The housing market in October: what rose and what fell
Homes for sale in Costa Rica had a median asking price of US$283,000 in October 2026, compared with US$302,000 in September. Part of that drop comes from the source's exchange rate and not only from sellers' decisions. New supply was concentrated in San José, Heredia and Alajuela.
Where do prices concentrate and where does new supply arrive?
| Area | Median price | Lower quartile (P25) | Upper quartile (P75) | Listings |
|---|---|---|---|---|
| Costa Rica | US$283,000 | US$190,000 | US$480,000 | 8,263 |
| Guanacaste | US$406,000 | US$245,000 | US$806,000 | 236 |
| Puntarenas | US$314,000 | US$180,000 | US$520,000 | 460 |
| Heredia | US$305,000 | US$210,000 | US$500,000 | 1,462 |
| San José | US$300,000 | US$207,000 | US$485,000 | 3,599 |
| Alajuela | US$272,000 | US$172,000 | US$465,000 | 1,702 |
| Cartago | US$185,000 | US$141,000 | US$315,000 | 701 |
| Limón | US$152,000 | US$82,609 | US$293,000 | 103 |
Costa Rica had 8,263 active home listings in October, with a median asking price of US$283,000. Guanacaste has the highest provincial median, US$406,000, followed by Puntarenas at US$314,000 and Heredia at US$305,000. Cartago, at US$185,000, and Limón, at US$152,000, sit at the low end. Our reading: the median in Guanacaste is more than double that of Limón, so the same budget buys very different homes depending on the province. The district detail is in home prices in Costa Rica.
On new supply, 405 listings arrived in the last 30 days. San José contributed 179, Heredia 86 and Alajuela 81; Cartago added 24 and Guanacaste only 10. Our reading: anyone looking for recent options will find more movement in homes for sale in San José, the province with the largest inventory, at 3,599 listings. Guanacaste, with only 236 listings, offers little room to choose and calls for patience.
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The median fell 6.6% in October, but the exchange rate matters
| Area | September 2026 | October 2026 | Change |
|---|---|---|---|
| Costa Rica | US$302,000 | US$283,000 | -6.6% |
| Puntarenas | US$308,000 | US$314,000 | +1.9% |
| Cartago | US$185,000 | US$185,000 | 0.0% |
| Alajuela | US$285,000 | US$272,000 | -4.8% |
| San José | US$320,000 | US$300,000 | -6.1% |
| Heredia | US$325,000 | US$305,000 | -6.2% |
Between September and October 2026 the national median went from US$302,000 to US$283,000, a change of -6.6%. Heredia fell -6.2%, San José -6.1% and Alajuela -4.8%. Puntarenas rose +1.9% and Cartago was unchanged, at 0.0% and a median of US$185,000. These are asking prices in listings, not closed sales, and a single month is not enough to speak of a direction for the market.
The source's exchange rate went from ₡525 per US dollar in September to ₡460 in October. Because much of the supply is published in dollars, part of the change comes from that conversion. Our reading: do not read the -6.6% as sellers cutting prices on their own. In homes for sale in Heredia, where the median went from US$325,000 to US$305,000, it is wise to check the currency of each listing before comparing.
How much of the supply is priced in dollars?
In Costa Rica, 65% of home listings are priced in dollars. Guanacaste leads with 83%, followed by San José at 75% and Puntarenas at 73%. Heredia reaches 61% and Alajuela 55%. Cartago, at 40%, and Limón, at 34%, publish mostly in colones. Our reading: in the beach provinces and in the capital, buyers paying in colones compete with supply designed around dollars and should always ask about the closing currency.
The median changes with the currency. Nationally, colón-priced listings have a median of US$193,000 and dollar-priced ones US$360,000, almost double. In Guanacaste the figures are US$163,000 against US$456,000. Our reading: the currency of a listing often signals a different kind of property, so it is wise to compare homes priced in the same currency. Colón figures are converted at ₡460 per US dollar, according to the source.
Where is there more interest in each home?
The country adds up to 10,865 views in 30 days, or 1.3 views per listing. Limón stands out at 2.3, followed by Heredia at 1.5 and Cartago at 1.4; Puntarenas sits at 1.1. In inquiries per 100 listings over 90 days, the country scores 5.1, San José 5.3, Heredia 5.2 and Cartago 8.0, the highest figure. These measure interest on the site, not closed sales.
Our reading: in homes for sale in Cartago there are more inquiries per listing, which is consistent with a median of US$185,000, among the lowest in the country. Guanacaste, with 1.3 inquiries per 100 listings, and Puntarenas, with 1.7, receive few inquiries and also have few listings, so their figures should be read with caution. Limón had only three inquiries in 90 days, a very small sample.
How many homes are listed at US$300,000 or less?
Of 8,263 listings, 4,408 ask US$300,000 or less, 53% of the supply. Limón reaches 77% and Cartago 73%; Alajuela scores 57%, Heredia and San José 50%, and Puntarenas 49%. Guanacaste falls to 38%. Colón prices are converted at ₡460 per US dollar, so the result can shift if the exchange rate moves.
Our reading: with that budget, more than half of the national inventory is within reach, but in Guanacaste fewer than half. The list of homes for sale in Costa Rica under US$300,000 gathers those options, and cheap homes for sale in Costa Rica are a good place to start at the low end of prices.
What we would do with these numbers
- Compare medians only between listings in the same currency: the gap between colones and dollars is too large to mix them.
- If your budget is tight, start with Limón and Cartago, where 77% and 73% of listings ask US$300,000 or less.
- If you are looking at Guanacaste, expect dollar prices and little inventory, and check each listing carefully.
- To decide between buying and renting, use homes for rent in Costa Rica as a reference.
Frequently asked questions
Did home prices really fall in October?
The median asking price fell from US$302,000 to US$283,000, but that does not amount to a widespread price cut. The source's exchange rate went from ₡525 to ₡460 per US dollar, and that conversion affects dollar-priced listings. Also, Puntarenas rose and Cartago did not change. These are asking prices, not closed sales, and a single month does not mark a direction.
Is it better to look for homes priced in colones or in dollars?
It depends on your income currency and your budget. The median of colón-priced listings is US$193,000 and that of dollar-priced ones is US$360,000, which points to different kinds of homes. Before making an offer, confirm with your lawyer or notary in which currency the deal will be signed and how the exchange rate will be set.
Which province received the most new listings?
San José, with 179 new listings in 30 days, out of a national total of 405. It is followed by Heredia with 86 and Alajuela with 81. Cartago added 24, Puntarenas 14, Limón 11 and Guanacaste 10. San José also has the largest inventory, at 3,599 listings, so it offers the widest variety to compare.
Methodology: the data come from active listings on Anuntico in October 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 in October. These are asking prices in listings, not closed sale prices.
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