Casa Vidrio – K section Playa Guiones – Walk to beach – Family home and workspace

Imagine you had the ability to travel¬†anytime, anywhere ‚ÄĒ and that you could whisk the family off to a destination most only dream of, to a house you love rather than a place where you’re forced to live out of necessity. To most, this remains a mere pipe dream which in many cases comes down to one thing ‚Äď your job! Continue reading

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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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 Р9,000m2.  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 ‚Äď 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 ‚Äď 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 ‚Äúclose to schools‚ÄĚ 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 versión en Espanol.

The ‚ÄúBeaches of Nosara‚ÄĚ 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. (‚ÄúINSA‚ÄĚ) 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 ‚Äď 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 ‚Äď including the Nosara Civic Association ‚Äď 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‚Äôs 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 ‚Äď like many of her peers ‚Äď 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 ‚Äď 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‚Äôt. For years, Ms. Phipps maintained that any property owner who held title to these ‚Äútraslapes‚ÄĚ (which translates to ‚Äútransposed lots‚ÄĚ) had been defrauded. In an interview given to the Voice of Nosara in May of 2010, she stated:

‚ÄúThey paid money for a piece of paper ‚Ķ they may own land, but they don‚Äôt own that land. They may have duly registered titles, but not to that land. ‚Ķ They have been defrauded.‚ÄĚ

To those unfamiliar with the situation, this statement could be confusing and seemingly incomplete ‚Äď 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 ‚Äúsanamiento catastral‚ÄĚ ‚Äď essentially asking the Registro Nacional to fix the known problems and cleanse title for Custodia‚Äôs property and Custodia‚Äôs 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¬†‚Äúsanamiento catastral‚ÄĚ 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 Gonz√°lez published in March 2013, the Registro‚Äôs findings were finally published in November 2014 by Lic. Guillermo Rodr√≠guez Rodr√≠quez (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. √ďscar Rodr√≠guez S√°nchez, has to date issued 538 new annotations on fincas and 560 new annotations on planos related to properties stretching from Pelada to Esperanza ‚Äď 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 ‚Äď 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 ‚Äúinformacion possesora‚ÄĚ.

Thev 2015 annotations have been done completely on the Registro‚Äôs 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 ‚Äď it‚Äôs everyone‚Äôs 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 ‚Äď 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 ‚Äúsides‚ÄĚ in these real estate disputes have the same problem ‚Äď 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 ‚Äď 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‚Äô presentation of evidence about this situation in court, Custodia and the Registro are far along in ongoing legal proceedings in the ‚ÄúContensioso‚ÄĚ 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‚Äôs 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 ‚ÄúAdvertencia Administrativa‚ÄĚ (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 ** РAccording 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‚Äôs ‚Äúmother‚ÄĚ properties. These problems date back to the 1970‚Äôs 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 ‚Äď 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 ‚Äď amassed over decades of legal wrangling ‚Äď for anyone to review; as she liked to say to those who didn‚Äôt believe what she was telling them: ‚ÄúJump on in, the water is warm.‚ÄĚ

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 ‚Äď and then watched her mother‚Äôs seemingly endless battle to protect the integrity of property titles in the area ‚Äď 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:

‚ÄúI 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 ‚Äď to fix the issues impeding her ability to enjoy her own property.¬† And who wouldn‚Äôt want that?¬† The Registro‚Äôs 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‚Äôs 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.‚ÄĚ

So How Does This Saga End?

In short ‚Äď 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 ‚Äď 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 ‚ÄúPlayas de Nosara‚ÄĚ tiene una historia larga y lleno de color. El Nosara que vemos hoy dista mucho de la versi√≥n inicial del desarrollador inmobiliario Alan D. Hutchison, cuando compr√≥ primero una franja de tierra en Guanacaste en los a√Īos 60.

Cuando el Sr. Hutchinson y su equipo comenzaron a desarrollar primero el Proyecto Playas de Nosara, no exist√≠a ni se usaba entonces un sistema automatizado para registrar las compras y ventas de terrenos. Desde entonces, la tecnolog√≠a para el estudio de l√≠mites de propiedad ha evolucionado exponencialmente. Con la aparici√≥n de los sistemas GPS, las t√©cnicas modernas de ingenier√≠a y sistematizaci√≥n, han salido a la luz algunas discrepancias serias sobre la¬† propiedad de la tierra. Estas discrepancias est√°n causando confusi√≥n, acusaciones, ira y frustraci√≥n entre los propietarios locales de las propiedades, lo cual ha propiciado una larga investigaci√≥n de a√Īos por parte del Registro Nacional.

