad – maybe, you’ll suspect, even extravagances. Yet at the risk of once more stretching your bounds of credibility, we say this: that nowhere in the world will you find more glorious beaches than the two miles of beautiful white sand, and unimaginably clean, clear sea that front our property. There is one section that is modestly compared to the best surf Hawaii has to offer; and wonderfully for the less adventurous, there is a long piece where the sea is quiet and even infants can play in the water as it rolls gently onto the sand. If you’re a shell collector you’ll find, day after day, specimens you’ve never before seen. And out from shore are the boating and skin diving, the fishing. A world of fish, a treasure-house for you, if that’s your passion: tuna, dolphin, wahoo, grouper, snapper – the whole catalog, believe it. How rare to discover that today – a pure sea teeming with healthy fish. Yes, as much as anything it was the ocean and the beaches that caused us to choose Nosara.

But then one turns his back on the Pacific and looks out at the land and isn’t that something to see – this rich soil, lushly covered sculpture of hills and valleys! It is big – 3300 acres – but we intend to convert only a part of it to homesites, we’ve brought in BON-10ecologists and other scientists to help us preserve that natural beauty of this place. We have laid about 35 miles of horseriding trails, all within the boundaries of our property. If a precious tree stands in the way of a bulldozer the tree stays; we bend the road around it. If it’s to be a match-up between “progress”; and nature we’ll ride with the trees and the birds.

But of course we’ve brought in the machines and used them. Every site in beaches of Nosara fronts a road. Every home is guaranteed electricity and pure delicious water. We hope to build a superb golf course with 9 holes to be completed next year in 1973. And we BON-11expect to build the first of our tennis courts shortly. We’ve built a charming hotel with club facilities and an airfield to bring you here quickly from San Jose.

We’re not new to this profession. We’ve been developers in the West Indies and we do apreciate those magical islands. But this is the simple truth: no island in the Caribbean can claim what we have in this ad. And when one realizes that some improved sites in the West Indies have now soared to fantastic prices – that one dollar a square foot, $10,000 for a quarter acre is now becoming the rule, then beaches of Nosara becomes almost too good to be true. For the price of our home sites is only 40 cents per square foot, $4000 for a quarter acre, 4% down and 2% a month, with no interest charges! And that includes roads, electricity, water, one year free golf membership, and the unlimited use of the natural paradise that we’ve inherited and are preserving for you.

We’re running out of space and there’s so much more to tell you. Some of you may visit us after reading this message. Most can not. For those we have prepared a thick portfolio. It includes a large color brochure, maps, house plans, and a 96 page condensation of professor Donald Lundberg’s authorative book “Costa Rica”. All this is free.

Our portfolio also tells you how to go about reserving a homesite in beaches of Nosara and spells out out money back guarantees: an unconditional 60 day deposit refund warranty; and a full year after signing contract to visit the property and see for yourself whether it delights you. If not, every penny you’d have paid in is refunded without a word.

We are quite certain that we have something very special in beaches of Nosara and we already know that the response to our advertising is going to be quite lively. We sincerely urge you – if you wish to be in time for the choice lots – to fill out and mail the coupon right away. Our portfolio is free and you are under no obligation at all. Indeed, no-one will ever phone you or call on you. It’s only the mail man you’ll see.”


Landmark Nosara Restaurant Marlin Bills for Sale

IMG_7650-2Since it’s 2000 opening Marlin Bills has been serving up hearty cuisine to countless numbers of surfers, travelers, tourists and visitors to Nosara, and there is a reason they keep coming back – more precisely; a host of reasons that combine to form a package that wins the hearts of all those who step through it’s doors. In addition to it’s friendly atmosphere, incredible views, and reputation for consistent culinary prowess, in the 15 years since it’s opening many Playa Guiones residents and repeat tourists have come to regard Marlin Bills as much more than just a restaurant. Imagine the Cheers Bar upped and relocated to the Guanacaste jungle coastline, and just like in the TV show became the one stop shop for good times, great IMG_7644-2food and drink, and a staff that visitors come to regard as family. A place that functioned as much as a local community center as it did a restaurant where discussing the latest news and swapping surf stories over a dish of fresh fish became a weekly ritual among the many for whom the place has become a second home.


“Bill and I came here from the Florida Keys in 1994 on vacation to see friends. We only came to visit, but when we saw how pristine, low key and beautiful the beach and town were we knew we wanted to call this place home and bought property. The only restaurants back then were Rancho Tico and Renatos at Villa Taipei (now the Harmony)” says Pam Lancaster, the wife and business partner of the restaurant’s namesake Bill Lancaster.

1Located on the hill overlooking the intersection between route 60 and the Playa Guiones main street Marlin Bills seats more than 60 guests, all of whom can choose from a menu that includes a huge range of both local cuisine and delicious North American staples. Marlin Bills owes it’s outstanding reputation for cuisine as much to the quality of the food as it does to the size of the portions, ensuring no guest ever leaves unsatisfied.

The news that Marlin Bills is on the market begs the question of why the current owners would ever wish to say farewell to this profitable and legendary local institution. “The reason we’re selling is because its time to move on. When we moved here we set a goal, and we accomplished it. We’re very proud of what we have created and we feel now would be a great time to hand over the reins to someone who could run the business with the same level of affection that we have” says Pam Lancaster.

IMG_7623-2The opportunity to “take the reins” of a Playa Guiones business in this location, with this reputation, and with this level of turnover is not something that comes around everyday. Both the real estate and the business are being sold as a package. Beneath Marlin Bills are offices which currently generate income outside of the very profitable restaurant. On top of it’s bullseye location in the Playa Guiones epicenter, the land on which it sits contains invaluable opportunities to expand onto the main street. Additionally, the opportunity to construct IMG_7643-2one’s home above the restaurant allows for the possibility of the new owner being able to live and work on site while enjoying unparallelled Pacific views from the comfort of their own living space. Click here to contact us about this property. Click here to jump directly to the listing.

Iconic Nosara Surf Shop for Sale

When they’re not doing it they’re either talking about it or dreaming of it. It’s no secret that the vast majority of surfers aspire to an existesurf10nce that revolves entirely around surfing and the surf industry. Whether it’s the chance to surf whenever you want, be your own boss in an exciting and evolving industry, hang out with friends and trade surf stories, or having an arsenal of surfboards at your disposal, owning ones very own surf shop is most surfers dream. In fact the only thing better than owning a surf shop is owning a surf shop in a place where the waves are pumping pretty much 365 days a year; a place like,,,,,Playa Guiones. Well, in light of the recent news that the towns oldest, most well renowned surf shop has just hit the market it seems that the opportunity to make some lucky surfer’s dream come true has just arrived. Since opening it’s doors in 2002 the iconic Nosara Surf Shop has been serving local and visiting surfers with all their needs for over 13 years. In this short time Nosara Surf Shop lots-of-surfboardshas gained a stellar local reputation as a vibrant, lively business with a huge range of surf products to choose from. In addition to it’s central location on the most valuable area of land in Playa Guiones, Nosara Surf Shop is close enough to the beach to ensure that surfers will pass it’s front door on entry and exit from the water. In addition to visiting tourists Nosara Surf Shop has a loyal following within the local community ensuring steady year round business.

NSSSetting up the perfect surf shop is no easy task. Luckily, during the 13 years of successful operation vendor product streams are established and all aspects of the business are fully operating. This means the new owner of Nosara surf shop can enter the business assured that the hard work has been covered for them. As well as the property, the structures, the brand, the full inventory of retail items, and the surf rental inventory and business Nosara Surf Shop also comes complete with an existing client base, access to suppliers, and a great range of products for customers to select from. If this isn’t enough to keep you busy Nosara surf shop also comes complete with a fully functioning ATV rentals and tour business – perfect for satisfying adventure hungry tourists on down days.

NSS1This is truly a great opportunity for the right person to take the helm of what is bound to be a fantastic business and lifestyle investment. The entire inventory is documented, calculated and available upon request for serious inquiries. Click here to see the full listing or here to contact us for more information.

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Stop Dreaming and Start Living – Perfect Retreat Properties in Nosara!!

