The lot market in November: what rose and what fell

In November 2026 the median asking price for a lot in Costa Rica is US$167,000, up 1.0% from October, across 3,383 active listings. Heredia rose, San José fell and three provinces did not move.

How much does a lot cost and where is there more new supply?

The country has 3,383 lot listings with a median of US$167,000. The central half of the listings runs from US$86,957 (lower quartile) to US$400,000 (upper quartile), a very wide band. Our reading: the median alone says little; a US$86,957 lot and a US$400,000 lot are different markets. To browse the full inventory, see the land & lots for sale in Costa Rica.

Heredia has the highest median, US$300,000, followed by San José at US$203,000; Limón is the lowest, at US$92,911. Per square meter of land, Cartago asks US$215 and Guanacaste US$58. Our reading: a province can have a low median and an expensive square meter if it sells small lots; always compare both figures. The district detail is on the land prices in Costa Rica page.

In the last 30 days 149 new listings entered the market nationwide. San José contributed 61, Alajuela 29 and Heredia 20; Guanacaste and Limón added 12 each, Puntarenas 8 and Cartago 7. Our reading: new supply concentrates where inventory is already larger, so in Cartago and Puntarenas a buyer will find few new listings each week.

What rose and what fell between October and November?

Heredia moved from US$288,000 to US$300,000, up 4.1%, the largest increase of the month. Alajuela rose 2.8%, to US$120,000, and the national median advanced 1.0%, from US$165,000 to US$167,000. Our reading: Heredia's rise is notable, but a median also changes with the lots that enter and leave the market; do not take it as a revaluation of the land. Review the land & lots for sale in Heredia before concluding.

San José fell 3.7%, from US$211,000 to US$203,000, and Limón 3.2%, from US$96,000 to US$92,911. Cartago, Guanacaste and Puntarenas stayed at 0.0%. Our reading: in San José the drop gives some negotiating room, but these are asking prices. The land prices in San José page shows the district detail, and last month's analysis, The lot market in October: what rose and what fell, is a useful starting point.

Are lots priced in dollars or in colones?

In Costa Rica 57% of lots are priced in dollars. San José reaches 71%, Guanacaste 65% and Puntarenas 62%; Alajuela, by contrast, is at 41%, Limón at 39% and Cartago at 38%. Our reading: where the dollar dominates, the market tends toward higher-value land or foreign buyers; where the colón dominates, supply is more local.

The median of those priced in colones is US$109,000 nationwide, and that of those priced in dollars is US$256,000, more than double. In Guanacaste the figures are US$82,609 and US$226,000. Our reading: do not compare prices without checking the currency of the listing. A buyer searching in colones will see a different market; the cheap land & lots for sale in Guanacaste are a good example.

Where is there more interest in each lot?

Lot listings received 7,825 views in 30 days, 2.3 per listing, and 15.5 inquiries per 100 listings. Limón leads with 19.6 inquiries, followed by Heredia with 18.9, Guanacaste with 18.5 and Alajuela with 18.2. Our reading: Limón has few listings and low prices, and that concentrates interest. Review the land & lots for sale in Limón if you are looking at a lower amount.

At the other end are Cartago with 13.0 inquiries, San José with 12.3 and Puntarenas with 11.8. San José has the largest supply, 1,078 listings, and relatively less interest in each. Our reading: more inventory with fewer inquiries per listing favors the buyer, who can compare calmly and negotiate.

What does US$100,000 reach?

Of 3,383 listings, 1,025 ask US$100,000 or less: 30%. Limón has the highest share, 54%, and Alajuela follows with 43%. Guanacaste and Puntarenas reach 36% and Cartago 35%. Our reading: at that amount, supply is abundant outside the Greater Metropolitan Area. To see it all, review the lots for sale in Costa Rica under US$100,000.

San José drops to 22% and Heredia to 12%, where the budget goes less far. Our reading: if that is your ceiling and you want the Central Valley, you will have few options in Heredia; Alajuela offers more volume, with 368 lots within the amount. You can start with the land & lots for sale in Alajuela.

What we would do with these numbers

• If your ceiling is US$100,000, focus the search on Limón and Alajuela, where the largest share of supply is.
• If you are buying in San José, compare calmly: there is more inventory, less interest per listing and the median fell.
• Before comparing prices, separate those priced in colones from those priced in dollars.
• In Heredia, check whether the rise in the median reflects the lots available and ask for the price per square meter.
• If you want new supply, check San José and Alajuela every week, which contribute more new listings.

Frequently asked questions

Does a higher median mean the land gained value?

Not necessarily. The median summarizes the asking prices of active listings in the month, and it changes if larger or more expensive lots enter, or if others leave. With one month compared to October, it is not possible to speak of appreciation. To assess a specific lot, look at the price per square meter and the location and, if needed, request an appraisal.

Is it a good idea to buy a lot priced in dollars?

It depends on your income and financing. A lot priced in dollars means paying in that currency, or converting colones at the exchange rate on the day of purchase. If your income is in colones, consider that the amount in colones can vary. Ask the seller whether colones are accepted and confirm the currency of the deed with a notary.

Why does Cartago have a high price per square meter with a middle median?

Because the median measures the total price of the lot and the square meter measures price per area. In Cartago, US$215 per square meter with a median of US$141,000 suggests smaller lots than in other provinces. This is a reading of the listing market, and each lot must be assessed by its area, access and services.

Methodology: the figures come from 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. Views cover the last 30 days and inquiries the last 90 days.