ZMT Property in Costa Rica: What Every Foreign Buyer Needs to Know Before Buying Beachfront

It's the question I hear most from international buyers falling in love with a beachfront property in Guanacaste: "Wait — I can't actually own the beach?"

The short answer is no — and understanding why is the difference between a smooth, confident purchase and a costly mistake. Here's what the Maritime Zone really means, and how to buy the right way.

What Is the Maritime Zone (ZMT)?

Costa Rica's Zona Marítimo Terrestre, or ZMT, is a strip of land that runs 200 meters inland from the mean high tide line along nearly the entire coastline. By law, this land belongs to the state — not to any individual, foreign or Costa Rican.

It splits into two bands:

• The first 50 meters — the public zone. This land cannot be owned, leased, or built on by anyone.
• The remaining 150 meters — the restricted zone. This is where concessions come in.

So How Do People "Own" Beachfront Property?

They don't, technically — they hold a concession: a long-term right (typically 20 years, renewable) granted by the local municipality to use and develop that specific parcel. A concession can be bought, sold, financed, mortgaged, and passed on, much like a leasehold — but it is not titled land (propiedad en título), which is the ownership structure most buyers are used to.

This distinction matters enormously, and it's where I see international buyers get into trouble when they go it alone.

Can Foreigners Hold a ZMT Concession?

Yes — with an important condition. Costa Rican law generally requires that a concession holder be either a Costa Rican citizen or a company where Costa Ricans hold at least 51% ownership if the foreigner has resided in the country for less than five years. Most foreign buyers solve this by purchasing through a properly structured Costa Rican corporation, set up correctly from day one with legal guidance.

What to Check Before You Fall in Love With a ZMT Listing

Before making an offer on any concession property, a good broker and attorney will verify:

• Concession status and expiration date — is it current, expired, or in the renewal process?
• The Plan Regulador (zoning plan) for that municipality — it dictates what can legally be built
• Whether the concession is in good standing with the municipality and National Registry
• Water and electricity availability letters — these are often the real bottleneck on ZMT parcels, not the concession itself
• Any liens, disputes, or overlapping claims on the parcel

Skipping any one of these steps is how buyers end up with land they can't build on, or worse, can't legally transfer.

Is a ZMT Concession a Good Investment?

For the right buyer, absolutely. Concession properties are often the only way to secure true beachfront proximity in Costa Rica's most desirable coastal towns, and demand for these parcels remains strong given how limited titled beachfront land actually is. The key is going in with realistic expectations about the process, the timeline, and the extra due diligence involved — and with a team that has actually closed these deals before.

Buy Beachfront the Right Way

ZMT transactions move differently than a standard titled-property sale, and having the wrong guidance can cost you months — or the deal itself. I've personally worked through concession sales along Guanacaste's coast, from due diligence through closing, and I know exactly where these deals can go sideways.

Thinking about a beachfront property? Let's talk before you make an offer. —