The housing market in November: what rose and what fell

The median asking price for homes for sale in Costa Rica was US$285,000 in November 2026, up 0.8% from October. Heredia and Guanacaste rose, Puntarenas and Limón fell, and San José holds most of the new supply.

Where the new supply is and what sellers ask

The country has 8,495 active listings and a median of US$285,000. The lower quartile sits at US$190,000 and the upper at US$480,000, so supply is spread across a very wide band. For the full picture, the list of homes for sale in Costa Rica lets you filter by province, price and features.

New supply is concentrated where there are already more listings: San José added 224 in 30 days, Alajuela 82 and Heredia 79, out of a national total of 459. Guanacaste, with 12, and Limón, with 14, received very few. Guanacaste has the highest median, US$417,000, and Limón the lowest, US$130,000.

Our reading: buyers who want more variety will find more new options in San José, Alajuela and Heredia; in Guanacaste and Limón supply turns over slowly. To place a reasonable price in your area, the district detail is on the home prices in Costa Rica page.

What rose and what fell compared with October

Nationally the median moved from US$283,000 to US$285,000, a change of +0.8%. Heredia rose 3.3%, to US$315,000, and Guanacaste 2.6%, to US$417,000. Alajuela, Cartago and San José stayed at 0.0%: asking prices held steady.

The declines are in Puntarenas, at -3.8% with a median of US$302,000, and above all in Limón, at -14.3%, from US$152,000 to US$130,000. Limón has 115 listings, so a few homes entering or leaving can easily move its median.

Our reading: Limón's drop should be taken with caution, given its small sample, rather than as a firm signal. Heredia's move does deserve follow-up; the article on the housing market in October is the starting point for comparing it. These are asking prices, not closing prices.

How much of the supply is priced in dollars?

In Costa Rica, 65% of homes for sale are priced in dollars. Guanacaste reaches 82%, San José 75% and Puntarenas 72%; Cartago falls to 39% and Limón to 30%. The listing currency depends heavily on the area and on the kind of buyer each seller targets.

The median also changes with the currency. Homes priced in colones have a national median of US$195,000 and those priced in dollars US$360,000, almost double. In Heredia the median is US$239,000 in colones and US$375,000 in dollars.

Our reading: in Heredia, where 62% of supply is priced in dollars, it is worth comparing each home within its own currency rather than mixing the two medians. To see what is available, browse the homes for sale in Heredia and sort by price.

Where there is more interest per home

The country averages 1.6 views per listing and 7.1 inquiries per 100 listings. Cartago stands out with 11.7 inquiries per 100 listings and 1.8 views per listing, followed by San José with 7.8 and Alajuela with 6.7. Heredia records 6.5.

Guanacaste and Limón draw more views per listing, 2.0 and 2.4, but few inquiries: 2.9 and 2.6 per 100. Puntarenas has the lowest interest on both measures, with 1.4 views and 1.7 inquiries. Many people look, but few write.

Our reading: where inquiries are higher, as in Cartago, buyers should expect more competition and decide quickly; where they are low, there is more room to negotiate. This indicator measures interest, not closed sales.

Where US$300,000 goes the furthest

Of 8,495 listings, 4,507 cost US$300,000 or less: 53%. Limón leads with 80%, followed by Cartago with 73% and Alajuela with 56%. San José stands at 50%, Puntarenas at 50% and Heredia at 48%, and Guanacaste closes at 39%.

Our reading: at this amount the range is wide almost everywhere, except in Guanacaste, where less than half of supply fits. If your budget is tighter, start with cheap homes for sale in Costa Rica and then compare by province.

What we would do with these numbers

• If your budget is tight, look first at homes for sale in Limón, but confirm each price with the seller, since its median fell 14.3%.
• If you want moderate competition and good volume, compare homes for sale in Cartago, the province with the most inquiries per listing.
• If you already have an amount in mind, start from the list of homes for sale in Costa Rica under US$300,000.
• In Guanacaste and San José, where dollar listings predominate, compare each home within its currency.

Frequently asked questions

Does this mean home prices are rising?

Not necessarily. The national median rose 0.8% from October, but Alajuela, Cartago and San José stayed at 0.0% and Puntarenas and Limón fell. It is a comparison of two months of asking prices, and it is not yet enough to speak of a market direction.

Why are so many homes priced in dollars?

65% of the country's listings are in dollars, and in Guanacaste it reaches 82%. It is a common practice in areas with foreign buyers or higher-value homes. The median of dollar listings is higher than that of colon listings in every province.

Is the asking price what is paid in the end?

No. These figures are asking prices in active listings, not closed sale prices. The final amount depends on negotiation, the condition of the home and the form of payment. Use them as a reference to compare areas, not as the definitive value of a property.

Methodology: the source is active listings on Anuntico in November 2026. An area needs at least 10 listings to appear. Prices listed in colones are converted to dollars at the source's exchange rate, ₡460 per US dollar. These are asking prices in listings, not closed sale prices.