Al haber sido obligado en el 2008 a investigar denuncias de irregularidades en las ventas y títulos de propiedades que afectaron a 86 propiedades específicas y 90 planos, y luego al verse forzado a continuar la misma investigación en el 2010, el Registro provocó 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 inter√©s p√ļblico, el Registro Nacional ha emitido √≥rdenes de compra abierta que est√°n teniendo un fuerte impacto negativo sobre muchos propietarios de terrenos en el √°rea de Nosara. Si est√°n lav√°ndose las manos de la responsabilidad de solucionar la situaci√≥n trasladando el proceso de resoluciones potenciales al sistema legal y fuera del dominio del Registro, o si est√°n emitiendo √≥rdenes de compra abierta por alguna otra raz√≥n, el hecho es que ahora sigue un caos predecible.

Breve Historia del Desarrollo del Proyecto Playas de Nosara

Es imposible entender la situaci√≥n actual sin conocer algo de la historia de los proyectos. Como se ha mencionado l√≠neas arriba, el Proyecto Playas de Nosara comenz√≥ como la visi√≥n de un desarrollador, el Sr. Alan D. Hutchison. Una vez que √©l dej√≥ el √°rea, lo que qued√≥ de la corporaci√≥n de desarrollo que √©l hab√≠a creado, Inversiones Nicoya, S.A. (‚ÄúINSA‚ÄĚ) fue demandado por el grupo original de compradores de terrenos de Playa Guiones. Supuestamente, los compradores argumentaron que INSA hab√≠a incumplido sus obligaciones contractuales. En respuesta aparente a este juicio, y presumiblemente para apaciguar a los demandantes, se dice que se hab√≠a maquinado una soluci√≥n compleja y nefasta ‚Äď se entreg√≥ a los demandantes el t√≠tulo de propiedad que hab√≠a sido trastocado de la Finca 7302 (se presume de propiedad de INSA) a la Finca 24113-B. Los benefactores de este acuerdo ‚Äď incluyendo la Asociaci√≥n C√≠vica Nosara‚Äď han peleado con u√Īas y dientes durante a√Īos contra Richmond Phipps, presidente de Custodia de Propiedades Guanacastecas, S.A., la corporaci√≥n due√Īa de Finca 24113-B. Y ahora, con las recientes acciones del Registro, m√°s parece que las personas que fueron estafadas en el acuerdo INSA, y aquellos que posteriormente compraron terrenos de INSA despu√©s de que Hutchinson saliera, representan un microcosmos de los muchos residentes de Nosara que han vendido lotes en el √°rea de Nosara con t√≠tulos dudosos. Ahora parece que todos nosotros estamos en un mundo similar de perjuicio, v√≠ctimas 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 est√° intr√≠nsecamente ligado a la historia del difunto presidente de la compa√Ī√≠a, Richmond Phipps. Inmediatamente despu√©s de llegar a Costa Rica, la Sra. Phipps se convirti√≥ 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 compr√≥ a su colega Dick Amack (quien lamentablemente falleci√≥ el 4 de mayo del 2015) la propiedad Finca 24113-B. Custodia de Propiedades Guanacastecas, S.A., la compa√Ī√≠a propietaria de Finca 24113-B, era una de las fincas originales que formaban parte del proyecto de desarrollo Playas de Nosara, con excepci√≥n de un grupo de propiedades que fueron independizadas y con t√≠tulo de propiedad obtenido el 21 de junio de 1975. Desde 1975 hasta el d√≠a de hoy, no se realizaron segregaciones autorizadas adicionales o modificaciones a la 24113-B, cuya √°rea es 229+ hect√°reas o 2,2 millones de metros cuadrados.

Inmediatamente despu√©s de comprar la propiedad, la Sra. Phipps ‚Äď al igual que muchos de sus pares ‚Äď descubri√≥ que diversas parcelas de su terreno estaban siendo reclamadas y / o usadas por terceros no autorizados. El Registro Nacional confirm√≥ por escrito que la Sra. Phipps a√ļn era la propietaria de 229+ hect√°reas, de modo que era obvio que algo andaba terriblemente mal. Despu√©s de a√Īos de estudios e investigaciones forenses, finalmente se revel√≥ que casi 86 propiedades individuales y 90 planos que supuestamente estaban ubicados f√≠sicamente dentro de la Finca 24113-B, de hecho hab√≠an sido independizadas de la Finca 7302 ‚Äď que est√° en una ubicaci√≥n diferente. La Finca 7302 tambi√©n formaba parte original del Proyecto Playas de Nosara, y comparte l√≠mites con 24113-B. En la siguiente imagen pueden observarse los l√≠mites tanto de la Finca 7302 y de la 24113-B tal como exist√≠an en 1970 cuando el proyecto fue creado:

¬ŅC√≥mo es que 86 propiedades y 90 planos¬†existan fuera del √°rea de la cual fueron supuestamente segregadas y dentro de los l√≠mites de propiedad de terceros? La respuesta simple es que no pueden. Durante a√Īos, la Sra. Phipps sostuvo que todo propietario de terrenos con t√≠tulo de estas ‚Äúsuperposiciones‚ÄĚ (lo que se traduce como ‚Äúlotes superpuestos‚ÄĚ) hab√≠a sido estafado. En una entrevista otorgada a la Voz de Nosara en mayo del 2010, ella afirm√≥:

