Frequently Asked Questions

WHAT IS SHIFT ESPERANZA?

Shift Esperanza is a globally inspired community in Nosara, Costa Rica, integrating innovative design, sustainable planning, and a thriving permaculture farm. Our mission is to enhance residents' lives while making a positive impact on the local community and environment.

We are guided by six core principles:

• Interconnectedness

• Environmental Stewardship

• Self Inquiry

• Accountability

• Generosity

• Play

WHERE IS SHIFT LOCATED, AND WHAT IS THE LANDSCAPE LIKE?

Shift is situated on 108 acres (44 hectares) of lush, hilly terrain between Esperanza and Las Delicias in Nosara, Guanacaste. It is just a 7-minute drive to Playa Guiones, a world-renowned surf destination. Click here the entrance to Shift Esperanza via google maps.

WHO IS THE DEVELOPER BEHIND SHIFT ESPERANZA?

Shift Esperanza is backed by the award-winning US developer Blesso Properties, with over 25 years of experience across three countries. The project is further strengthened by Director of Development Raymond Brealey, who brings 24 years of expertise in real estate development and construction in Costa Rica.

Our team of development consultants has a proven track record of successfully executing major projects in Costa Rica and internationally, ensuring Shift Esperanza is built to the highest standards of quality, sustainability, and care.

WHAT PERMITS AND APPROVALS DOES SHIFT ESPERANZA HAVE?

Shift Esperanza has secured all necessary permits and approvals, ensuring a legally sound and secure investment. These include:

• Full Water Approval

• Electrical Facility Approval

• Municipality of Nicoya Construction of Infrastructure Approval

• Master Condominium Approval

• Registered 18 Sub-Condominiums Approval 

• Sub-Condominiums: FFPI3 Approved Phase 1 – 34 Lots Ready to Transfer and Closed

• SETENA Environmental Approval

• SUGEF Compliance

These approvals guarantee that the development is fully authorized and ready for construction. We can provide proof of each of these permits and approval.

DO YOU HAVE OCEAN VIEWS FOR THE LOTS, AND WHAT ARE THE VIEWS LIKE AT SHIFT?

The lots in phase 1 do not have ocean views but we will have some lots in our phase 3 of the projects with ocean views and one of our 3 community amenity hubs will have a great ocean view. Many of the lots in El Pochote have really beautiful mountain views. Lots 3,4,5, 18,19,20,21 can all have 360 degree panoramic mountain views from a 3rd or (in some case) 2nd story.

WHAT IS THE TRAIL SYSTEM AT SHIFT ESPERANZA? 

Our private trail network spans 17 km across 80+ acres of preserved land, connecting neighborhoods to farms, amenities, and nature zones. Trails are designed for walking, running, and biking—encouraging residents to stay active, enjoy the outdoors, and reduce car usage. It’s an integral part of our connected and sustainable lifestyle design.

WHEN WILL THE COMMUNITY BE READY?

Development is actively underway. The first neighborhood, El Pochote, has lots available for purchase now; we currently have sold 7 lots of 24, and 1 condo of 13, having only gone to market in December of 2024. Based on these numbers, we aim for El Pochote to be fully sold and built by 2030, including all infrastructure and amenities. Please note that timelines depend on sales and individual build schedules. For buyers concerned about living in an active development, El Pochote’s phased construction plan minimizes disruption, and completed areas will offer a comfortable, livable environment while future phases progress.

WHEN WILL INFRASTRUCTURE CONSTRUCTION BEGIN?

Projected Timeline:

• Target Start: November 1, 2025 (Developer can move up to 12 months if necessary)

• Maximum Start Date: November 1, 2026 (Delays beyond this are only allowed due to force majeure events, including government permit processing delays)

• Target Completion: March 1, 2026

• Maximum Completion Date: March 1, 2027 (With up to 12 additional months allowed for unavoidable delays)

WHAT HAPPENS IF INFRASTRUCTURE IS NOT COMPLETED ON TIME?

Buyers will have the option to receive a full refund on their deposit.

WHEN WILL THE AMENITIES BE READY?

The La Colmena Amenity Hub is currently in the planning and design phase. Construction is expected to begin in November 2026 and will take approximately 12 months to complete.

WHEN WILL THE LOS NIDOS CONDOS BE COMPLETED?

Construction is set to begin in June 2026, with an estimated completion by June 2027.

WHAT ARE THE FUTURE PHASES OF THE PROJECT, AND CAN I INVEST LATER?

