Escazú Market Guide: Costa Rica’s Premier Corporate & Executive Rental Market

The first thing you notice about Escazú is that it doesn’t feel like Costa Rica. Not the Costa Rica most investors picture, anyway. There are no palm trees swaying over infinity pools here, no surf breaks visible from the terrace, no jungle backdrop pressing against your windows. Instead, there’s something arguably more valuable: a fully functioning, internationally connected, sophisticated urban environment that happens to sit 20-30 minutes from a major international airport and cost 40-60% less than comparable neighborhoods in Miami, Panama City, or Mexico City.

Escazú has earned its reputation as the Beverly Hills of Costa Rica for good reason. The restaurant scene rivals any major Latin American capital. Hospital CIMA draws medical tourists from across the Americas. Gated communities with 24-hour security provide the peace of mind that long-term expats and business travelers demand. And for property investors, this translates into something rare in Costa Rica: a rental market with remarkably flat seasonality, tenants who stay months rather than days, and occupancy rates that beach properties can only dream about.

This guide breaks down everything you need to know about investing in Escazú’s rental market, from who actually rents there to what returns you can realistically expect.

Why Escazú Commands Premium Rents

Escazú occupies a peculiar and powerful position in Costa Rica’s geography. It sits at approximately 1,100-1,200 meters elevation in the Central Valley, giving it spring-like weather year-round: daytime temperatures between 17-28°C (63-82°F) with cool evenings. No beach humidity. No air conditioning required. This alone makes it attractive to a specific demographic of visitors who find the coast too hot, too humid, or simply too beach-focused for their tastes.

But weather is just the beginning. The location provides genuine practical advantages that translate directly into rental demand:

Airport proximity. Juan Santamaría International Airport (SJO) is a 20-30 minute drive from Escazú. For business travelers with early morning flights, medical tourists arriving for procedures, or families with young children transitioning between time zones, this convenience is worth paying for. There is no other upscale residential area in Costa Rica this close to a major international airport.

Medical infrastructure. Hospital CIMA, a JCI-accredited hospital — one of very few in Central America — sits directly in Escazú. The hospital handles complex procedures across cardiology, oncology, orthopedics, and cosmetic surgery. Patients from North America and Europe come for treatments at 40-70% of U.S. prices, and they need somewhere to recover. A private vacation rental with a full kitchen, quiet surroundings, and space to recuperate beats a hotel room hands down. Medical tourism tenants routinely stay 2-4 weeks, sometimes longer.

Business and diplomatic community. San José’s financial district is 15 minutes away. The U.S. Embassy and other diplomatic missions are within easy reach. Corporate relocations, short-term assignments, and visiting executives all need furnished housing that feels like home rather than a hotel. These tenants pay premium rates and typically stay 1-6 months.

International schools. Several accredited international schools operate in the greater San José area, drawing expat families who relocate for work assignments. These families need housing for the school year, typically 9-10 months at a time.

Who Rents in Escazú: The Four Key Demographics

Understanding your tenant profile is the most important factor in succeeding with an Escazú rental investment. These aren’t your typical vacation rental guests who book three nights and leave reviews. These are guests with specific needs, longer stays, and different decision-making criteria.

1. Medical Tourism Patients and Companions

This is Escazú’s most reliable tenant demographic. Hospital CIMA and its network of specialty clinics draw thousands of international patients annually. A complete single dental implant (fixture, abutment, and crown) that costs $3,000-5,000 in the U.S. runs $1,500-1,800 in Costa Rica. A full facelift that runs $20,000+ in the States might cost $4,500-6,500 here.

These patients need somewhere to stay during consultations, procedures, and recovery. Hotels work for short visits, but recovery from surgery requires space. A private home with a kitchen means they can prepare the bland, specific diets recovery often demands. A quiet neighborhood with reliable security matters when you’re groggy from anesthesia or navigating pain medication.

Their companions come too. Spouses, adult children, or friends who accompany patients often stay for the full duration. A 2-3 bedroom property becomes essential.

What they need: Fully furnished units with well-equipped kitchens, reliable internet (they’re often working remotely during spouse’s procedures), quiet surroundings, and proximity to Hospital CIMA (within 10-15 minutes is ideal). Ground-floor units or those with minimal stairs matter for post-surgical patients.