As modern society becomes an increasingly stressful place to exist, the number of people rejoicing at the thought of ditching the daily 9-5 routine of getting stuck in traffic en-route to a job they don’t care for is growing rapidly. Following your heart isn’t always easy. In fact it can be downright terrifying. However, when the desire to follow one’s passion is accompanied by the correct planning it really is possible to achieve a lifestyle that most merely dream of. As Nosara’s reputation as a holistic vacation hotspot increases, more people are seeking to move here and buy into a business that promises more than the rinse and repeat way of life back home. In light of this Nosara Real Estate Report has compiled the following list of real estate opportunities suited to those looking to revamp their work life balance in paradise. Whether it be a surf camp, yoga and wellness center, or something completely different rest assured that at least one of the following properties will check all the boxes you require.

Tons of potential with this Nosara landmark

lukgThis property is home to the legendary Black Sheep English Pub. A nature retreat or wellness and yoga center are only a few of the many things this property would be perfect for. With a fifty foot lap pool, accommodation for up to 12 people, and of course your very own pub this is a great opportunity for someone looking to enter into the Nosara tourism trade. Priced at $495,000. Click here to see this listing, or here to contact us.

Get off the grid in style


This energy independent farm is truly a special place. Although it looks down on both the Pacific and the Jungle, the main house also overlooks 53,000m2 of plantations, vegetable gardens, livestock, fruit orchards and much more. This solar eco farm is a mere 10 minute drive from the ocean and is the ideal location for either an eco business, or a group or family looking to get entirely off the grid. Priced at $895,000. Click here to see this listing, or here to contact us.

Beautiful turnkey hotel. Amazing location – Great price


Hotel Paspartu sits on the main Pelada through road only 300m from the idyllic golden sands of Playa Pelada, and less than a minutes walk from all the bars, restaurants and amenities that Pelada has to offer. This is a true turnkey business that offers both a great lifestyle and immediate income for the owner. Priced at $325,000. Click here to see this listing, or here to contact us.

Land size and Location!


Not only does this great parcel of land come with an existing 3 bedroom house it is currently one of the best deals on the Nosara real estate market. It is a great option for someone looking to expand by building either long term rentals, or several cabinas for retreat guests. Located at the top of Las Huacas mountain this property was recently reduced by $100k and will not stay on the market long. Priced at $299,000. Click here to see this listing, or here to contact us.

Great lifestyle investment in San Juanillo


1500m of ocean view jungle in San Juanillo with plenty of room to expand, at a price that is hard to turn down. An incredible lifestyle investment on a property that comes with too many features too list. Priced at 299,000. Click here to see this listing, or here to contact us.

Perfect Retreat center in Playa Guiones


Buena Vista Villas is another property that represents a great opportunity to hit the ground running on a Nosara business. As well as six single units there is also a lovely 2 bedroom unit with a pool and incredible views from Ostional to Playa Guiones. This is a great option for someone either looking to attract retreat groups or just renting out the units long term. Priced at $529,000. Click here to see this listing, or here to contact us.

Hopping distance to the sand and surf


This is one of the best located pieces of real estate currently available. There is currently a small casita with a pool, and a two bedroom house that has been used as a rental property. In addition to it being in a bulls-eye G Section location the land has been legally segregated into 5 separate properties. Huge potential for surf camps or retreats in an unbeatable area. Priced at $479,000. Click here to see this listing, or here to contact us.

The Living Hotel – WOW!


In an area that increases in popularity daily, and only steps from the surf and sand of Playa Guiones The Living Hotel has already become a firm favorite with not only guests, but the many retreat groups who have made it their destination for holistic vacations. The 2400m2 of land includes an expansive saltwater swimming pool, a huge rancho, a spa, restaurant and many other fantastic amenities. Priced at $1,850,000. Click here to see this listing, or here to contact us.

Playa Guiones original holistic haven


After opening in 2003 The Heart of Guiones Wellness Center has since established a reputation as Nosara’s leading holistic wellness center. This property includes massage studios, a fitness studio, a pilates studio and an existing house, all located on the primest stretch of land in Playa Guiones. Priced at $2,125,000. Click here to see this listing, or here to contact us.

Create your own wonderland!

;liuThis well appointed Ocean View Villa sits on 20000m2 of land overlooking Playa Pelada, and with 18 separate parcels of land would make the perfect location for a B&B, Boutique Hotel, Resort, Retreat, Multi Family Compound, or simply full time or vacation home in the heart of Nosara. This is currently the only property in the Nosara real estate market of this size, with these views, and with such proximity to the beach. The potential of the place is limited only to the owners imagination. Priced at $899,000. Click here to see this listing, or  here to contact us.


Nosara Estate fit for royalty – Price Slashed by One Million Dollars

Click here to go directly to the Villa San Juan listing.

Best views in Guanacaste from the infinity pool

Whether to park money in a solid asset via land banking, to build a retirement or vacation home in a dream location, or to be able to enjoy the sense of freedom that ownership of your own environment affords, people buy land for a whole variety of different reasons. Land ownership, particularly in Costa Rica is easy. And while it may not bring in the monthly income of building ownership, smart investors know that with the right purchase they can make the same kind of money through appreciation without having to deal with tenants, leaky roofs, burst pipes and hundreds of other issues attached to owning buildings. Vacant land involves none of these things. You buy it, it sits there, it’s well behaved, and nothing happens (other than the value changing over time.) When it comes to land purchase choices are as varied as home buying, often more so. There’s wet land, dry land, farm land, elevated land, coastal land, and then,,,,,,there’s this. While reading keep in mind that the motivated seller has just slashed the price by $3,5,000,000 to $2,500,000, a saving of ONE MILLION DOLLARS!

The San Juan Estate Centerpiece

The San Juan Estate Centerpiece

In the San Juan mountain area of Nosara lies more than 43 sprawling acres of pristine Costa Rican jungle where the breezes are cool, the flora and fauna are as abundant as the bountiful fruit trees, and the views make the word ‘spectacular’ seem woefully substandard. Accessible from Nosara, Playa Guiones or Garza the road leading to it ascends into a different world. Despite San Juan Villa’s 13000ft of construction, the property itself cannot be seen from the road. The first glimpse of San Juan estate is the large twin gate pillars. It’s not until visitors go through the gate and pass the helipad and fully functioning farm that the true majesty of this property becomes apparent.


Pool house and infinity pool

Imagine waking up in a sublimely tranquil environment where your only neighbors are the howler monkeys swinging on the vines of your own private forest. Imagine then spending the day hiking through jungle trails with rainforest surprises at every turn, or walking on the beach, and then returning home to your private estate where the kind of mansion that most can only dream of awaits. Native Chorotega art and sculptures, a cigar room and wine cellar, fountains, 15 ft high wrought iron doors, stained glass, concrete pillars, pool table, suite style bedrooms with walk in closets and outdoor terraces, private restaurant area with wood burning brick oven, organic fruit orchards,
helipad, and a 50,000 gallon infinity pool with a 2 bed, 2 bath pool house that is practically a mansion of it’s own, all encompassed within a property perched on the summit of San Juan Mountain.


In simple terms this property is nothing short of a masterpiece. With it’s own well and water system it is practically off grid and would be perfectly suited to movie stars, musicians, pro athletes, artists, or any nature lover with a burning desire to live an undisturbed life of quietude and tropical opulence. This property has recently undergone major renovations and is in pristine condition. The incredible aspects and features of Villa San Juan go on and on. For more information click here. To jump to the listing click here.

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The New Water Well – Nosara’s Latest Weapon in the Fight Against Thirst


The new well cap. What may not look like much has been crucial in keeping Nosara’s water flowing

Contrary to what the pages of the tourism brochures would love you to believe Costa Rica is not composed entirely of tropical jungle. Parts of Costa Rica, including Guanacaste are often arid due to a lack of rain. September and October see torrential downpours, and other than the odd shower in the months prior, Guanacaste, and thus Nosara remain dry and barren. Increasing amounts of families choosing to relocate here, along with local businesses attempts to keep tourists quenched and showered have created dilemmas that the local ASADA branch work tirelessly to resolve. ASADA’s latest weapon in the fight to keep the local population hydrated asis a brand new well. After drilling began in March, the 8 inch, 120 meter deep well began to deliver an extra six and a half liters of water per second to all sections of Nosara in mid-April. It has since proved highly effective at increasing the water table while taking pressure off some of the older, less efficient wells by rotating them.