Shift Esperanza is a multi-phase regenerative development. While Phase 1A (El Pochote neighborhood) is currently open for pre-sales, additional phases will roll out over the coming years. If you're looking to invest in 2–3 years, you’ll still have future opportunities. However, early investors benefit from the lowest pricing, strongest appreciation potential, and first pick of lot selection.
To help buyers secure their place early, we also offer a Pre-Ownership Program with flexible options for future investment.

WHEN WILL CONSTRUCTION BEGIN?

Construction is set to begin this year. We have secured all the necessary permits, and our team is actively preparing the land for development. As a pre-construction buyer, you have the advantage of securing your home at today’s pricing before values increase.

WILL I BE LIVING IN A LONG-TERM CONSTRUCTION SITE?

We understand the concern about living near ongoing construction. To minimize disruption, we have a phased construction approach:

• Phase 1 (2025-2027): Initial infrastructure, key amenities, and the first homes and condos.

• Strategic Scheduling: Construction will be managed in clusters to keep certain areas completed and livable as quickly as possible.

• Green Buffers & Noise Control: Natural landscaping and thoughtful site planning will help reduce noise and visual impact.

Additionally, to avoid a "forever construction site", we have set a limit on how long lot owners can hold their land without building. After three years, HOA fees will double for any lot that remains undeveloped. This policy encourages timely construction and ensures that the community grows at a steady pace, preventing empty lots from sitting undeveloped for too long.

By the time you move in, major infrastructure and community spaces will already be in place to ensure a comfortable living environment.

HOW LONG WILL IT TAKE TO BUILD MY HOME?

The construction timeline depends on the type of home you choose:

• Turnkey homes and condos: Estimated 12-18 months from the start of construction.

• Custom builds: Varies based on design, but typically 18-24 months.

Our team will guide you through every step to ensure a seamless process.

WHO WILL BUILD SHIFT-DESIGNED HOMES AND CONDOS?

Shift Esperanza is working with top Costa Rican construction companies. The final selection of builders for each home will be determined once a Purchase and Sale Agreement (PSA) is signed. All homeowners will receive a warranty from a reputable contractor, backed by Shift. 

WHAT ARE THE BUILDING STANDARDS?

Homes will follow Costa Rican building codes, recognized as some of the best globally, governed by international laws and CFIA (Colegio Federado de Ingenieros y de Arquitectos).

HOW DOES SHIFT MANAGE WATER SUPPLY?

Shift has an independent water supply with a secured water concession for 5 l/s and a comprehensive water management plan for the entire project and homes. 

HOW DOES SHIFT TREAT WASTEWATER?

Shift has three wastewater treatment sites using Moving Bed Biofilm Reactor (MBBR) technology. Additionally, a planned dam will help maintain water availability in the dry season.

HOW WILL ELECTRICITY BE SUPPLIED?

Shift Esperanza will use a hybrid energy system combining:

• Solar power with centralized battery storage for houses and condominiums.

• ICE (Costa Rica’s national power provider) 

The construction of the electrical system inside the sub condominium will be:

• Underground electrical lines, preserving visual harmony and the natural landscape in all subcondominiums. 

• Every lot will have an electric meter, as the same level of the sidewalk, next to the home.

  *All necessary permits for electricity infrastructure have been approved.

WHAT IS THE PLAN FOR INFRASTRUCTURE AT SHIFT ESPERANZA?

Shift Esperanza’s infrastructure development is being funded through ongoing capital raising and will be completed in phases, ensuring sustainable growth while delivering key amenities.

Phase 1: El Pochote Infrastructure & Entrance Development (2025 – 2026)

• Funded by current capital raising to complete:

  • Water infrastructure

  • Underground power & fiber optics

  • Wastewater treatment plant

  • General infrastructure including gravel roads, raining water systems, and sewer systems.  

  • Road access and utility installations are on track for completion by February 2026.

  • All final roads in El Pochote will be completed after all homes are built to prevent damage during construction. The internal roads of El Pochote will be constructed with pavers, with green areas for natural separation between sidewalks and roads.

  • The pavers will be Adoquines Ecológicos, an eco-friendly solution made from recycled plastic to help reduce pollution in rivers and oceans. These pavers have passed all required standards and regulations for mechanical resistance, as certified by recognized laboratories, ensuring their durability and functionality.
    
    

• Esperanza Entrance Development:

  • Construction of Esperanza entrance bridge

  • Design and landscaping of the Esperanza main entrance

HOW ARE HOMES DESIGNED FOR LOTS IN FUTURE PHASES?

Each lot comes with access to a curated selection of Shift Home Designs developed by top architects focused on sustainability, comfort, and aesthetics. Future phases will follow the same design principles with design guidelines to ensure harmony with the land, natural light, ventilation, and views. Buyers can choose a Shift home or build their own within our sustainability framework.