Typical stay: 1-4 weeks for procedures, sometimes longer for comprehensive treatment plans.

Rate sensitivity: Low. These guests are already saving 40-70% on medical costs. A $150/night rental is a rounding error compared to the $8,000 they’ve saved on surgery.

2. Corporate Executives and Business Travelers

San José serves as a regional hub for multinational corporations. Tech companies, financial services firms, and manufacturing companies all maintain Latin America operations from Costa Rica. When these companies send executives for site visits, board meetings, or training sessions, they need accommodations.

These guests typically have corporate budgets and expensing capabilities. They want location convenience, professional cleaning services, reliable WiFi for video calls, and living spaces that don’t feel like a college dorm.

What they need: Professional property management (someone answers the phone when they call at 9 PM), fast internet, workspace setup (desk, proper chair, good lighting), and access to restaurants and business services. Gated community living with concierge services appeals to this group.

Typical stay: 1-4 weeks for project assignments, training periods, or board meetings. Some multi-month assignments stretch to 6 months.

Rate sensitivity: Low to moderate. Corporate travelers often have per-diem allowances, but expense policies vary. Quality matters more than price.

3. Embassy Staff and Diplomatic Community

Costa Rica hosts diplomatic missions from dozens of countries, and embassy staff need housing. The U.S. Embassy, Canadian Embassy, European Union delegation, and numerous Latin American embassies all maintain presences in San José.

This demographic typically receives housing allowances and seeks long-term accommodations in safe, conveniently located neighborhoods. Escazú fits perfectly: established expat community, excellent restaurants, proximity to the diplomatic district in downtown San José, and consistent security.

What they need: Multi-bedroom units (2-3 bedrooms minimum), secure parking, gated community access, and stability (they want to sign 6-12 month leases). English-speaking property managers matter when Portuguese is your first language and you’re navigating a new country.

Typical stay: 6 months to 3 years, following diplomatic assignment rotations.

Rate sensitivity: Low. Diplomatic housing allowances are designed for premium locations.

4. Expat Families and Remote Workers

The remote work revolution has transformed Costa Rica’s long-term rental market. Digital nomads, remote employees, and expat families now base themselves in the Central Valley for its reliable infrastructure, international community, and year-round pleasant climate.

Escazú attracts higher-income remote workers who want quality dining, access to supermarkets with imported products, and a social scene. Parents may have children enrolled in local international schools.

What they need: Fast and reliable internet (non-negotiable for remote workers), fully furnished spaces with dedicated workspaces, washer/dryer in-unit, and proximity to Multiplaza Escazú for groceries and shopping. Walkability to restaurants and cafes matters for those without cars.

Typical stay: 1-6 months, with some extending to a year or more.

Rate sensitivity: Moderate. These guests are often working with remote job incomes that vary by currency and cost of living arbitrage. They seek value but prioritize quality.

Corporate Rentals vs. Vacation Rentals: Which Model Works Better?

This is the critical strategic question for Escazú property investors. Both models work, but they require different approaches, deliver different returns, and involve different operational demands.

Vacation Rental Model

Operating Escazú as a vacation rental means competing for short-term guests on Airbnb, Vrbo, and Booking.com. The advantages include higher nightly rates (average $120-$180/night for quality units) and flexibility to adjust pricing with demand.

The disadvantages are significant. Escazú lacks the beach draw that drives vacation rental demand in Jacó, Los Sueños, or Santa Teresa. Tourists coming to Costa Rica for beaches and surfing rarely choose Escazú as their base. Marketing costs are higher, guest acquisition is more competitive, and you’re constantly turning over guests, managing reviews, and handling the operational intensity of short-stay hosting.

What works: Small units (studios, 1-bedroom condos) near Avenida Escazú or Multiplaza targeting weekend visitors from San José who want a staycation experience, or small families visiting for special occasions. The average vacation rental rate of $150/night sounds promising until you factor in cleaning fees, platform commissions, vacancy, and operational time.

Corporate/Extended-Stay Model

The corporate model targets the four demographics outlined above: medical tourists, business travelers, embassy staff, and expat families. Instead of 3-night stays, you’re booking 2-8 week reservations. Instead of competing on Expedia, you’re working with property managers, medical tourism coordinators, corporate housing providers, and embassy housing offices.