The team spearheading the campaign to get this much needed resource up and running includes Nosara resident and ASADA Fiscal Lili Adams. Originally from Montauk Lili moved to Nosara in the mid 1980s. Four years ago she tasked herself with the job of helping to address Nosara’s water issues. Nosara Real Estate Report recently spoke to Lili regarding what it takes to keep our most vital resource flowing. Lili began with a brief history of how we arrived at where we are today.


The ASADA building

“When I moved here all water matters were handled by the NCA. Later the government ruled that this could not be run by a private group which is when the Nosara ASADA was formed. In 2002 onwards there was a fixed ASADA rate residents paid that covered the cost of everything – the employees, the office, the electric, the pumps and infrastructure.” However this was scrapped in 2009 due to legal technicalities regarding ASADAs rates.

With the permitted rates legally dictated by AYA (the national water regulator) barely enough to cover the costs of electricity and the office it seemed an almost impossible task to keep the system running. Action needed to be taken

“I was not a board member at the time but the existing board members launched the voluntary initiative whereby in order to make up the shortfall people had to pay a voluntary fee on top of the fixed fee” says Lili. Unfortunately in the vast majority of voluntary payments systems there will be a large number who opt out, however the fact that an estimated eighty-five percent of residents continue to pay the voluntary donation is true testament to the sense of local responsibility amongst Nosara residents. “We have been very lucky with the type of people that have invested here,” says Lili. “There’s a great sense of community that people who live here respect and wish to see continue.

People wishing to build projects over 500m2 are legally required to pay for both an impact study and the implementation of any actions the study recommends. Most of the money raised for the new well was through the Voluntary Impact Fee initiative. All homes, pools, and additional projects under 500M2 receive a request from the ASADA to pay this one time voluntary fee based on the M2 size of the project. “We have been very successful in this drive which again speaks to nature of the community. It is important that new investors here understand the importance of this request” says Lili.

It was this level of support that covered the $82,000 needed for the construction of the new well, however despite securing the short term future of Nosara’s water supply it may be premature for residents to assume that all problems are now solved. “Its great to have a new well but this is only a short term solution. The new well won’t support the rate of development we are experiencing. Our goal now is to find another water source and utilize it for the community,” says Lili.

“Although we’re safe for now ASADA doesn’t have money to put aside or invest in infrastructure. If ASADA only received the fixed monthly fee then we wouldn’t be open long. The reality is that the only thing standing in the way of acute water problems is the monthly donation. We’re lucky in the support we currently receive but this is a 40 year old water system and the town is growing.”

A quick glance around certain parts of Playa Guiones is proof positive that the town really is growing, which raises questions as to whether the current sense of community responsibility which prompts residents to maintain the monthly donation is sustainable. “Back in the day, when people moved here they had to ask a lot of questions” says Lili. “Nowadays its easier to be here without really understanding the issues or the struggles that those before you have fought to get things set up. Unless you ask the right questions you may never understand them. I would say to people who move here if you don’t know how something works then find out.”

When you strip it the basics the equation really is quite simple: no water = no town. Here’s a few things that you can do to ensure that this little slice of paradise we call home remains wet and thus livable in the future.

  1. Pay the monthly donation. Period!!
  2. If you are building or renovating, please pay the one time voluntary impact fee. Everyone should understand that each additional home and pool impacts the existing system.
  3. Choose building materials that minimize water use during construction, which can be a huge drain on the system. Building from steel is one option. Any new construction should considering using septic systems that process and recycle grey water.
  4. Minimize water use as much as possible during the driest months, Feb, Mar, and April. Plant gardens with native species of plants that have evolved to survive the dry, arid Guanacaste summers, and avoid plants that are high water consumers. Educate your gardeners to conserve water during these months.
  5. Make sure to keep up on any small leaks in faucets, toilets, or otherwise. One small leaky sink, or running toilet can in fact drain gallons and gallons of water from the system.
  6. Participate in the ASADA – go to the meetings, vote for the board member, and take an active role in your community. The responsibility of the continued water supply has been on the shoulders of a very few dedicated residents. It is time for more people to pitch in and help.

Nosara Ocean View Lots at a Price that won’t Break the Bank


How about waking up to this?

If you have ever surfed Playa Guiones then you know how it feels between sets to look up to the houses on Las Huacas mountain and quietly wonder how good it must feel to wake up each morning to be greeted by the site of a 180 degree shimmering Pacific panoramic view. Or to wind down the day with another equatorial lightshow of a sunset. For most people a quick browse on any of the local realty sites makes for disheartening confirmation that turning this dream into a reality is unaffordable. For those that dream of owning a Nosara ocean view property at a price they can afford then the good news is your ticket may have just come up!!

vfg9Contrary to popular belief, you don’t have to spend half a million dollars to acquire ocean view land in Nosara….if you know where to look. If you’re seeking a property with spectacular ocean views, zero dust, cool breezes in a secluded area and at a price both affordable and financially smart then you should probably keep reading.

8A ten minute drive South from Cafe de Paris there is a road that deviates East. After a short drive you arrive at the foothills of the surrounding mountains that are home to these lots. This development began when two friends from New York who were avid surfers and Nosara residents came together to create a high end yet affordable community. Part of an exclusive residential community, these lots are high on a mountaintop which overlooks a tropical fusion of jungle, ocean and blue sky. The verdant landscape below coupled with an abundance of flora, fauna and rolling waterfalls all combine to make this community the ultimate secluded tropical retreat.

14All of these lots are ready to go with water, electricity, and level building pads perfect for a family home. Despite the natural beauty and fantastic potential of this development the true value of this community may lie in the developers commitment to maintaining the environments natural aesthetic. Such projects are rapidly being held up as the future of environmentally conscious development and thus make for a great financial and sustainable investment.
Lots start at $100k up to $225k with sizes ranging from 850 – 9,000m2.  8 lots are sold and 15 more remain available. For more information on these lots contact us now.


If You’re a Family with Kids Attending Nosara Schools Then We Have The House For You

When it comes to the type of Nosara property that people wish to call home every person has unique needs. When searching for real estate older couples will have very different search parameters than families with children. Traditionally, the factors that make certain properties attractive have included lifestyle and age, however in recent years the demographic of people looking to purchase Nosara real estate has been heavily swayed by one thing – family structure. Many expat families have chosen to make Nosara their home for a multitude of reasons. However ask any of these families whats at the top of their list the answer often comes down to one thing – schools. The calibre of expat schooling in nosara has long been a huge draw for families from all over the world seeking to relocate. When shopping for Nosara real estate, families with children often require a balance between quiet, safety, and an area in which there is plenty of space for the kids to be kids. With this in mind the Nosara Real Estate Report has researched the leading factors that make a property desirable for families in Nosara with children looking to attend local schools.

 Close to Schools

How often have you read a real estate listing that features the phrase “close to schools” when listing the homes attributes? A home located close to a school has long been considered a huge plus, particularly for parents who don’t wish to spend their days playing taxi driver. In addition to kids being able to walk to and from school, one of the many benefits with some of the Nosara schools is that the kids are close to areas such as fields and sports arenas to enjoy on the weekends.

6This is a cozy, move in ready home near Del Mar Academy school with a community center and pool. This house sits on a large lot allowing for a bigger family home in the future. This place is perfect for guests, family or rental income. Click here to view this listing or here to contact us about this property.

9A building lot,  1/2 acre,  flat and ready for building in the eco community of Nosara Springs..  priced well below market for a quick sale at $44,000.    Best available affordable lot in Nosara.    Faces Playa Ponies so for a family who wants to be around equestrian this is a bulls eye location to build a home and own or rent horses. Click here to view this listing or here to contact us about this property.

Ability to runaround and play

Parents always want a space for their children to be able to play. Although Nosara has an abundance of open spaces parents often see a safe, fenced in yard or garden in which their children can run around as a huge plus when purchasing a property.

1This property sits on Las Huacas,   surrounded by other families and mostly full time residents living harmoniously away from the dust and tourists.   The large 2/3 acre lot makes the perfect playground. This home is  fully fenced in and offers ultimate privacy.   The motivated seller recently reduced the price,  motivated seller. Click here to see this listing, or here to contact us about this property.