HOW IS THE INFRASTRUCTURE IN NOSARA?

Nosara continues to grow, with significant improvements in road paving, internet connectivity, and utilities. While it remains a remote and nature-rich town, new infrastructure projects (including those from Shift) are helping build a more resilient and accessible community. Shift Esperanza will include internal roads, water access, electricity, and modern amenities within its master plan.

HOW DO I PURCHASE PROPERTY AT SHIFT ESPERANZA?

Buyers can reserve a lot, home, or condo by signing a Reservation Agreement, which holds the unit for 10 business days while the Purchase and Sale Agreement (PSA) Contract is finalized, and due diligence by your legal representative is completed. 

WHAT ARE THE PURCHASE OPTIONS?

• Lots: Buy now and build using our Design Guidelines.

• Shift Designed Homes: Turn-key residence service.

• Condos: Modern, eco-friendly residences.

• Pre-ownership Program: For those planning to move in later while growing their investment.

WHAT STAGE IS THE PROJECT AND HOW MUCH WILL LOTS AND HOUSES COST?

We’re currently in the pre-construction phase, offering a unique opportunity with special pricing to join as first residents (pioneers) in our first neighborhood, El Pochote. Here’s what we’re offering:

1. Lots starting at $160,000 - $395,000 from sizes 503 m² - 5,082m²

2. Shift designed homes from $490,000 - $1,200,000 from sizes 116 m² - 362 m²

3. Condos starting at $179,000 - $990,000 from sizes 43 m² -  214 m²

CAN I PURCHASE THROUGH A LEGAL ENTITY ?

Yes. Buyers can purchase real estate in Costa Rica through a Sociedad Anónima (S.A.) or Sociedad de Responsabilidad Limitada (S.R.L.), offering liability protection and tax benefits.

This approach offers several advantages, including:

1. Limited Liability Protection: The corporation owns the property, reducing personal liability.

2. Easier Ownership Transfers: Instead of transferring the property title directly, you can transfer shares of the corporation, potentially reducing taxes and legal costs.

3. Estate Planning & Succession: Allows for structured inheritance planning by assigning shares to heirs.

4. Tax Considerations:  While there are annual corporate taxes, some investors prefer this structure for tax efficiency.

5. Privacy: The corporation’s name appears on the public registry instead of the individual’s.

To establish a corporation for real estate ownership, you’ll need to:

• Work with a Costa Rican attorney to form and register the corporation.

• Maintain annual tax filings and corporate records.

• Ensure the corporation complies with Costa Rican regulations, including the UBO (Ultimate Beneficial Owner) declaration with the Central Bank.

ARE FINANCING OPTIONS AVAILABLE ?

Yes. While Shift Esperanza does not offer in-house financing, we work with trusted financial partners to make home financing accessible for international buyers.

Currently, buyers can explore financing options through Banco LAFISE, Second Street, and BAC Credomatic, depending on their residency, financial profile, and purchase structure.

Banco LAFISE
For U.S. and Canadian buyers, Banco LAFISE offers local mortgage solutions with:

• Loan terms of up to 20 years
  

• Rates starting at approximately 8%
  

• Financing of up to 70% of the property value
  

• Dedicated advisors and legal support throughout the process

Important note: Banco LAFISE does not finance standalone lot purchases. Financing is available for construction over an already owned lot, meaning the lot must be purchased before applying for a construction loan.

Second Street
Through our partnership with Second Street, buyers can access international-style financing options, including:

• 30-year fixed-rate U.S. mortgages
  

• Financing of up to 70% of the total package (homesite + home)
  

• Pre-qualification in as little as 24 hours
  

• No prepayment penalties
  

BAC Credomatic
BAC Credomatic has recently confirmed expanded financing options for buyers at Shift Esperanza. These include:

• Financing for lot purchases as well as lot + home construction packages
  

• Up to 75% financing for citizens and residents
  

• Up to 65% financing for non-residents (foreign buyers)
  

• Availability not limited to U.S. or Canadian citizens

BAC also offers buyer pre-qualifications based on the information provided, subject to verification and final approval by the bank.

These financing options are designed to make ownership at Shift Esperanza more accessible, secure, and flexible for both local and international buyers.

WILL I HAVE FULL OWNERSHIP OF MY LAND AND HOME?

Yes. Shift operates under Costa Rica’s Condominium Regime, granting full fee-simple title ownership.

How long can I own a lot before I need to build?

Buyers have 3 years before HOA fees double to encourage timely construction.

ARE THERE HOA FEES?