‚ÄúEllos pagaron dinero por un pedazo de papel‚Ķellos pueden poseer tierras, pero ellos no poseen esa tierra. Ellos probablemente tienen T√≠tulos de Propiedad debidamente registrados, pero no para esa tierra. Han sido estafados.‚ÄĚ

Para aquellos que no est√°n familiarizados con la situaci√≥n, esta afirmaci√≥n podr√≠a ser confusa y aparentemente incompleta pero con una mayor explicaci√≥n, la verdad detr√°s de esa afirmaci√≥n se aclara: aquellas personas con t√≠tulos de las propiedades superpuestas fueron inducidos a creer que la propiedad que compraron estaba en un lugar, cuando de hecho, hab√≠a sido independizada de una finca diferente en un lugar diferente. Esto lleg√≥ a confirmarse cuando se identificaron los l√≠mites exactos de las fincas originales seg√ļn los planos de 1970, a ra√≠z de una profunda investigaci√≥n realizada por el Departamento de Ingeneria Forense OIJ. Despu√©s de que se hab√≠a demostrado que las propiedades en cuesti√≥n de hecho hab√≠an sido superpuestas de otra finca, la Sra. Phipps, como presidente de Custodia, solicit√≥ un procedimiento legal conocido como ‚Äúsaneamiento catastral‚ÄĚ ‚Äď solicitando esencialmente al Registro Nacional solucionar los problemas conocidos y sanear el t√≠tulo 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 f√≠sico ten√≠a aparentemente dos propietarios reales.

La Reacción del Registro Nacional

La Sra. Phipps, en representaci√≥n de Custodia, solicit√≥ en el 2008 un¬†‚Äúsaneamiento catastral‚ÄĚ (exp. 099-2008) a ra√≠z de un decreto del estado * que establec√≠a que cualquier persona que estuviera potencialmente perjudicada afectada al igual que los t√≠tulos de propiedad en cuesti√≥n podr√≠a solicitar¬† el saneamiento de sus t√≠tulos. Despu√©s de extraviar la petici√≥n de Custodia, dos a√Īos despu√©s el Registro fue obligado a continuar la misma investigaci√≥n, a la que asignaron un nuevo n√ļmero (exp. 2010-0336-RIM). Despu√©s de haber concluido y publicado el trabajo del Ing. Roberto Segura Gonz√°lez en marzo del 2013, finalmente en noviembre del 2014 se publicaron las conclusiones del Registro en un documento algo confuso y contradictorio de 217 p√°ginas, elaborado por el Lic. Guillermo Rodr√≠guez Rodr√≠quez (RIM-CCT-CT-62-2014).¬† Las conclusiones confirmaron los problemas que la Sra. Phipps hab√≠a estado describiendo sobre las superposiciones y los lotes superpuestos dentro de Custodia y la Finca 24113-B.¬† Las conclusiones tambi√©n desenterraron problemas supuestamente similares en toda el √°rea,¬†completamente fuera de los l√≠mites de Custodia.¬† Posteriormente en 2015, el Director del Registro Nacional, M.Sc. √ďscar Rodr√≠guez S√°nchez, 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 ‚Äď todos ahora con irregularidades en el catastro de propiedad, seg√ļn el Registro Nacional.

*Decreto Ejecutivo publicado en La Gaceta el 3 de octubre del 2007, n√ļmero 33982 de 08 ‚Äď 08 ‚Äď 2007, Reglamento del Art√≠culo 30 de la Ley de Catastro n√ļmero 6545 del 25 de marzo de 1981.

En un extra√Īo giro de los eventos, el Registro tambi√©n ha llegado a la conclusi√≥n de que los l√≠mites 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 l√≠mites de 7302 por la ubicaci√≥n 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 supon√≠a que las independizaciones estuvieron basadas en la posici√≥n de 1970, y no la de 1945. Adicionalmente, esto significa que la Finca 7302 abarca de norte a sur, 1 kil√≥metro adentro desde la playa, y desde 1970 tiene una superposici√≥n masiva con 24113-B, lo que fue correctamente titulado a trav√©s del proceso de ‚Äúinformaci√≥n posesoria‚ÄĚ.

La mayor√≠ade 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 mayor√≠a no tienen ninguna relaci√≥n con las advertencias administrativas emitidas sobre las propiedades que tienen superposici√≥n o existen dentro de la Finca 24113-B. Adem√°s de todo, en los √ļltimos a√Īos se han presentado ante el Registro m√ļltiples peticiones en representaci√≥n de Custodia, incluyendo la m√°s reciente del 24 de abril del 2015, demandando que todas las advertencias administrativas que no tengan superposici√≥n sobre la Finca 24113-B sean retiradas inmediatamente. El problema de los t√≠tulos de las propiedades de Nosara ahora no es solo un problema de Custodia‚Äď es un problema de todos.

