Market Report · Valle Central
Gran San José — Heredia · Alajuela · Cartago
Mid-rangemedian asking $358,000Data as of July 16, 2026
Key Findings
Median asking price
$358,000
Average asking price $895,305 — mean inside the $5k–$100M guard, pulled up by the luxury tail.
The headline is the median, never the raw mean — half the market asks less, half asks more.
Properties for sale
9,493
Unique, de-duplicated across 16 sources, inside the price guard.
Median $/m²
$1,529
based on 5,935 with published area
Middle 50% asks between
$201,936 – $750,000
<$250k 33.3%$250k–$1M 49.2%>$1M 17.5%
Inventory
By Property Type
| Type | Properties | Median | Median $/m² |
|---|---|---|---|
| Houses | 4,119 | $390,000 | $1,376 based on 3,571 with published area |
| Lots & land | 2,510 | $320,000 | $1,350 based on 119 with published area |
| Apartments | 1,017 | $199,500 | $2,459 based on 954 with published area |
| Condos | 584 | $235,750 | $2,000 based on 434 with published area |
| Commercial | 525 | $614,588 | $1,243 based on 307 with published area |
| Farms & fincas | 130 | $900,000 | $2,581 based on 22 with published area |
| Hotels | 13 | $1,850,000 | $1,178 based on 8 with published area |
Houses4,119
- Median
- $390,000
- Median $/m²
- $1,376based on 3,571 with published area
Lots & land2,510
- Median
- $320,000
- Median $/m²
- $1,350based on 119 with published area
Apartments1,017
- Median
- $199,500
- Median $/m²
- $2,459based on 954 with published area
Condos584
- Median
- $235,750
- Median $/m²
- $2,000based on 434 with published area
Commercial525
- Median
- $614,588
- Median $/m²
- $1,243based on 307 with published area
Farms & fincas130
- Median
- $900,000
- Median $/m²
- $2,581based on 22 with published area
Hotels13
- Median
- $1,850,000
- Median $/m²
- $1,178based on 8 with published area
Bedrooms
Median Price by Bedrooms
- 1 bedroom$170,000
- 2 bedrooms$206,326
- 3 bedrooms$300,000
- 4 bedrooms$483,945
- 5 bedrooms$584,000
- 6 bedrooms$632,500
Rental market
Rentals & Gross Yield
Gross asking yield — median rent $/m² × 12 ÷ median sale $/m² — is published for 1 of 1 regions and suppressed for 0 where either leg has fewer than 20 observations. Gross means before management, maintenance, taxes, insurance and vacancy.
Gran San José — Heredia · Alajuela · Cartago
10.7%gross · asking-based
$2,192/mo · 752 active rentals
| Region | Active rentals | Median rent | Gross yield |
|---|
Transparency
Methodology & Honest Disclosures
- All prices are ASKING prices from public listings — not achieved sale prices. Costa Rica has no public sold-price registry.
- Unique-property counts are de-duplicated across 16 listing sources; the same property listed by several agencies counts once.
- Price-per-m² figures cover only the listings that publish a usable living area (15–5,000 m²); every figure ships with its own visible sample size.
- Cells with fewer than 5 comparable listings are suppressed rather than shown — a thin sample would mislead more than a blank.
- Rental yields are GROSS asking-side estimates — median rent $/m² × 12 ÷ median sale $/m² — before management, maintenance, taxes, insurance and vacancy. Published for 1 regions; suppressed for 0 where either leg is under 20 observations.
- Market-velocity metrics (days on market, absorption) are still accruing history (17/90d) and are not published yet — no verdict is fabricated from an immature window.
- This report is aggregate market statistics, not a valuation. It does not replace a comparative market analysis (CMA) or local due diligence — talk to your agent before any decision.
Geography
Other Regions in This Report
- Tamarindo · Playa Grande · Avellanas
- Playa Flamingo · Potrero · Conchal
- Playas del Coco · Papagayo · Liberia
- Nosara · Sámara
- Santa Teresa · Malpaís · Montezuma
- Jacó · Los Sueños · Playa Hermosa
- Manuel Antonio · Quepos
- Dominical · Uvita · Ojochal (Costa Ballena)
- Península de Osa · Golfo Dulce
- Escazú · Santa Ana
- Atenas · Grecia · San Ramón
- Pérez Zeledón · San Isidro del General
- Arenal · La Fortuna · Monteverde
- Puerto Viejo · Cahuita
- Resto de Costa Rica
Numbers Are Inputs — Your Agent Is the Advisor
This report is aggregate market statistics, not a valuation. A Realty ONE Group agent prepares a comparative market analysis (CMA) for the exact property and zone you care about.