Yes, covering maintenance, landscaping, and community upkeep. The exact fees will be determined annually based on total expenses of common area administration and as described in the Bylaws of the Condominium. Fees will be discounted by 75% until La Colmena opens in mid-2027. Learn more about our HOA’s by reaching out to belong@shiftliving.com

WHAT ARE THE BENEFITS OF PURCHASING DURING PRE-CONSTRUCTION?

Buying during pre-construction allows you to: Lock in early-buyer pricing before property values rise. Choose from the best available lots and homes before they sell out. Be part of shaping the Shift Esperanza community from the start.

Shift Esperanza is backed by an award-winning developer with over 25 years of experience, ensuring a high-quality, well-executed project. As well as an additional 25 years of development experience in Costa Rica. 

HOW DO I KNOW MY INVESTMENT IS SECURE?

Your investment is backed by a solid development plan, secure legal structures, and transparent financial management. We are using a loan-to-value model to ensure financial responsibility and have 52 investors already on board. Additionally, our project is led by a team with decades of experience in Costa Rican real estate development.

CAN I RESELL MY PROPERTY?

Yes. Resale buyers must comply with Community Guidelines.

ARE SHORT-TERM RENTALS (Airbnb) ALLOWED?

Yes, but guests must follow Additional Regulations and will not have access to amenities unless vouched for.

ARE LONG TERM RENTALS ALLOWED?

Yes, but these require community committee approval, with access determined by the Additional Regulations of the Community Guidelines.

IS THERE A PROPERTY MANAGEMENT SERVICE?

A developer-sponsored property management service is launching in 2026. This service will help homeowners conveniently manage their properties while away.

WHY LIVE IN A COMMUNITY LIKE SHIFT?

Shift fosters connection, collaboration, and joy among like-minded individuals while supporting sustainability and wellness. Visit our Interviews on our Youtube channel here to learn why our existing community chose Shift.

HOW MANY MEMBERS ARE THERE?

Shift currently has 52 founding members.

DO I HAVE TO ATTEND COMMUNITY EVENTS?

No. Participation in events is optional.

HOW WILL THE COMMUNITY BE GOVERNED?

• Each neighborhood is registered under the Condominium Regime of Costa Rica as a sub-condominium of the Shift master condominium. Each sub-condominium has self governance as described and required under their registered bylaws.

• The initial bylaws of each sub-condominium will be set by Shift. As owners purchase into the sub-condominium, they gain voting rights under the bylaws to budget, administrate and fully self-govern..

HOW IS DIVERSITY AND INCLUSIVITY FOSTERED?

Our initial Bylaws for each sub-condominium include Community Guidelines designed around shared values of respect, sustainability, personal growth, and intentional living. Our guidelines and principles are designed to support a respectful, inclusive environment where residents can thrive together, connect deeply, and minimize our ecological impact.

WHAT SHARED AMENITIES WILL SHIFT OFFER?

• Multiple clubhouses & pools

• Lap pool

• Yoga & wellness platforms

• Communal kitchen for shared meals and guest-chef events

• Media room & co-working space

• Kids' play zones

View our amenities brochure here. Learn about our program on our Village Overview page here.

WILL HOMES AND AMENITIES BE WHEELCHAIR ACCESSIBLE?

Yes.

WILL SHIFT HAVE A COMMERCIAL VILLAGE?

Yes. Planned businesses include:

• Boutique hotel

• Farm-to-table restaurant & café

• Co-working space

• Retail stores & art gallery

WILL THERE BE A SCHOOL?

Yes, an education space is designated, with a future school partner to be announced.

WHAT ARE THE CLOSING COSTS FOR A HOME IN COSTA RICA?

The closing costs are typically about 4% of the purchase price and include the following:

• Land transfer: 1.5% of the purchase price 

• National registry stamps: 0.8% of the purchase price 

• Notary / Attorney fees: 1.5% of the purchase price

DO I NEED COSTA RICAN RESIDENCY TO OWN PROPERTY?

No. Under the Costa Rican Constitution, foreigners have the exact same purchase rights as nationals and so can fully own titled property in Costa Rica. Investing $150,000+ can qualify you for residency.

WHAT ARE MY VISA OPTIONS?

We recommend chatting with our partners at Ernst & Young and Central Law who are a great resource for understanding your immigration and residency options in Costa Rica. 

• Pensionado Visa (for retirees with a steady pension)

• Investor Visa (for those investing in property or business)

• Rentista Visa (for those with a stable income)

• Friendly Nations Visa (for eligible nationalities)
  

Email:

Nadia Chaves: Nadia.Chaves.Zuniga@cr.ey.com 

Collet Madrigal: Collet.Madrigal@cr.ey.com

Carlos Araya: +506 2224 7800 www.central-law.com caraya@central-law.com

How do I get to Nosara?