¬ŅAhora Qu√© 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 a√Īos han pasado, las hachas han sido clavadas, el lodo ha sido arrojado y los temperamentos han estallado ‚Äď incluso los interesados en tomarse el tiempo para revisar la evidencia finalmente apenas tendr√°n oportunidad para concluir que gran parte de la responsabilidad ha sido mal direccionada. Como se sabe, todas las ‚Äúpartes‚ÄĚ en estas disputas inmobiliarias tienen el mismo problema ‚Äď un problema que solo puede ser resuelto uniendo esfuerzos para sanear los t√≠tulos en Playas de Nosara de una vez por todas.

Con informaci√≥n 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 ‚Äď al parecer el Registro Nacional ha permitido el fraude y la confusi√≥n al asignar los t√≠tulos de propiedad de Playas de Nosara, y no ha estado dispuesto para ayudar a resolver los problemas posteriores. Como resultado de la presentaci√≥n de evidencia ante la corte por parte de la Sra. Phipps ¬†respecto a esta situaci√≥n, Custodia y el Registro se encuentran lejos de solucionar los problemas de titulaci√≥n a trav√©s de los procedimientos legales continuos por el corte Contencioso ya que est√°n vinculados con Custodia y la Finca 24113-B.¬†Si bien el proceso de intentar abordar el tema de la titulaci√≥n ilegal de las propiedades de Custodia ha sido prolongado y con frecuencia contencioso, ahora que se ha presentado evidencia s√≥lida ante las cortes, la cual confirma la precisi√≥n de los reclamos de Custodia, el Registro finalmente tiene que enfrentar sus asuntos de larga data. Actualmente y m√°s que nunca, es importante reconocer que aquellos que aparentemente han estado en lados opuestos de la disputa de tierras son todos v√≠ctimas de las fallas del sistema de registro de tierras. Todos se beneficiar√°n cuando el Registro Nacional rinda cuentas ante la justicia; y es dif√≠cil imaginar c√≥mo es que se resolver√° la problem√°tica inmobiliaria actual en Playas de Nosara hasta que eso suceda.

¬ŅQu√© Significa Tener una ‚ÄúAdvertencia Administrativa‚ÄĚ 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 superposici√≥n con una propiedad vecina
  • Tiene una superposici√≥n con un √°rea protegida (incluyendo la Zona Mar√≠timo-Terrestre)
  • Existe en un √°rea fuera de la finca madre (finca madre o propiedad madre) de la cual se origin√≥ (es decir, no deber√≠a existir en el lugar donde est√° ubicada actualmente porque la propiedad de la cual fue subdividida existe en una ubicaci√≥n diferente).
  • Fue subdividida de una finca madre (finca madre o propiedad madre) que no exist√≠a legalmente en el √°rea en la cual un t√©cnico en catastro pens√≥ 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 ubicación 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 d√© instrucciones para que el Registro retire la advertencia administrativa; sin embargo, a√ļn se desconoce el proceso exacto que debe seguirse. Al parecer, usted recibir√° un aviso oficial del Registro sobre la raz√≥n por la cual se emiti√≥ una advertencia administrativa sobre su propiedad.

El Registro Nacional ha afirmado que solo les queda una opci√≥n a la que han decidido no recurrir, hasta ahora ‚Äď que es congelar los t√≠tulos 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 opci√≥n central, en caso de ser elegida, significa que nadie con un t√≠tulo de una propiedad con advertencia administrativa podr√° transferir el t√≠tulo de la propiedad hasta que el caso sea resuelto judicialmente. El Registro no sabe si tendr√° que congelar estas propiedades, pero es seguro que cuentan con esa opci√≥n y con la potestad de aplicarla.


¬ŅC√≥mo es que Esto Afecta el Mercado Inmobiliario de Playas de Nosara?


Las advertencias administrativas sobre las propiedades ser√°n posiblemente un tema que preocupar√° 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 t√≠tulos de las propiedades con advertencias. Si bien actualmente √©ste no es el caso, estamos a la espera de m√°s informaci√≥n 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, a√ļn no queda claro cu√°l ser√° el m√©todo preciso para retirar la advertencia por v√≠a judicial.


Considerando el importante n√ļmero de propiedades que han recibido advertencias, estos desarrollos, con certeza, afectar√°n mientras tanto al mercado inmobiliario de Nosara. A la luz del hecho de que nadie sabe c√≥mo ni cu√°ndo se resolver√° este asunto, las propiedades sin advertencias aumentar√°n dr√°sticamente de valor en el corto plazo. La mayor√≠a 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, ser√° el golpe m√°s duro causado por estas noticias.


