When Pricing and Value Meet
The Nosara market spent September on the same steady, measured course it has followed through much of 2026. Looking back at the month, one message stands out: pricing is deciding what sells.
Buyers have more to choose from than they did a year ago, and they are comparing carefully. The properties finding buyers are the ones priced in line with their perceived value against the other options available. The ones that wait are priced above it.
The September Picture for Nosara
In the Coldwell Banker single-family listings for the region Nosara follows, several things stand out:
- List prices continue to firm. The typical list price is up roughly 6% compared with a year ago, a meaningful but measured move that matches what we see locally.
- Price per square foot is edging up at a more modest pace, which suggests the gains are broad-based and not driven by a handful of high-end sales.
- Inventory is growing modestly. Buyers considering Nosara have more selection than last year, and pricing hasn’t come down to meet that supply.
- Homes are taking a little longer to sell on average. That average hides a clear split between properties priced in line with their value, which are still moving, and those priced above it, which are taking noticeably longer.
One Pattern Across Homes, Luxury Properties and Condominiums
The same pattern shows up in every segment we watch.
Single-family homes. Sales activity is up compared with last year, but homes are taking a bit longer to sell. Those that sell are priced in line with their true value, and those above it wait.
Luxury properties. The national report shows luxury sales climbing noticeably, while average sold prices have adjusted lower and value per square foot has held roughly steady. Luxury buyers are active, but they are negotiating. Well-priced luxury homes find buyers, and those priced out of step with comparable properties sit longer.
Condominiums. Condos are the strongest segment in the national report, with higher sales and rising prices. Even so, condos priced to match their value, location and amenities move, and those that don’t take longer.
Across all three, sellers are still negotiating to get properties sold. A list price is a starting point, and buyers expect room to talk.
What This Means for Buyers
Whether you’re looking at a single-family home, a luxury property or a condo, there is real selection in Nosara right now. Because sellers are still negotiating, well-informed buyers have room to work with.
That may not last as pricing firms across the region. We aren’t calling a bottom, and no one can. But this is a sensible time to move from casual observation to active evaluation, so you’re ready when the right property appears.
What This Means for Sellers
Pricing is the deciding factor in every category. Sellers who price in line with perceived value against the competing options, and who go in expecting to negotiate, tend to reach a close sooner and with fewer surprises. A price that’s out of step with what buyers see as the value usually means a longer timeline.
The most useful step is a clear comparison of your property against what’s currently on the market and what has recently sold in Nosara.
Looking Ahead
We’ll keep following the Coldwell Banker data each month and sharing what it means for Nosara. For the complete picture, we encourage you to read the full Coldwell Banker Costa Rica September Market Report.
Ready to Explore Nosara Real Estate?
If you’d like to talk through what these trends mean for a specific part of Nosara or a property you’re watching, contact me today.
Source: Coldwell Banker Costa Rica Monthly Market Report, September 2026. Figures reflect Coldwell Banker Costa Rica’s own listing and sales network and do not represent the entire market. Coldwell Banker Costa Rica does not make any warranties or representations as to the accuracy or completeness of the data provided. Each office is independently owned and operated.
