Living on Costa Rica’s Caribbean Coast: Puerto Viejo, Playa Chiquita and Cahuita

Most people picture Costa Rica’s Pacific beaches when they think about moving here. But on the other side of the country, the southern Caribbean coast offers something different: turquoise water, jungle that runs right down to the sand, a relaxed Afro-Caribbean culture, and property prices that are often lower than in the best known Pacific towns.

If you are thinking about buying a home, a rental property or a small business on the Caribbean side, here is what you should know.

The towns: from Cahuita to Punta Uva

Cahuita is a small, laid back village next to Cahuita National Park, home to one of the country’s best known coral reefs. It is quiet, walkable and popular with travelers who want nature first.

Puerto Viejo de Talamanca is the heart of the southern Caribbean. It has restaurants, cafés, surf, live music and a strong international community. Playa Negra, just north of town, is known for its black sand beach and is a favorite for vacation rentals.

Playa Chiquita, Punta Uva and Manzanillo stretch south of Puerto Viejo along one of the most beautiful roads in Costa Rica. The beaches are calmer, the jungle is thicker, and the area ends at the Gandoca Manzanillo Wildlife Refuge. Many buyers consider Punta Uva one of the prettiest beaches in the country.

What life is like

• Nature everywhere. Sloths, howler monkeys, toucans and frogs are part of daily life.
• Culture and food. The Caribbean has its own flavor: rice and beans cooked in coconut milk, patí, reggae and calypso, and a mix of Afro-Caribbean, Indigenous, Tico and international residents.
• Weather. The Caribbean follows a different rhythm than the Pacific. September and October, the rainiest months on the Pacific side, are often among the sunniest months here.
• Getting there. Puerto Viejo is roughly four to five hours by car from San José, and there are small regional airports nearby for faster trips.

Why buyers and investors are looking at the Caribbean

• Strong vacation rental demand. Puerto Viejo and Playa Negra attract travelers all year, which makes villas and small hotels attractive income properties.
• Value. You can still find homes with pools and private land at prices that would be hard to match in the most popular Pacific beach towns.
• Owner financing. Several properties on the Caribbean side are offered with seller financing, which opens the door for buyers who do not want a bank loan.

What to check before you buy

Titled land or concession. In Costa Rica, the first 200 meters from the high tide line belong to the Maritime Zone. The first 50 meters are public, and the rest can only be held as a concession, not as titled property. Many beach area properties on the Caribbean are close to this zone, so always confirm whether a property has full freehold title.

Water, power and access. Ask about municipal water, electricity, internet and road access, especially for lots and homes deeper in the jungle.

Use a local attorney and escrow. As with any purchase in Costa Rica, work with a trusted attorney, run a title study, and use an escrow company to hold funds until closing.

Rental rules. If you plan to rent short term, ask about the property’s booking history and any community rules.

Caribbean properties available now

• Modern 3 bedroom villa with private pool in Playa Negra, Puerto Viejo (#4205), US$430,000
• New construction 3 bedroom villa near Playa Negra beach, owner financing available (#4198), US$430,000
• Spanish style villa with ocean views and saltwater pool in Playa Chiquita (#4230), US$660,000
• Turnkey freehold home in Playa Chiquita (#4227), US$799,000
• Seven villa complex in Puerto Viejo, 15 bedrooms (#4226), US$795,000
• Hotel for sale in Cahuita (#4201), US$470,000
• Five rental units in Cahuita (#4222), US$225,000
• Punta Uva property near the beach (#4018), US$149,000
• Titled lots near Cahuita with financing (#4229), from US$40,000

See all of our listings on the Caribbean real estate page.

Thinking about the Caribbean side?

Our team knows the southern Caribbean coast and can help you compare towns, check titles and plan visits. Contact us, call toll free from the USA and Canada at +1 888 607 6772, or message us on WhatsApp at +506 8822 5061.