¬ŅHay Buenas Noticias que Informar?


S√≠; el Registro ha sido extremadamente cauteloso al emitir cualquier plano nuevo en toda el √°rea de Nosara, Playa Guiones, Playa Pelada en los √ļltimos a√Īos. Parece que ahora, se permitir√°n nuevos planos y subdivisiones en las √°reas que est√°n libres de conflicto y que no tienen advertencias. Esto representa un alivio para algunos propietarios que han esperado a√Īos para intentar independizar las propiedades o crear planos nuevos y exactos con GPS. Esperamos que para algunas propiedades ubicadas fuera del √°rea 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.


¬ŅSoy el √önico Confundido con Todo Esto?


No. Todos est√°n confundidos con esto. De hecho, muchas personas que han estado aqu√≠ por 5, 10 o incluso 20 a√Īos contin√ļan sin conocer los problemas que existen y no est√°n seguros de lo que realmente significa una advertencia administrativa. Esto no es algo f√°cil de entender y hay una monta√Īa de documentos, estudios legales y t√©cnicos disponibles como informaci√≥n p√ļblica para aquellos que quieren conocerla por s√≠ mismos. La Sra. Phipps siempre estuvo interesada y dispuesta a proporcionar su documentaci√≥n ‚Äď acumulada durante d√©cadas de disputas legales ‚Äď a quien quisiera revisarla; como a ella le gustaba decir a quienes no cre√≠an lo que ella contaba: ‚ÄúL√°nzate, el agua est√° tibia.‚ÄĚ


Richmond Phipps muri√≥ el 3 de febrero del 2015, apenas pocos d√≠as despu√©s de cumplir 80 a√Īos. Habiendo dedicado los √ļltimos veinte a√Īos de su vida intentando sanear sus t√≠tulos de propiedad en el √°rea de Nosara, ella finalmente muri√≥ sin ver el problema resuelto. Su hija, Brooke Shields, que creci√≥ en Costa Rica y habla espa√Īol fluidamente, ahora es responsable de Custodia. Dicha complejidad no es nada nueva para Brooke, considerando su larga carrera profesional como ejecutiva de negocios. Adem√°s, haber visto crecer el proyecto Playas de Nosara y cambiar desde que fue concebido ‚Äď y luego haber visto la batalla aparentemente interminable de su madre para proteger la integridad de los t√≠tulos de propiedad en el √°rea ‚Äď le brinda a Brooke una perspectiva √ļnica y un conocimiento profundo de lo que est√° enfrentando.


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


‚ÄúNo estoy ni un poco interesada en continuar los se√Īalamientos y acusaciones del pasado; mis ojos est√°n en el futuro.¬† Mi √ļnica meta es establecer el t√≠tulo saneado de Custodia y la Finca 24113-B, nada m√°s.¬† Esto es lo que mi madre quer√≠a ‚Äď solucionar los problemas que le imped√≠an disfrutar de su propiedad.¬† ¬ŅY qui√©n no querr√≠a eso?¬† La postura actual del Registro es desconcertante y triste en muchos aspectos, con nuevas advertencias administrativas sobre propiedades la mayor√≠a 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‚Äď solo el Registro puede hacerlo.¬† Las √ļltimas acciones del Registro han sido tomadas a iniciativa propia, por razones que solo ellos pueden explicar. Yo invito a cualquier propietario que est√© enfrentando problemas con sus propiedades a solicitar junto conmigo al Registro que se haga responsable ante el p√ļblico al que sirven, ayudando a todos los propietarios ofreci√©ndoles certeza legal y a realizar negocios de manera clara y transparente.‚ÄĚ


¬ŅEntonces C√≥mo Termina Esta Saga?


En pocas palabras ‚Äď ¬°nadie sabe! No hay manera de predecir cu√°nto tiempo tomar√° resolver este caos que el Registro Nacional ha permitido. Hasta la fecha, se desconoce el proceso legal espec√≠fico o las acciones judiciales que solucionar√°n y retirar√°n las actuales ¬†advertencias. Mientras este caso avanza y el Registro libera m√°s informaci√≥n, 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 ‚Äď 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 asesor√≠a. S√≠rvase contactarse con nosotros a trav√©s 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.

Yes Nosara’s expensive – unless you’re shopping in the luxury home market

‚ÄúEpic sunsets, incredible star gazing, great surf for all levels, cool people, but it’s just so expensive‚ÄĚ is a phrase familiar to many visitors to Nosara. Despite this sentiment, a quick glance at the numbers suggest that although living costs in Nosara are above the national average Nosara remains an affordable paradise where middle class people can afford to visit, live or retire. One of the best examples of an area where great value can still be found is in Nosara’s burgeoning luxury home market. The increasing popularity of Nosara’s luxury homes among buyers comes down to a number of factors including land size, privacy, and the kind of ocean views that are usually strictly reserved for the multi-millionaire club. Here are a few examples of what Nosara Real Estate Report considers to be some of the best value homes currently on the luxury market, complete with a graphic that highlights what you’d be getting for your money compared with other places. Enjoy!