Imagine waking up to ocean views, from the tropical comfort of a monkey sanctuary. Gated, tranquil, and with the biggest playground ever SIBU Monkey Sanctuary represents a dream lifestyle for the right family.    1-1/4 acre lots ranging from $179k to $269k. Click here to view this listing or here to contact us about this property.


For the higher budgeted families we have an equestrian center for sale in K section that would be a dream come true for horse lovers. It comes with a huge lap pool and and a tennis court. Click here to view this listing or here to contact us about this property.

Quiet Street

Urban planning, much to the joy of many residents is not one of Nosaras strong points, however the real estate market features a few examples of properties on peaceful streets in areas with a strong sense of community.

5School proximity,  walk the kids to Del Mar Academy,  gated community,  shared pool and a great little community of families with kids.   Prices range from our FIRE SALE 2 bedroom at $159,000 to a 3 bedroom for $279,000. Click here to view this listing or here to contact us about this property.


The Colony at Nosara is an amazing collection of beautifully rustic yet state of the art homes in a Costa Rican Jungle setting. These houses are private, secure, set on enough land for kids to be able to play to their hearts content and are a must see for anyone seeking serene seclusion in a great location. Click here to view this listing or here to contact us about this property.

 Close to beach

For those unfamiliar with the joys of beachside living this may be difficult to understand. But the lucky ones who do live by the beach will attest to the fact that the quality of life it provides is invaluable for both the parents and the children.

2This is a classic family home with a master bedroom on one side,  and 2 bedrooms on the other side of the open concept, cathedral teak ceiling house.   Great pool and perfect sized yard for the kids to play only steps from the beach. Click here to see this listing or here to contact us about this property.

8These are open concept, 2 bedroom beachfront condo’s with over sized balconies, a great pool and as close to the beach as Costa Rican law permits. Click here to view this listing or here to contact us about this property.

Understanding Administrative Warnings in Nosara Real Estate

Sigue abajo para versiĂłn en Espanol.

The “Beaches of Nosara” project has a long and colorful history. The Nosara we see today is a far cry from the initial vision of property developer Alan D. Hutchison when he first purchased a swath of land in Guanacaste in the 1960s.

When Mr. Hutchinson and his team first began developing the Beaches of Nosara project, there was no automated system in place for tracking land purchases and sales. Since that time, property boundary survey technology has evolved exponentially. With the advent of GPS systems, modern engineering techniques, and computerization, some major land ownership discrepancies have come to light. These discrepancies are causing confusion, finger pointing, anger and frustration among local property owners, leading to a multi-year investigation by the Registro Nacional.

The Registro, having been compelled in 2008 to investigate claims of irregularities in property sales and titles impacting 86 specific properties and 90 plans, and then forced again in 2010 to continue the same investigation, had caused widespread delays and a near total freeze on new plans being issued in certain parts of Guiones and Pelada.

In March 2015, the Registro further upped the ante by placing annotations on 533 fincas (properties) in the area, and in April 2015 followed up with annotations on 560 planos (property surveys) and 5 additional fincas. What should be noted, is that most annotations issued in 2015 concern property that have never been implicated in any land dispute.

Charged with protecting the public interest, the Registro Nacional instead has issued blanket orders that impact many landowners in the Nosara area. Whether they are washing their hands of the responsibility for fixing the situation by moving the process for potential resolutions into the legal system and out of the Registro’s domain, or are issuing blanket orders for some other reason, the fact is that now predictable chaos has ensued.

A Short History of the Development of the Beaches of Nosara Project

It is impossible to understand the current situation without understanding something of the projects history. As noted above, the Beaches of Nosara Project started as the vision of one developer, Mr. Alan D. Hutchison. Once he left the area, what was left of the development corporation he had created, Inversiones Nicoya, S.A. (“INSA”) was sued by the original group of Playa Guiones land buyers. Supposedly, the buyers alleged that INSA had failed to deliver on their contractual obligations. In an apparent response to this lawsuit, and presumably to pacify the plaintiffs, a complex and nefarious solution is said to have been engineered – the plaintiffs were given title to property that had been transposed from Finca 7302 (presumably owned by INSA) onto Finca 24113-B. The benefactors of this settlement – including the Nosara Civic Association – have for years fought tooth and nail against Richmond Phipps, in her capacity as president of Custodia de Propiedades Guanacastecas, S.A. the corporation that holds Finca 24113-B. And now, with the Registro’s most recent actions, it appears further that the individuals who were defrauded in the INSA settlement, and those who subsequently purchased land from INSA after Hutchinson had left, represent a microcosm of the many Nosara residents who have been sold lots in the Nosara area with dubious title. It seems all of us now are in a similar world of hurt, victims of an unsophisticated and quite possibly corrupt land registration process and the double-dealing of some original developers and their successors.

The Custodia Legal Proceeding

The history of the Custodia legal proceeding is inextricably linked to the history of the company’s late president, Richmond Phipps. Soon after her arrival in Costa Rica, Ms. Phipps became the general manager for the Beaches of Nosara development from 1969-1972. Separate from her work for Mr. Hutchinson, in 1988 she purchased the property Finca 24113-B from her colleague Dick Amack (who sadly passed away on May 4, 2015). Custodia de Propiedades Guanacastecas, S.A, the company that holds finca 24113-B, was one of the original fincas that comprised the Beaches of Nosara development, minus a group of properties that were segregated and titled on June 21, 1975. From 1975 to this day, there have been no additional authorized segregations from or modifications to Finca 24113-B, which measures 229+ Hectares, or 2.2 million square meters.

Soon after acquiring the property, Ms. Phipps – like many of her peers – discovered that portions of her land were being claimed and/or used by unauthorized parties. The Registro Nacional confirmed that on paper Ms. Phipps still held title to 229+ Hectares, so it was obvious that something was very, very wrong. After years of studies and forensic investigations, it ultimately was revealed that almost 86 specific properties and 90 plansthat allegedly were physically located inside of Finca 24113-B in fact had been segregated from Finca 7302 – which is in a different location. Finca 7302 also was part of the original Beaches of Nosara Development, and shares a boundary with 24113-B. The boundaries of both Finca 7302 and 24113-B as they existed in 1970 when the project was created can be seen in the following image:

1970 boundary of Finca 7302 in yellow, Finca 24113-B in Green.

1970 boundary of Finca 7302 in yellow, Finca 24113-B in Green.

How can close to 86 properties and 90 plans exist outside of the area they supposedly were segregated from, and inside of someone else’s property lines? The simple answer is that they can’t. For years, Ms. Phipps maintained that any property owner who held title to these “traslapes” (which translates to “transposed lots”) had been defrauded. In an interview given to the Voice of Nosara in May of 2010, she stated:

“They paid money for a piece of paper … they may own land, but they don’t own that land. They may have duly registered titles, but not to that land. … They have been defrauded.”

To those unfamiliar with the situation, this statement could be confusing and seemingly incomplete – but with further explanation, the truth behind the statement becomes clear: those who hold title to the transposed properties were led to believe that the property they bought was in one location, when in fact it had been segregated from a different finca in a different location. This was confirmed when the exact boundaries of the original fincas location per planos in 1970 were identified through an exhaustive investigation by the OIJ Department of Forensic Geography. After it had been proved that the properties in question indeed had been transposed from another finca, Ms. Phipps in her capacity as president of Custodia, requested a legal process known as “sanamiento catastral” – essentially asking the Registro Nacional to fix the known problems and cleanse title for Custodia’s property and Custodia’s property alone, and in particular with regard to 86 properties and 90 plans where one physical location seemingly had two rightful property owners.

The Registro Nacional’s Reaction

Ms. Phipps, on behalf of Custodia, petitioned for “sanamiento catastral” in 2008 (exp. 099-2008) following a government decree* that any individual who felt potentially harmed and their property titles in question could petition for clearing of their titles. After misplacing the Custodia petition, two years later the Registro was compelled to continue the same investigation, which they renamed (exp. 2010-0336-RIM). Once work was completed by Ing. Roberto Segura González published in March 2013, the Registro’s findings were finally published in November 2014 by Lic. Guillermo Rodríguez Rodríquez (RIM-CCT-CT-62-2014), in a confusing and somewhat contradictory 217 page document.  The findings verified the problems Ms. Phipps had been describing with overlaps and transposed lots inside of Custodia and Finca 24113-B.  The findings also unearthed supposedly similar problems all over the area, completely outside the boundaries of Custodia.  Subsequently in 2015, the Director of the Registro Nacional, M.Sc. Óscar Rodríguez Sánchez, has to date issued 538 new annotations on fincas and 560 new annotations on planos related to properties stretching from Pelada to Esperanza – all now deemed by the Registro Nacional to have irregularities in their property surveys.