The advantages are substantial. Extended stays provide predictable income, lower turnover costs, reduced cleaning and turnover labor, and tenants who treat your property with more care than a one-night Airbnb guest. Well-managed properties targeting the corporate and extended-stay model can achieve strong occupancy rates because demand is consistent year-round.

The disadvantages are narrower buyer pools (less marketplace liquidity) and slower booking cycles. You can’t just list on Airbnb and wait for bookings to roll in. Building relationships with medical tourism coordinators and corporate housing buyers takes time.

What works: 2-3 bedroom units in gated communities with full amenity packages. Properties within 15 minutes of Hospital CIMA command premium rates from medical tourism tenants. Units with dedicated workspaces attract remote workers and business travelers.

The Hybrid Approach

Most successful Escazú investors use a hybrid model: extended-stay bookings as the foundation (medical tourism, corporate), with vacation rental availability during high-demand periods (Christmas, Easter, when medical tourism peaks). This approach maximizes revenue while maintaining operational stability.

Nest Stays manages Escazú properties using this hybrid model, targeting corporate and medical tourism tenants while maintaining vacation rental flexibility for peak periods. Properties positioned for the extended-stay market in Escazú can achieve strong occupancy year-round — well-managed units in the corporate and medical tourism segment have the potential to exceed 80% occupancy across all seasons.

Typical Returns: What Investors Can Expect

Let’s ground this in numbers. The data changes, but here’s what the market currently supports:

Purchase prices: Quality 2-bedroom condos in Escazú’s gated communities typically range from $150,000-$450,000, depending on location, finishes, and community amenities. Entry-level 2BR units in gated communities start at $150,000-$250,000, while premium properties in top-tier communities with city or mountain views command $250,000-$450,000. 3-bedroom villas or larger homes run $600,000-$1,400,000+, depending on size, views, and community amenities.

Long-term rental rates: A well-positioned 2-bedroom condo in a gated community commands $1,200-$2,200/month, depending on location, furnishing, and amenities. Furnished units with included utilities and internet sometimes command 10-20% premiums. Larger units (3 bedrooms) in premium locations reach $1,500-$3,000/month.

Vacation rental rates: Average nightly rates run $120-$180 for quality units, with peaks during holiday periods reaching $180-250/night.

Gross rental yields: Escazú delivers 7-10% gross yields on long-term rentals. The lower yields compared to some beach markets reflect the higher property values in this established neighborhood. You’re trading higher entry costs for stability and consistency.

Occupancy advantages: This is where Escazú genuinely excels. The market maintains strong occupancy year-round with no true low season. Medical tourism runs steady. Corporate travel continues through summer. Expat relocations happen monthly. Properties positioned for the extended-stay model in Escazú can achieve 75-85%+ occupancy annually — a meaningful outperformance versus beach markets where seasonal volatility can cause occupancy to drop to 30-50% during off-peak months.

Net returns: After property management fees (typically 15-25% for full-service management), maintenance reserves, HOA fees, utilities (if included), and property taxes, net yields typically fall in the 3-5% range. For a market with this level of stability and this tenant profile, many investors find the risk-adjusted returns attractive.

Disclaimer: These figures are estimates based on current market conditions and do not constitute investment or financial advice. Actual returns depend on property-specific factors, management quality, and market conditions.

Property Types: What Sells in Escazú

Not all Escazú properties perform equally in the rental market. Understanding what tenants actually seek helps you buy right.

Gated Community Condos

The backbone of Escazú’s rental market. These properties offer controlled access, shared amenities (pools, gyms, gardens), and professional on-site management that appeals to corporate tenants. 2-bedroom units in gated communities are the sweet spot: enough space for couples or small families, affordable enough to maintain strong occupancy, and common enough to have established comparables.

What tenants want: Modern finishes, in-unit washer/dryer, reliable hot water pressure, air conditioning in bedrooms (even though Central Valley is mild, some tenants want it), functional kitchen with quality appliances, and dedicated parking.

Private Villas and Homes

Larger properties (3-5 bedrooms) attract premium tenants: families with children, groups of business colleagues traveling together, or medical tourism patients with companions who need extra space. These properties command higher rates ($2,500-$5,000/month for long-term) but require more management attention.