Las Huacas Mountain VS Toronto – Saving = $1,423,000


Midway up Las Huacas mountain sits this modern, upscale, two bedroom, two bathroom residence. It’s location provides a rare, highly sought after combination of stunning views and great proximity to the beach. Its double high ceilings, fully equipped state-of-the-art kitchen, high end finishes, and full security system are a mere sampling of the many features of this amazing home. This is a property that any discerning buyer will love, particularly when they learn the price just got reduced by over $200,000. Click here to view this listing, or contact us about this property.

Playa Guiones K Section VS Outer London – Saving = $2,161,000

6In the past 18 months alone Casa De La Luna has grossed $117,000 in rental income. This is one of the many reason that this home is up there as one of the most exquisite properties currently on the Nosara real estate inventory. Only steps from Playa Guiones Casa de la Luna has 3 Bedrooms, 2 Bathrooms, an incredible pool and a comfortable, expansive outdoor living area. Beneath the property is a 1 Bedroom, 1 Bathroom apartment suite. A property in this location, with these features, and at this price makes it one of the best real estate opportunities currently available. Click here to view this listing, or contact us about this property.

San Diego VS EE Section Ocean Views – Saving = $2,360,000


 This 3 bedroom, 2.5 bathroom luxury hideaway sits at the end of a private Cul-De-Sac atop of EE sections Las Huacas Mountain. It comes with unparallelled design specs and overlooks a spectacular infinity pool and private garden. It also features sweeping, panoramic views of Playa Guiones and the Pacific ocean from the lush outdoor space of the front terrace. The price of this home has just been significantly reduced. Click here to view this listing, or contact us about this property.


San Francisco VS Las Huacas Mountain – Saving = $3,400,000

4With a much sought after, yet seldom found combination of land size, seclusion, guest capacity and 360 degree North to South horizon views to call this property ‘exceptional’ would be an understatement. This home is ready to move in and the only thing the new owners will have to concern themselves with is what surfboard they choose to ride after their post-morning wave check. Whether it be for residential, retirement, or rental purposes, with 4 bedrooms, 4 bathrooms, and too many features to list, the potential for this stunning home is limited only to the owners imagination. Click here¬†to view this¬†listing, or contact us about this property.

San Juanillo Vs Los Angeles – Saving = $3,441,000


If you’re the kind of person for whom ‘good enough’ is never enough then this may be the kind of house you’ll be proud to call home. ¬†30 feet high indoor ceilings, a range of fine art, beautiful lines, native wood furnishings are some of the many features that combine to make this home truly one of a kind. The outdoor terrace complete with pool, bbq, shower and dining area are the perfect place to treat guests to sunset dining. This home really must be seen to be believed. Click here to view this listing, or contact us about this property.

Houston , Texas VS Nosara Mountains – Saving = $3,700,000


1Located in the mountainous jungle just outside of Nosara this home represents 7000 square feet of architectural genius. A wrap around terrace with 360 degree ocean views, cool mountain breezes, spiraling stair cases, 30 ft high domed ceilings, wet bar and a private cinema. The list of incredible features attached to this home is to exhaustive to list in its entirety. Suffice to say there is a good reason that many people consider Casa Redonda to be one of the true jewels in the Nosara real estate market’s crown. Click here to view this listing, or contact us about this property.


Hamptons VS Las Huacas Mountain – Saving = $4,475,000

2Whether it be a luxury rental home, or boutique retreat center this place has everything you could possibly want and much, much more. Sunset peak can easily sleep up to 15 guests all of whom can enjoy the comfortable opulence of the huge terrace and beautiful pool while looking down on the panoramic views of the Pacific Ocean and lush jungle. Sunset Peak sits on 5,000 square meters of land, and as Nosaras reputation as a leading retreat hotspot increases this place can only go from strength to strength. Click here to view this listing, or contact us about this property.





Fantastic Long term Rental Opportunity Steps From the Beach


New to the rental market is this fantastic 2 bedroom, 1 bathroom, fully equipped condo located only a minutes walk away from the ‚Äėpalm tree entrance‚Äô to Playa Guiones. This beautiful home is located in the heart of the H Section in the Condos Del Sol development – a 10 condo, boutique style, gated community within a stones throw of local shops and restaurants. Condos Del Sol comes ready to move in with a state of the art kitchen, modern fixtures and furnishings and a beautiful pool and rancho area.These condos also come with 24 hours security. If you‚Äôre searching for the ultimate Nosara long term rental location then this could be your answer. The owner is asking $2000 per month + utilities. Contact us now for more info, or call 8877-6893































5 of the Best Nosara Real Estate Opportunities on the Market!