*Decreto Ejecutivo published en La Gaceta October 3, 2007, number 33982 of 08 – 08 – 2007, Reglamento al Articulo 30 de la ley de Catastro numero 6545 del 25 de marzo de 1981

In a strange turn of events, the Registro has also concluded that the boundaries of finca 7302 from 1970 were created in a manner inconsistent with the proper legal process, and because of this, have defaulted the boundaries of 7302 to the recognized location of the plano in 1945. This has caused massive parts of properties in Playa Pelada to appear to exist outside of the property they were segregated from, since the segregations were supposed to be based on the position in 1970, and not 1945. Additionally, this means that finca 7302 runs from North to South, 1 Kilometer inland from the beach, and has massive overlap with 24113-B from 1970, which was properly titled through the process of “informacion possesora”.

Thev 2015 annotations have been done completely on the Registro’s own initiative and without the knowledge of anyone associated with the Custodia legal proceedings and the majority have nothing to do with the annotations placed on properties that overlap or exist inside of Finca 24113-B. On top of that, multiple petitions over the last several years, including most recently on April 24, 2015, have been filed with the Registro on behalf of Custodia demanding that all annotations be immediately removed that do not overlap with Finca 24113-B. The problem with titling of Nosara properties is not just a Custodia problem now – it’s everyone’s problem.

What Do We Do Now?

This mess has pitted community members against one another, each thinking that the opposing side is the enemy, when in fact the individuals responsible for creating the problem are long gone. Years have gone by, axes have been ground, mud has been flung, and tempers have flared – yet anyone willing to take the time to look at the evidence ultimately will have little choice but to conclude that much of the blame has been misdirected. As it turns out, all “sides” in these real estate disputes have the same problem – a problem that only can be resolved by unified efforts to clear title in the Beaches of Nosara area once and for all.

With new information, it now seems clear that the problems Custodia has are the same problems all other property owners with annotations now have – the Registro Nacional appears to have allowed fraud and confusion to occur in titling of Beaches of Nosara property, and has not been forthcoming in assisting with resolving the resulting problems. As a result of Ms. Phipps’ presentation of evidence about this situation in court, Custodia and the Registro are far along in ongoing legal proceedings in the “Contensioso” Court to solve the titling problems as they relate to Custodia and Finca 24113-B. While the process of trying to address improper titling with regard to Custodias properties has been lengthy and often contentious, now that hard evidence has been presented in the courts that verifies the accuracy of Custodia’s claims, the Registro finally is having to face up to its longstanding issues. At this time, more than ever, it is important to recognize that those who seemingly have been on opposite sides of land disputes all are victims of the failure of the land registry system. All will benefit from the Registro Nacional being held accountable in court; and it is hard to imagine how the current real estate quandaries in Beaches of Nosara will be resolved until that happens.

What Does it Mean if I Have an “Advertencia Administrativa” (Annotation) of My Property?

If an annotation has been placed on your property, it means that your property has been flagged by the Registro due to irregularities in the original survey map. This means one of four things:

  • Has an overlap with a neighboring property
  • Has an overlap with a protected area (including Maritime Terrestrial Zone)
  • Exists in an area outside of the finca madre (mother finca or mother property) it came from (meaning, it should not exist where it currently does, because the property it was subdivided from exists in a different location).
  • Was subdivided from a finca madre (mother farm or mother property) that did not exist legally in the area from which a surveyor thought it was located when the lot was segregated and titled.

For example, in cases of properties that exist inside of Finca 24113-B (the Custodia property), it is possible that you have been led to believe that you own property within the Custodia finca which actually was segregated from a different property in a different location.You own property inside of someone else’s property, that came from somewhere else.

Properties that were annotated in 2015 have to be looked at on a case by case basis because most have nothing to do with Custodia. It could mean that your property overlaps with a neighboring property, and needs rectification, lies within the Maritime Zone, or lies in an area of 7302 per the 1970 boundaries, that is not recognized by the Registro as the legal delimitations, which they consider to be the boundaries from 1945.

For any property with an annotation, you cannot change, alter, update, subdivide or create new planos from your current plano. Any process involving the property survey of your property is frozen. You are, however, still able to own your property, use it, build on it, and own it in good faith. You may sell your property and transfer title as well.

**UPDATE May 21 2015 2PM ** – According to legal sources, any property with an annotation that is not involved in a double title dispute (those in conflict with 24113-B) can still be purchased with proper investigation.  Each must be looked at on a case by case basis.

The advertencia is just a “warning” that it is under investigation. Since large parts of the area of Guiones and Pelada are under investigation stemming from the problems inside of 24113-B, the warning may encompass large areas of property that have no problems and no dispute, and are simply “marked”. 

Properties with annotations outside of 24113-B have no dispute of ownership or possession.***

Most of the newly annotated properties were included in the warning because of inaccuracies in the history of the area’s “mother” properties. These problems date back to the 1970’s and the Public Registry considered important to annotate certain subdivisions as a cautionary measure. This does not imply a conflict with the actual onsite location of such properties.***

Pursuant to Costa Rican Law, the only legal effect of an Administrative Warning is to communicate to third parties that an administrative procedure concerning the property has been initiated. They do not impede selling, transferring or encumbering the annotated property.***

The Administrative Warning does not have an effect on property or possession rights; therefore, the owner will be entitled to use and enjoy the property, thus being able to transform the terrain and build on it. The owner can take legal actions in the event that a Government Office denies those rights based solely on the property being affected by an Administrative Warning.*** 

*** Credit Sfera Legal***

According to the Registry, in order to clear your property, you must go to court and have a judge sign off on your ownership, and instruct the Registro to remove the annotation; however, the exact process to be followed is still uncertain. It seems that you will be receiving official notice from the Registro regarding the reason why the annotation was put on your property.

The Registro Nacional has stated they only have one option left they have not elected to use, as of yet – that is to freeze title on all annotated property so they cannot legally be transferred to a buyer or new owner, thus removing any future liabilities that arrive from these problems. This nuclear option, if elected, means anyone who holds title to a property with the annotation would not be able to transfer title of property until the case is settled in court. The Registry does not know if they will need to freeze these properties, but it is for certain an option they have, and within their legal ability to do so, although highly unlikely.

How Does This Impact the Beaches of Nosara Real Estate Market?

Annotations on properties likely will be a point of concern for any buyer or seller. It is possible that any buyer who wishes to purchase a property with the annotation, can execute a contract to purchase stating that the contingency of having the annotation must be solved prior to the sale being executed. However, the exact method of removing annotation via the judicial branch is still unclear.

Given the substantial number of properties that have been hit with annotations, these developments will of course affect the Nosara real estate market for the time being. In light of the fact that no one knows how or when this issue will be resolved, annotation free properties may dramatically increase in value in the short term.

Is there any good news to report?

Yes; the Registry has been extremely cautious in issuing any new planos in the entire area of Nosara, Playa Guiones, Playa Pelada for the last few years. It appears that now, they will allow new planos and subdivisions in the areas that are free of conflict and do not have annotations. This is a relief for some property owners who have waited years to try and segregate properties or create new, GPS accurate planos.  We expect that for any properties that do not have annotations, the values may see a significant rise over the next 6-12 months.

The other good news in all of this is if and when property owners who have questions about titling petition the registro or petition through the legal system for clean title, once done, it will be done for good.

Am I the Only One Who is Confused by All This?

No. Everyone is confused by this. In fact, many people who have been here for 5, 10, or even 20 years remain unaware of the problems that exist and are unsure what the annotations actually mean. This is not something easily understood and there is a mountain of court documents, legal and technical studies which are available as public information for those that want to read through it themselves. Ms. Phipps always was willing and glad to provide her documentation – amassed over decades of legal wrangling – for anyone to review; as she liked to say to those who didn’t believe what she was telling them: “Jump on in, the water is warm.”