• By air: The nearest airport is Nosara Airport (NOB) (15 minutes from Shift), with daily flights to San José, Liberia, and other national destinations. International airports include Liberia and San Jose International Airports.

• By car: 5 hours from San José, 2.5 hours from Liberia.

• By bus: 8-hour journey from San José.

• By shuttle: Private and shared options available.

WHAT ARE THE LEGAL PROTECTIONS WHEN INVESTING IN COSTA RICA?

Costa Rica is known for its political stability, strong property rights for foreigners, and transparent legal framework for real estate transactions.

At Shift Esperanza, your investment is further protected because the project is structured as a legal condominium. This eliminates risks like double-selling or future disputes over ownership. Buyers have zero liability, and because of this secure legal framework, U.S. title insurance is not necessary.

We work with trusted legal advisors to support you through every step of the process.

WHAT HEALTHCARE OPTIONS ARE AVAILABLE IN NOSARA AND COSTA RICA?

Nosara offers access to private clinics, general practitioners, and holistic wellness centers. For more advanced care, you can find full-service hospitals in Nicoya (1.5 hours) and Liberia (2.5 hours).

Additionally, Costa Rica’s capital, San José, is home to world-class private hospitals such as Clínica Bíblica, CIMA, and Hospital Metropolitano. These facilities offer a standard of care comparable to U.S. hospitals, with internationally trained doctors and modern equipment.

They’re  located 20-40 minutes from the San José international airport, which offers direct flights to Nosara. This proximity ensures peace of mind for both routine and emergency medical needs.

DISCLAMER:
We are not legal or financial advisors. The following information is provided for general guidance only. The Costa Rican taxation structure is complex and depends on individual circumstances. We strongly recommend consulting a qualified lawyer or accountant for professional advice before making any decisions.

HOW MUCH ARE PROPERTY TAXES FOR A HOME IN COSTA RICA?
Taxes are based on the combined value of the land and the construction.
For example, if your lot is $200,000 and your home is valued at $1,000,000:

Standard Property Tax (0.25%)

• Applies to the full property value ($1,200,000)

• Calculation: $1,200,000 × 0.25% = $3,000/year

Luxury Tax (Solidarity Tax – 2024 rates)

• Applies to the construction value only ($1,000,000), using a progressive scale:

  • First ~$682,000 taxed at 0.25% = $1,705

  • Remaining ~$318,000 taxed at 0.30% = $954

• Total Luxury Tax: $2,659/year

Total Estimated Annual Property Tax: $5,659

HOW IS RENTAL INCOME TAXED IN COSTA RICA?
There are two tax regimes available, depending on how you manage the property and your expenses:

Option 1: Capital Income Regime (Simplified Flat Tax)

• 15% tax on 85% of rental income (an automatic 15% deduction is applied)

• Effective rate: 12.75% of gross rental income

• No need to track expenses

Example:

• Rental income: ₡1,000,000/month

• Taxable amount: ₡850,000

• Tax due: ₡127,500/month

Best for: Property owners with low expenses who want a simple approach.

Option 2: Traditional Regime (Full Deduction Option)

• Requires having a full-time employee (gardener, caretaker, housekeeper, etc.)

• You can deduct actual expenses (maintenance, repairs, insurance, etc.)

• Taxed under Costa Rica’s progressive brackets:

  • Up to ₡4,181,000/year → 0%

  • ₡4,181,000 – ₡6,244,000 → 10%

  • ₡6,244,000 – ₡10,414,000 → 15%

  • ₡10,414,000 – ₡20,872,000 → 20%

  • Over ₡20,872,000 → 25%

Important: Once chosen, you must stay in this regime for at least 5 years.

Best for: Owners with high expenses who want to reduce taxes through deductions and have full-time staff.

ARE THERE OTHER TAXES ON RENTALS?

• 13% VAT (Sales Tax) is charged on rental income

• Income Tax (as explained above) applies in addition to VAT

WHICH TAX REGIME OS BETTER?
There is no one-size-fits-all answer. The right option depends on your expenses, property management setup, and long-term goals. We strongly suggest speaking with a Costa Rican accountant or tax advisor to determine the best approach for your situation.

WHAT SHOULD I KNOW ABOUT PROPERTY TAXES IN COSTA RICA?

Property taxes in Costa Rica are low compared to most countries, typically around 0.25% of the registered property value annually. This makes holding land or a home at Shift highly cost-effective. Luxury homes may be subject to a separate luxury tax, which we can help you assess on a case-by-case basis.