5 of the Best Nosara Real Estate Opportunites on the Market!!


Land on Las Huacas – The house comes free!

This is a great opportunity in the EE section of Las Huacas mountain and is being sold for the price of the land. That it comes with a lovely 2.5 bedroom house is just a bonus This 2500 square meter property was recently reduced from $400,000 to $349,000 and sits on land that is 100% buildable. Great views, cooling breezes and tranquility at the top of the hill in las huacas. The owner is motivated and ready to sell at a great price. Click here to view this listing. Contact us about this property.


Nice Turnkey Beach House

This contemporary beach house on a wonderful double lot is a money making turn key property ready to go. Located only 300m from the beach, the house is surrounded by bamboo, and comes with a gorgeous pool and rancho area to relax the day away. The  annual rental revenue is approximately. $45,000. Click here to view this listing. Contact us about this property.


Fantastic Home – Walk to the Beach

This is 300m from beach, private, serene and move in ready. This  3 bedroom, 2 bathroom is private, serene, 300 meters from the beach and comes with a fantastic pool. There is plenty of room to expand and maybe build a cabina or two. Tons of potential with this fantastic opportunity. Click here to view this listing. Contact us about this property.


4 Bedroom Home – Priced to Sell

This place is nicely situated within walking distance of Lagarta Lodge. It boasts seasonal ocean views, cooling breezes, a small pool, 4 bedrooms and 2 bathrooms. This home is solidly built and has a path directly behind that takes you to the beach in just a few minutes walk. Tons of opportunity on this aggressively priced property. Click here to view this listing. Contact us about this property.


Great Home – Nice Price – Bullseye Location

This is a great opportunity to live and work in Guiones and if its location you’re after then it doesn’t come better than this. This 3 story, 3 bedroom, 3 bathroom home is only steps from The Gilded Iguana and ripe for the picking. The opportunity exists to live on the top 2 floors and run a B&B or a restaurant¬†or¬†juice bar on the main level. This will sell fast and is ¬†a very unique opportunity for someone lucky enough to snap it up.¬†Click here to view this listing.¬†Contact us about this property.


Last but by no means least, check out our pick of the best condos in Nosara. Beach Condos from $189,900 to $265,000

The Nosara Guide to Getting off The Grid


Modern sustainable technologies have drastically altered traditional perceptions of ‘off grid living’

It’s been written that if the history of the earth was compressed into a year then the industrial revolution took place on December 31st at approximately 11:59:58pm. Prior to this (hominids began evolving in Africa around 6:30pm on December 31st FYI) defining ‚Äúoff the grid living‚ÄĚ was easy – because there was no grid to live off. It was simply called ‚Äúliving‚ÄĚ. Today, as humankind wrestles to separate the technological wheat from the chaff the lines have become blurred. Most commonly, the term ‚Äúoff grid‚ÄĚ refers to a home that features systems and technologies that allow it to operate independently of all traditional¬†public utility¬†services. In simple terms; a home which could remain functional even as civilization collapsed around it.

otg2To many people, the thought of severing the link between themselves and certain products, technologies and utilities which they have come to depend on is unthinkable. However to a rapidly growing number of others this mode of shortsighted cultural thinking is wholly responsible for an increasingly degraded planet. Addicted to oil as if it were crack, current data indicates rainforests being erased at a rate of 1-2 percent per year ‚Äď mainly to provide the grain to raise the beef to feed an increasing human population. Conversation between government leaders has now moved ‚Äď in private ‚Äď past the point of pondering the health of social structures, and is now focused on WHEN these structures will tank. When modern civilization’s quest to drain the worlds resources is complete, the first thing to become starkly apparent will be the true fragility of the house of cards in which we have been living. In the face of a failing socio-economic model and chronic governmental ineptitude, the number of people reacting by moving towards a sustainable lifestyle is growing daily ‚Äď and herein lies the silver lining.


The Pirris Hydro Electric Dam in the Southern part of San Jose Province, Costa Rica

Last week global social media was ablaze with the news that Costa Rica hit a milestone by going 75 days in a row using only sustainable energy. This landmark event reflects a wider shift by a number of Latin American countries towards sustainable policies. Amongst a few other locations on the front line of this trend is the Costa Rican town of Nosara. In recent years, Nosara has begun, and continues to develop the kind of environmentally sustainable community that many Nosara residents hope will serve as a blueprint for neighboring regions. Due in large part to organizations such as Nosara recycles, Nosaras reputation as a bastion of eco-conscious policy is growing. As well as being good news for the environment it’s also proving fortuitous for a number of local sustainable technology businesses who’s mission is to help residents distance themselves from ‘the grid’. If you’re amongst the burgeoning number of Nosara residents who feel it’s high time to make your habitat sustainable then the following is a list of local businesses recently created to meet those needs:


otg6Helios Solar Solutions is the brainchild of a group of solar power experts and consultants living in Costa Rica. Despite the installation company being based in San Jose the managing director and founder of this company is a long time Nosara resident. In the short time since the companies inception a number of people living in the Nosara and Playa Guiones area are already feeling the benefits of the companies products, specifically the groundbreaking transverter technology.