Richmond Phipps died on February 3, 2015, just a few days after her 80th birthday. Having devoted the last twenty years of her life to trying to clear her land titles in the Nosara area, she ultimately died without seeing this mess resolved. Her daughter, Brooke Shields, who grew up in Costa Rica and speaks fluent Spanish, is now responsible for Custodia. Such complexity is nothing new to Brooke, given her long professional career as a business executive. Further, having watched the Beaches of Nosara project grow and change since its inception – and then watched her mother’s seemingly endless battle to protect the integrity of property titles in the area – provides Brooke with a unique perspective and depth of insight into what she is facing.

Ms. Shields is not interested in reliving the past, and has no investment in past feuds and controversies. She is looking to the future, and seeking solutions. As she says:

“I am not in the least bit interested in carrying on with finger pointing and accusations of the past; my eyes are on the future.  My only goal is to establish clear title for Custodia and Finca 24113-B, nothing more.  This is what my mother wanted – to fix the issues impeding her ability to enjoy her own property.  And who wouldn’t want that?  The Registro’s current approach is baffling and upsetting on many fronts, with the majority of new annotations placed on properties that have nothing whatsoever to do with the Custodia legal proceedings. Individuals do not have the power to place or remove annotations on properties – only the Registro can do that.  The Registro’s latest actions have been done on their own initiative, for reasons only they can explain. I invite any other property owners who are facing issues with their properties to join me in demanding that the Registro be accountable to the public they serve, assisting all property owners with legal certainty, and in transacting business in a clean and transparent manner.”

So How Does This Saga End?

In short – no one knows! There is no way to predict how long it will take to sort out the mess that the Registro Nacional has allowed. As of the current date, it is not known what specific legal process or judicial actions will fix and remove the current annotations. As this case moves forward and more information is released by the Registro, we will do our best to report and update this story. For the time being, we have property survey experts and legal teams studying the complexities of the report issued by the Registro – in an effort to fully and completely understand these issues. We feel confident that anyone who needs questions answered or properties analyzed should feel comfortable in contacting us for help and advice. Please contact us at to discuss your property and we will do our best to give you advice. We will continue to update this story as it progresses, and hope that this will be resolved in a fair and timely manner. These issues must be resolved as the stability and faith of the real estate market in Nosara is dependent on a system of good faith; faith in the Costa Rica government, and faith in the Registro Nacional, the basis of land ownership in Costa Rica.


Como Entender Advertencias Administrativas de Bienes Inmuebles en Nosara


El proyecto “Playas de Nosara” tiene una historia larga y lleno de color. El Nosara que vemos hoy dista mucho de la versión inicial del desarrollador inmobiliario Alan D. Hutchison, cuando compró primero una franja de tierra en Guanacaste en los años 60.

Cuando el Sr. Hutchinson y su equipo comenzaron a desarrollar primero el Proyecto Playas de Nosara, no existía ni se usaba entonces un sistema automatizado para registrar las compras y ventas de terrenos. Desde entonces, la tecnología para el estudio de límites de propiedad ha evolucionado exponencialmente. Con la aparición de los sistemas GPS, las técnicas modernas de ingeniería y sistematización, han salido a la luz algunas discrepancias serias sobre la  propiedad de la tierra. Estas discrepancias están causando confusión, acusaciones, ira y frustración entre los propietarios locales de las propiedades, lo cual ha propiciado una larga investigación de años por parte del Registro Nacional.

Al haber sido obligado en el 2008 a investigar denuncias de irregularidades en las ventas y tĂ­tulos de propiedades que afectaron a 86 propiedades especĂ­ficas y 90 planos, y luego al verse forzado a continuar la misma investigaciĂłn en el 2010, el Registro provocĂł una demora generalizada y un casi congelamiento total de los nuevos planos lanzados en ciertas partes de Guiones y Pelada.

En marzo del 2015, el Registro fue más allá al emitir advertencias administrativas a 533 fincas (propiedades) del área, y en abril del 2015 hizo seguimiento a advertencias administrativas sobre 560 planos (catastro) y 5 fincas adicionales. Lo que debe observarse es que muchas de las advertencias administrativas emitidas en el 2015 se refieren a propiedades que nunca han estado implicadas en ninguna disputa de tierras.

Por su parte, responsable por proteger el interés público, el Registro Nacional ha emitido órdenes de compra abierta que están teniendo un fuerte impacto negativo sobre muchos propietarios de terrenos en el área de Nosara. Si están lavándose las manos de la responsabilidad de solucionar la situación trasladando el proceso de resoluciones potenciales al sistema legal y fuera del dominio del Registro, o si están emitiendo órdenes de compra abierta por alguna otra razón, el hecho es que ahora sigue un caos predecible.

Breve Historia del Desarrollo del Proyecto Playas de Nosara

Es imposible entender la situación actual sin conocer algo de la historia de los proyectos. Como se ha mencionado líneas arriba, el Proyecto Playas de Nosara comenzó como la visión de un desarrollador, el Sr. Alan D. Hutchison. Una vez que él dejó el área, lo que quedó de la corporación de desarrollo que él había creado, Inversiones Nicoya, S.A. (“INSA”) fue demandado por el grupo original de compradores de terrenos de Playa Guiones. Supuestamente, los compradores argumentaron que INSA había incumplido sus obligaciones contractuales. En respuesta aparente a este juicio, y presumiblemente para apaciguar a los demandantes, se dice que se había maquinado una solución compleja y nefasta – se entregó a los demandantes el título de propiedad que había sido trastocado de la Finca 7302 (se presume de propiedad de INSA) a la Finca 24113-B. Los benefactores de este acuerdo – incluyendo la Asociación Cívica Nosara– han peleado con uñas y dientes durante años contra Richmond Phipps, presidente de Custodia de Propiedades Guanacastecas, S.A., la corporación dueña de Finca 24113-B. Y ahora, con las recientes acciones del Registro, más parece que las personas que fueron estafadas en el acuerdo INSA, y aquellos que posteriormente compraron terrenos de INSA después de que Hutchinson saliera, representan un microcosmos de los muchos residentes de Nosara que han vendido lotes en el área de Nosara con títulos dudosos. Ahora parece que todos nosotros estamos en un mundo similar de perjuicio, víctimas de un proceso de registro de tierras poco sofisticado y muy posiblemente corrupto y el doble juego de algunos desarrolladores originales y sus sucesores.

El Procedimento Legal Custodia

La historia del procedimiento legal Custodia está intrínsecamente ligado a la historia del difunto presidente de la compañía, Richmond Phipps. Inmediatamente después de llegar a Costa Rica, la Sra. Phipps se convirtió en gerente general del proyecto Playas de Nosara, de 1969 a 1972. De manera independiente a su trabajo para el Sr. Hutchinson, en 1988 ella compró a su colega Dick Amack (quien lamentablemente falleció el 4 de mayo del 2015) la propiedad Finca 24113-B. Custodia de Propiedades Guanacastecas, S.A., la compañía propietaria de Finca 24113-B, era una de las fincas originales que formaban parte del proyecto de desarrollo Playas de Nosara, con excepción de un grupo de propiedades que fueron independizadas y con título de propiedad obtenido el 21 de junio de 1975. Desde 1975 hasta el día de hoy, no se realizaron segregaciones autorizadas adicionales o modificaciones a la 24113-B, cuya área es 229+ hectáreas o 2,2 millones de metros cuadrados.

Inmediatamente después de comprar la propiedad, la Sra. Phipps – al igual que muchos de sus pares – descubrió que diversas parcelas de su terreno estaban siendo reclamadas y / o usadas por terceros no autorizados. El Registro Nacional confirmó por escrito que la Sra. Phipps aún era la propietaria de 229+ hectáreas, de modo que era obvio que algo andaba terriblemente mal. Después de años de estudios e investigaciones forenses, finalmente se reveló que casi 86 propiedades individuales y 90 planos que supuestamente estaban ubicados físicamente dentro de la Finca 24113-B, de hecho habían sido independizadas de la Finca 7302 – que está en una ubicación diferente. La Finca 7302 también formaba parte original del Proyecto Playas de Nosara, y comparte límites con 24113-B. En la siguiente imagen pueden observarse los límites tanto de la Finca 7302 y de la 24113-B tal como existían en 1970 cuando el proyecto fue creado:

¿Cómo es que 86 propiedades y 90 planos existan fuera del área de la cual fueron supuestamente segregadas y dentro de los límites de propiedad de terceros? La respuesta simple es que no pueden. Durante años, la Sra. Phipps sostuvo que todo propietario de terrenos con título de estas “superposiciones” (lo que se traduce como “lotes superpuestos”) había sido estafado. En una entrevista otorgada a la Voz de Nosara en mayo del 2010, ella afirmó:

“Ellos pagaron dinero por un pedazo de papel…ellos pueden poseer tierras, pero ellos no poseen esa tierra. Ellos probablemente tienen Títulos de Propiedad debidamente registrados, pero no para esa tierra. Han sido estafados.”