What tenants want: Private outdoor space, full kitchens, multiple bathrooms, secure parking, and ideally a gated or semi-private setting. Properties with views of the Central Valley mountains command premiums.

Townhouses

The middle market: more space than a condo, more manageable than a villa. Townhouses work well for families needing 2-3 bedrooms with some outdoor space, without the premium pricing of standalone homes.

Why Escazú Beats Beach Markets for Consistent Returns

This matters for your investment thesis. Beach markets like Jacó, Santa Teresa, and Manuel Antonio deliver higher peak-season rates, but they suffer from extreme seasonality.

In Jacó, you might charge $200/night in January and $80/night in September. Your high season covers 4-5 months, your shoulder season covers 2-3 months, and your low season (rainy season) can see occupancy drop to 30-40%. You’re chasing a completely different guest profile in each season: vacationing families in winter, surf enthusiasts in spring, discount seekers in summer.

Escazú has none of this volatility. The tenant profile stays consistent: medical patients need procedures year-round, corporate assignments happen every month, embassy staff rotate continuously, remote workers relocate whenever their companies approve the move.

The numbers bear this out. Well-managed units in Escazú’s corporate and medical tourism segment can achieve 75-85%+ occupancy year-round, significantly outpacing beach markets which average 50-70% across a full year due to seasonal volatility.

Additionally, Escazú properties typically require less maintenance than beach properties. Salt air corrodes. Humidity breeds mold. Sand infiltrates everything. A condo in Escazú’s dry Central Valley climate ages slower and demands less ongoing investment.

How Nest Stays Manages Escazú Properties

Nest Stays takes a distinct approach to Escazú property management, one built specifically for the corporate and medical tourism tenant profile.

Targeted tenant acquisition. We don’t rely on generic vacation rental platforms alone. We work with extended-stay tenants including medical tourism patients, corporate travelers, and embassy staff — guests who generate longer bookings, better rates, and more reliable occupancy than platform-based short-stay guests.

Hybrid pricing model. We maintain extended-stay bookings as our foundation (typically 2-8 weeks), with vacation rental availability during peak holiday periods. This approach captures premium rates during Christmas, New Year, and Easter while maintaining consistent income the rest of the year.

Premium presentation. Corporate and medical tourism tenants expect hotel-level presentation. We invest in professional photography, quality furnishings that withstand extended use, and amenities that matter: fast WiFi, functional workspaces, well-equipped kitchens, and reliable utilities. Our properties don’t look like generic vacation rentals; they feel like homes.

Operational reliability. When a medical tourism patient calls at 10 PM because they’re having a post-op concern, we answer. When a corporate traveler’s flight arrives at 6 AM, we arrange early check-in. This level of service builds relationships that generate repeat bookings and referrals, the lifeblood of the extended-stay model.

Transparent reporting. Owners receive detailed monthly reports covering occupancy, revenue, expenses, and property status. We handle HOA communications, maintenance coordination, and vendor payments, providing true hands-off management.

Is Escazú Right for Your Investment?

Escazú isn’t for every investor. The entry point is higher than beach markets: expect to invest $150,000-$450,000 for a quality 2BR rental property. The returns are solid by Costa Rica standards (7-10% gross yields versus 8-12% in some emerging markets).

What you get for that premium is stability: consistent occupancy, premium tenant profiles, lower maintenance demands, and genuine year-round demand. If your priority is cash flow from day one with minimal operational headache, Escazú delivers. If you’re chasing maximum yields and don’t mind the seasonality roller coaster, beach markets offer more upside potential.

The medical tourism angle alone makes Escazú unique in Costa Rica. Hospital CIMA’s patient volume grows annually as awareness spreads about the cost savings and quality of care. These patients need housing. Every expansion, every new specialty clinic, every marketing campaign by the hospital network translates into more rental demand.

For investors who want to own in Costa Rica without the operational intensity of beach property management, Escazú represents the most professionalized rental market in the country. The tenants are sophisticated, the stays are extended, and the consistency is unmatched.

---

This guide is for informational purposes only and does not constitute legal, investment, or financial advice. Consult with qualified Costa Rican legal and tax professionals before making investment decisions.