E-mail:  Phone:+(506) 8554 4318


otg7A combined yearning to do get off the grid, do something he enjoyed, and serve the needs of the community inspired Nosara resident Nick Mcalpin to focus his years of engineering expertise on the water challenges Nosara¬†faces. Nick went about installing rainwater catchment systems on his Nosara property, and after word of his achievements went viral Nick was flooded with requests from local residents requesting similar technology. Thus began the organic birth of ‚ÄėFinca Pica‚Äô which now provides water catchment solutions in and around Nosara.



otg8Costa Rica Eco Green Solitions was created by two Nosara residents in an effort to lessen water consumption, reduce peoples water costs, and curtail environmental impact. In addition to providing the latest grey water treatment solutions these guys have also begun importing solar water heating systems modified specifically to cater to the often harsh jungle conditions of the Nosara area. The website is under construction and should be up and running in the near future.


Phone: +(506) 8718 0021

Off Grid Nosara Property Listings

otg9Alternatively, if its an all inclusive off the grid home that your’e after then Nosara Real Estate Report has a range of properties to suit your needs: This solar ecofarm 10 minutes from Playa Guiones is an off grid dream. As well as featuring state of the art solar and water catchment technology it also provides an abundance of home grown food.

otg10The Nosara Hills development features a range of stunning ocean view properties and come complete with water catchment systems and solar power options.

Fully self sufficient solar farm for sale – Off the grid Nosara luxury minutes from the Ocean


To jump directly to the listing click here

Meet the neighors – Yes, that’s the farmhouse in the background

Nowadays, the number of people seeking a sustainable lifestyle is growing daily. The sustainable lifestyle they seek often involves cutting the cord between themselves and the centralized utility system ‚Äď a practice commonly known as ‘off-the-grid’ living.


This place is 100% solar powered

Back in the day, defining ‚Äúoff the grid‚ÄĚ living was easy, simply because there was no grid to live off. It was just called ‚Äúliving‚ÄĚ. Today the lines have become blurred. The term ‚Äėoff-grid‚Äô refers to a home which could survive independently even if civilization collapsed around it. In practical terms; a home that is able to operate entirely independently of all traditional¬†public utility¬†services by using technologies and systems that produce everything it’s inhabitants need. In addition to an environmentally responsible lifestyle, zero energy expenditure and simply being ahead of the times, the benefits of off grid living are as varied as they are extensive. A ten minute drive from Playa Guiones, in the foothills of Guanacaste one man has been feeling these benefits for a some time now. The owner of this fully self sufficient farm decided a few years ago that the time to put his dream of independent living into action was nigh. What he created serves as a blueprint for anyone seeking to adopt such a lifestyle. Furthermore, with the news that this farm is now on the market, the opportunity to buy into such a lifestyle without the years of labor that goes into creating it now exists.



At this point you may be having thoughts of primitive yokels returning to a rustic cabin after a day spent wallowing in farm animal dung ‚Äď you’d be wrong, and after viewing the place from the vantage of the infinity pool prepare to have any preconceptions blown away. After purchasing the 53000 square meters of raw land in 2011 the current owner has lovingly created an environment which, in addition to being the ultimate off grid compound, could serve as anything from an IMG_6369-2organic food retreat center to a sustainable eco-tourism resort. Located only a 10 minute drive from the Pacific Ocean, this farm grows everything you could possibly wish for. Amongst an exhaustive list of many other foods it provides yucca, kale, tomatoes, peppers, shard, orange, limes, mango, pineapples and coconuts, all of which is tended by water from the private well dug deep underground. Solar heaters provide hot water, and an array of solar panels deliver more IMG_6458-2than enough power to keep the 2 level modern main house, modern cabinas, appliances and irrigation systems ticking over. The livestock inventory currently includes cows, pigs, sheep and chickens. The animals are fed a mixture of organic feed, and food scraps from the farm. Fruits and vegetables are fertilized by the animals to ensure the freshest, most natural tasting produce.

The ecofarm is located in the Guanacaste hills near to the village of Delicias. Despite being encircled by jungle it is only a 3 kilometer drive South East from the stunning sands of “Playa Garza”.

For the full listing, including all specs click here.


Pacific Ocean and Playa Garza in the     background


The modern house is fully sufficient






















Water comes from a limitless underground source


This property comes with a lovely private waterfall

This property comes with a lovely private waterfall