Para aquellos que no están familiarizados con la situación, esta afirmación podría ser confusa y aparentemente incompleta pero con una mayor explicación, la verdad detrás de esa afirmación se aclara: aquellas personas con títulos de las propiedades superpuestas fueron inducidos a creer que la propiedad que compraron estaba en un lugar, cuando de hecho, había sido independizada de una finca diferente en un lugar diferente. Esto llegó a confirmarse cuando se identificaron los límites exactos de las fincas originales según los planos de 1970, a raíz de una profunda investigación realizada por el Departamento de Ingeneria Forense OIJ. Después de que se había demostrado que las propiedades en cuestión de hecho habían sido superpuestas de otra finca, la Sra. Phipps, como presidente de Custodia, solicitó un procedimiento legal conocido como “saneamiento catastral” – solicitando esencialmente al Registro Nacional solucionar los problemas conocidos y sanear el título de la propiedad de Custodia y la propiedad de Custodia sola,  en particular con respecto a las 86 propiedades y 90 planos en donde un lugar físico tenía aparentemente dos propietarios reales.

La ReacciĂłn del Registro Nacional

La Sra. Phipps, en representación de Custodia, solicitó en el 2008 un “saneamiento catastral” (exp. 099-2008) a raíz de un decreto del estado * que establecía que cualquier persona que estuviera potencialmente perjudicada afectada al igual que los títulos de propiedad en cuestión podría solicitar  el saneamiento de sus títulos. Después de extraviar la petición de Custodia, dos años después el Registro fue obligado a continuar la misma investigación, a la que asignaron un nuevo número (exp. 2010-0336-RIM). Después de haber concluido y publicado el trabajo del Ing. Roberto Segura González en marzo del 2013, finalmente en noviembre del 2014 se publicaron las conclusiones del Registro en un documento algo confuso y contradictorio de 217 páginas, elaborado por el Lic. Guillermo Rodríguez Rodríquez (RIM-CCT-CT-62-2014).  Las conclusiones confirmaron los problemas que la Sra. Phipps había estado describiendo sobre las superposiciones y los lotes superpuestos dentro de Custodia y la Finca 24113-B.  Las conclusiones también desenterraron problemas supuestamente similares en toda el área, completamente fuera de los límites de Custodia.  Posteriormente en 2015, el Director del Registro Nacional, M.Sc. Óscar Rodríguez Sánchez, ha emitido hasta la fecha 538 nuevas advertencias administrativas a fincas y 560 nuevas advertencias administrativas a planos relacionados con propiedades que se extienden desde Pelada hasta Esperanza – todos ahora con irregularidades en el catastro de propiedad, según el Registro Nacional.

*Decreto Ejecutivo publicado en La Gaceta el 3 de octubre del 2007, número 33982 de 08 – 08 – 2007, Reglamento del Artículo 30 de la Ley de Catastro número 6545 del 25 de marzo de 1981.

En un extraño giro de los eventos, el Registro también ha llegado a la conclusión de que los límites de la finca 7302 que datan de 1970 fueron creados de manera incoherente con el debido proceso legal, y debido a esto, ha reemplazado los límites de 7302 por la ubicación reconocida del plano en 1945. Esto ha generado que aparezcan y existan muchas secciones de propiedades en Playa Pelada fuera de la propiedad de la que se independizaron, ya que se suponía que las independizaciones estuvieron basadas en la posición de 1970, y no la de 1945. Adicionalmente, esto significa que la Finca 7302 abarca de norte a sur, 1 kilómetro adentro desde la playa, y desde 1970 tiene una superposición masiva con 24113-B, lo que fue correctamente titulado a través del proceso de “información posesoria”.

La mayoríade las advertencias administrativas de 2015 han sido emitidas en su totalidad a iniciativa propia del Registro y sin el conocimiento de ninguna parte asociada con el procedimiento legal de Custodia y la mayoría no tienen ninguna relación con las advertencias administrativas emitidas sobre las propiedades que tienen superposición o existen dentro de la Finca 24113-B. Además de todo, en los últimos años se han presentado ante el Registro múltiples peticiones en representación de Custodia, incluyendo la más reciente del 24 de abril del 2015, demandando que todas las advertencias administrativas que no tengan superposición sobre la Finca 24113-B sean retiradas inmediatamente. El problema de los títulos de las propiedades de Nosara ahora no es solo un problema de Custodia– es un problema de todos.

¿Ahora Qué Hacemos?

Este desorden ha enfrentado a los miembros de la comunidad uno contra el otro, pensando cada uno que el lado opuesto es el enemigo, cuando de hecho las personas responsables por crear el problema ya se han ido. Los años han pasado, las hachas han sido clavadas, el lodo ha sido arrojado y los temperamentos han estallado – incluso los interesados en tomarse el tiempo para revisar la evidencia finalmente apenas tendrán oportunidad para concluir que gran parte de la responsabilidad ha sido mal direccionada. Como se sabe, todas las “partes” en estas disputas inmobiliarias tienen el mismo problema – un problema que solo puede ser resuelto uniendo esfuerzos para sanear los títulos en Playas de Nosara de una vez por todas.

Con información nueva, ahora parece quedar claro que los problemas que Custodia tiene son los mismos problemas que ahora tienen todos los otros propietarios con advertencias administrativas – al parecer el Registro Nacional ha permitido el fraude y la confusión al asignar los títulos de propiedad de Playas de Nosara, y no ha estado dispuesto para ayudar a resolver los problemas posteriores. Como resultado de la presentación de evidencia ante la corte por parte de la Sra. Phipps  respecto a esta situación, Custodia y el Registro se encuentran lejos de solucionar los problemas de titulación a través de los procedimientos legales continuos por el corte Contencioso ya que están vinculados con Custodia y la Finca 24113-B. Si bien el proceso de intentar abordar el tema de la titulación ilegal de las propiedades de Custodia ha sido prolongado y con frecuencia contencioso, ahora que se ha presentado evidencia sólida ante las cortes, la cual confirma la precisión de los reclamos de Custodia, el Registro finalmente tiene que enfrentar sus asuntos de larga data. Actualmente y más que nunca, es importante reconocer que aquellos que aparentemente han estado en lados opuestos de la disputa de tierras son todos víctimas de las fallas del sistema de registro de tierras. Todos se beneficiarán cuando el Registro Nacional rinda cuentas ante la justicia; y es difícil imaginar cómo es que se resolverá la problemática inmobiliaria actual en Playas de Nosara hasta que eso suceda.

¿Qué Significa Tener una “Advertencia Administrativa” sobre mi Propiedad?

Si se ha emitido una advertencia administrativa sobre su propiedad, significa que su propiedad ha sido identificada por el Registro debido a irregularidades en el mapa de catastro original. Esto significa una de las siguientes cuatro opciones:

  • Tiene una superposiciĂłn con una propiedad vecina
  • Tiene una superposiciĂłn con un área protegida (incluyendo la Zona MarĂ­timo-Terrestre)
  • Existe en un área fuera de la finca madre (finca madre o propiedad madre) de la cual se originĂł (es decir, no deberĂ­a existir en el lugar donde está ubicada actualmente porque la propiedad de la cual fue subdividida existe en una ubicaciĂłn diferente).
  • Fue subdividida de una finca madre (finca madre o propiedad madre) que no existĂ­a legalmente en el área en la cual un tĂ©cnico en catastro pensĂł que estaba ubicada cuando el lote fue independizado y titulado.


Por ejemplo, en los casos de propiedades que existen dentro de la Finca 24113-B (propiedad de Custodia), es posible que usted haya sido inducido a creer que usted tiene una propiedad dentro de la Finca Custodia, que realmente fue independizada de una propiedad diferente en una ubicaciĂłn diferente. Usted tiene propiedad dentro de la propiedad de otra persona, que provino de otro lugar.

Las propiedades que han recibido advertencias administrativas en el 2015 tienen que ser estudiadas una por una porque la mayoría no tienen nada que ver con Custodia. Esto podría significar que su propiedad superpone a una propiedad vecina y requiere rectificación, se encuentra dentro de la Zona Marítima, o en un área de la 7302 de acuerdo con los límites de 1970, que no está reconocida por el Registro como límites legales, pues consideran como límites los de 1945.

Para cualquier propiedad con advertencia administrativa, usted no puede cambiar, alterar, actualizar, subdividir o crear nuevos planos de su plano actual. Cualquier proceso que involucre el catastro de su propiedad está congelado. Sin embargo, usted todavía puede poseer su propiedad, usufructuar, construir en ella y tener la posesión de ella de buena fe. También usted puede vender su propiedad y transferir el título.

De acuerdo con el Registro, con el fin de sanear su propiedad, usted debe presentarse ante la corte y solicitar a un juez que reconozca su propiedad, y dé instrucciones para que el Registro retire la advertencia administrativa; sin embargo, aún se desconoce el proceso exacto que debe seguirse. Al parecer, usted recibirá un aviso oficial del Registro sobre la razón por la cual se emitió una advertencia administrativa sobre su propiedad.

El Registro Nacional ha afirmado que solo les queda una opción a la que han decidido no recurrir, hasta ahora – que es congelar los títulos de todas las propiedades con advertencias administrativas de manera que no puedan ser transferidas legalmente a un comprador o a un nuevo propietario, evitando de esa manera cualquier responsabilidad futura que surja de estos problemas. Esta opción central, en caso de ser elegida, significa que nadie con un título de una propiedad con advertencia administrativa podrá transferir el título de la propiedad hasta que el caso sea resuelto judicialmente. El Registro no sabe si tendrá que congelar estas propiedades, pero es seguro que cuentan con esa opción y con la potestad de aplicarla.


ÂżCĂłmo es que Esto Afecta el Mercado Inmobiliario de Playas de Nosara?


Las advertencias administrativas sobre las propiedades serán posiblemente un tema que preocupará a cualquier comprador o vendedor. Hasta que el Registro Nacional no aclare el tema, nuestros asesores legales advierten que existe el riesgo de que se congelen las transferencias de los títulos de las propiedades con advertencias. Si bien actualmente éste no es el caso, estamos a la espera de más información para decidir la mejor manera de proceder con las transacciones inmobiliarias actuales y las del futuro cercano. Es posible que cualquier comprador que desee comprar una propiedad con advertencia pueda ejecutar un contrato de compra afirmando que la contingencia de tener una advertencia debe ser resuelta antes de que la venta sea ejecutada. Sin embargo, aún no queda claro cuál será el método preciso para retirar la advertencia por vía judicial.


Considerando el importante número de propiedades que han recibido advertencias, estos desarrollos, con certeza, afectarán mientras tanto al mercado inmobiliario de Nosara. A la luz del hecho de que nadie sabe cómo ni cuándo se resolverá este asunto, las propiedades sin advertencias aumentarán drásticamente de valor en el corto plazo. La mayoría de propiedades afectadas por las nuevas advertencias se encuentran fuera de Playa Guiones y dentro de Playa Pelada. Playa Pelada, que ha hecho decaer el floreciente mercado inmobiliario en Playa Guiones, será el golpe más duro causado por estas noticias.


ÂżHay Buenas Noticias que Informar?


Sí; el Registro ha sido extremadamente cauteloso al emitir cualquier plano nuevo en toda el área de Nosara, Playa Guiones, Playa Pelada en los últimos años. Parece que ahora, se permitirán nuevos planos y subdivisiones en las áreas que están libres de conflicto y que no tienen advertencias. Esto representa un alivio para algunos propietarios que han esperado años para intentar independizar las propiedades o crear planos nuevos y exactos con GPS. Esperamos que para algunas propiedades ubicadas fuera del área de conflicto, los valores puedan tener un alza significativa durante los siguientes 6 a 12 meses.


La otra buena noticia en todo esto es si y cuando los propietarios con dudas sobre las peticiones de titulación ante el registro o peticiones mediante el sistema legal para sanear el título de propiedad, una vez resueltas, serán de manera definitiva.


ÂżSoy el Ăšnico Confundido con Todo Esto?


No. Todos están confundidos con esto. De hecho, muchas personas que han estado aquí por 5, 10 o incluso 20 años continúan sin conocer los problemas que existen y no están seguros de lo que realmente significa una advertencia administrativa. Esto no es algo fácil de entender y hay una montaña de documentos, estudios legales y técnicos disponibles como información pública para aquellos que quieren conocerla por sí mismos. La Sra. Phipps siempre estuvo interesada y dispuesta a proporcionar su documentación – acumulada durante décadas de disputas legales – a quien quisiera revisarla; como a ella le gustaba decir a quienes no creían lo que ella contaba: “Lánzate, el agua está tibia.”


Richmond Phipps murió el 3 de febrero del 2015, apenas pocos días después de cumplir 80 años. Habiendo dedicado los últimos veinte años de su vida intentando sanear sus títulos de propiedad en el área de Nosara, ella finalmente murió sin ver el problema resuelto. Su hija, Brooke Shields, que creció en Costa Rica y habla español fluidamente, ahora es responsable de Custodia. Dicha complejidad no es nada nueva para Brooke, considerando su larga carrera profesional como ejecutiva de negocios. Además, haber visto crecer el proyecto Playas de Nosara y cambiar desde que fue concebido – y luego haber visto la batalla aparentemente interminable de su madre para proteger la integridad de los títulos de propiedad en el área – le brinda a Brooke una perspectiva única y un conocimiento profundo de lo que está enfrentando.


La Sra. Shields no está interesada en revivir el pasado, y no tiene inversiones en los feudos y controversias del pasado. Ella está mirando el futuro y buscando soluciones. Como ella dice:


“No estoy ni un poco interesada en continuar los señalamientos y acusaciones del pasado; mis ojos están en el futuro.  Mi única meta es establecer el título saneado de Custodia y la Finca 24113-B, nada más.  Esto es lo que mi madre quería – solucionar los problemas que le impedían disfrutar de su propiedad.  ¿Y quién no querría eso?  La postura actual del Registro es desconcertante y triste en muchos aspectos, con nuevas advertencias administrativas sobre propiedades la mayoría que no tienen nada que ver con los procesos legales de Custodia. Las personas no tienen el poder de emitir o retirar las advertencias sobre las propiedades– solo el Registro puede hacerlo.  Las últimas acciones del Registro han sido tomadas a iniciativa propia, por razones que solo ellos pueden explicar. Yo invito a cualquier propietario que esté enfrentando problemas con sus propiedades a solicitar junto conmigo al Registro que se haga responsable ante el público al que sirven, ayudando a todos los propietarios ofreciéndoles certeza legal y a realizar negocios de manera clara y transparente.”


ÂżEntonces CĂłmo Termina Esta Saga?


En pocas palabras – ¡nadie sabe! No hay manera de predecir cuánto tiempo tomará resolver este caos que el Registro Nacional ha permitido. Hasta la fecha, se desconoce el proceso legal específico o las acciones judiciales que solucionarán y retirarán las actuales  advertencias. Mientras este caso avanza y el Registro libera más información, haremos nuestro mejor esfuerzo por informar y actualizar esta historia. Mientras tanto, contamos con expertos en catastro y equipos legales estudiando las complejidades del informe emitido por el Registro – en un esfuerzo por comprender total y completamente estos problemas. Esperamos que aquellos que necesiten respuesta a sus preguntas o deseen que sus propiedades sean analizadas tengan la confianza de contactarse con nosotros en busca de ayuda y asesoría. Sírvase contactarse con nosotros a través de para analizar su propiedad y haremos nuestro mayor esfuerzo por asesorarlo. Continuaremos actualizando esta historia a medida que progresa y esperamos que sea resuelta de manera justa y oportuna. Estos problemas deben ser resueltos ya que la estabilidad y la fe en el mercado inmobiliario en Nosara depende de un sistema basado en la buena fe; fe en el gobierno de Costa Rica y fe en el Registro Nacional, la base de la propiedad de tierras en Costa Rica.