How tiers work
Tier A covers premium gated resorts (Pacifico, Reserva Conchal). Tier B is standard gated and condo inventory. Tier C is budget walk-up and unlisted condos — we require same-complex STR proof before publishing a yield estimate. Revenue adjustments show as positive or negative percentages vs corridor baseline.
Premium (A)
Same-tier and same-complex comps; premium gated neighbors allowed with full weight.
Standard (B)
Same-tier nearby condos first; premium comps down-weighted.
Budget (C)
Same-complex proven STR preferred; ≥3 nearby proven condo comps can anchor when in-complex is thin or unlisted.
Playa Avellanas
5 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
Colinas de Playa Negra Hillside lots above Playa Negra. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Los Pargos Los Pargos village above Playa Negra. | Gated community | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Paraiso CR Paraiso mixed-use lots on the Playa Negra corridor — not Las Palmas / Coco. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
The Enclave Gated community near Playa Avellanas. | Gated community | A | +8% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Tierra Pacifica Eco-minded community near Playa Negra / Avellanas. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Playa Conchal / Brasilito
3 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
Catalina Cove Catalina Cove — Brasilito / Conchal interface. | Condo complex | A | +8% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Reserva Conchal Four Seasons resort community — premium condo/villa mix. | Gated community | A | +12% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
W Residences W Residences ocean-view lots — Reserva Conchal envelope. | Condo complex | A | +10% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Playa Flamingo
12 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
CantoMar CantoMar / CantoMar Ocean Club above Flamingo. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Dos Ríos Gated phase within Mar Vista hills. | Gated community | A | +8% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Flamingo Cove Flamingo Cove strata units — numbered condos above Playa Flamingo. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Flamingo Marina Marina district and surrounding Flamingo inventory. | Condo complex | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Flamingo Marina Tower Flamingo Marina Tower condominiums. | Condo complex | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Flamingo Towers Condo tower above Flamingo beach. | Condo complex | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Las Ventanas del Mar Gated ocean-view community above Flamingo. | Gated community | A | +10% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Lomas de Flamingo Lomas de Flamingo hillside lots. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Mar Vista Hillside villa community above Playa Flamingo. | Gated community | A | +8% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Miramar Miramar hillside above Flamingo. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
North Ridge North Ridge above Flamingo beach. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
South Ridge South Ridge above Flamingo beach. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Playa Grande
7 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
Alma Verde Small lot phase near Playa Grande. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Cabo Velas Cabo Velas phase above Matapalo. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Corona del Cabo Ocean-view lots above Playa Grande. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Junquillal Playa Junquillal — north of Playa Negra. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Las Ventanas Gated ocean-view community above Playa Grande (not Flamingo Ventanas). | Gated community | A | +10% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Matapalo Matapalo / Playa Grande hillside — not Tamarindo Matapalo street names. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Rancho Las Colinas Rancho Las Colinas lots — Matapalo / Grande hills. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Playa Hermosa
8 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
Diamante Resort community near Herradura — golf, beach club. | Gated community | A | +14% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
El Cubil Small ridge community above Hermosa. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Hermosa Montaña Ridge development above Playa Hermosa. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Los Altos del Cacique Hillside lots on the Cacique ridge. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Mar Vista Gated hillside lots above Playa Hermosa — distinct from Flamingo Mar Vista. | Gated community | A | +7% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Monte Bello Monte Bello — Hermosa / Panama ridge. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Punta Leona Established gated beach community between Jaco and Herradura. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Vista Hermosa Hillside community above Playa Hermosa / Panama. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Playa Ocotal
1 registered community in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
Playa Ocotal Playa Ocotal cove — distinct from Playas del Coco town comps. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Playa Panama
3 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
La Libertad La Libertad — inland pocket between Sardinal and Papagayo. | Gated community | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Peninsula Papagayo Peninsula Papagayo resort envelope. | Gated community | A | +12% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Reserva Papagayo Reserva Papagayo development zone. | Gated community | A | +10% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Playa Potrero / Las Catalinas
4 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
El Prado Lot phase adjacent to Las Catalinas. | Gated community | A | +10% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
La Penca La Penca — hillside above Potrero. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Las Catalinas Car-free beach town — villa-heavy, premium ADR. | Condo complex | A | +12% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Pacific Heights Pacific Heights lots/condos above Potrero / Flamingo ridge. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Playas del Coco
25 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
Cactus Heights Hillside lots above Playas del Coco. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Casa Aire Casa Aire studio/1BR condos — managed product above downtown Coco. | Condo complex | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Central Place Central Place condos above Playas del Coco. | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Coco Bay Estates Ocean-view gated estates above Playas del Coco town. | Condo complex | A | +7% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Coco Center Residences Coco Center Residences — downtown Playas del Coco condos. | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Coco Cliffs Coco Cliffs condo community. | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Coco Joya Coco Joya condominium — Las Palmas / town-side, not Coco Bay Estates. | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Coco Sunset Hills Coco Sunset Hills — Las Palmas gated condos (Avenida Navidad). | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Hacienda del Mar Coastal development north of Playas del Coco. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Hermosa Heights Hillside lots above Ocotal / Hermosa ridge. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Idea Verde Small gated hillside project above Sardinal. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Ladera del Mar Gated hillside community above Playas del Coco — ocean-view lots and villas. | Gated community | A | +8% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Las Palmas Las Palmas / Paraiso walk-up condos — north Coco, steps from beach. | Gated community | B | −5% | Same-tier nearby condos first; premium comps down-weighted. |
Little Dream Older walk-up condo block (Synergy inventory) — do not inherit Pacifico or Casa Aire comps. | Condo complex | C | −12% | Same-complex proven STR preferred; ≥3 nearby proven condo comps can anchor when in-complex is thin or unlisted. |
Lomas del Mar Ocean-view hillside lots west of Playas del Coco / Ocotal. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Marina Loft Marina Loft condominium in the Playas del Coco marina district. | Condo complex | C | +4% | Same-complex proven STR preferred; ≥3 nearby proven condo comps can anchor when in-complex is thin or unlisted. |
Monte Hermoso Monte Hermoso hillside above Sardinal. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Monte Mar Hillside lots above central Playas del Coco. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Monte Paraiso Ocean-view hillside above Playas del Coco. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Naumi Sunset Tower Naumi / Sunset Tower condos — Las Palmas ridge above Coco. | Condo complex | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Pacific Gardens Residential phase near Lomas del Mar. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Pacifico Master-planned gated resort south of Auto Mercado — condos, villas, beach club. | Condo complex | A | +8% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Paradizio Paradizio condo phase above Playas del Coco. | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Segovia Condo phase inside Coco Bay Estates. | Gated community | A | +7% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Vista Ridge Gated golf community above Sardinal — low-density villas and lots. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Tamarindo
15 registered communities in this market
| Community | Kind | Tier | Revenue adj. | Comp policy |
|---|---|---|---|---|
Hacienda Pinilla Gated golf/beach community — mixed product, club amenities. | Gated community | A | +10% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Jacarandas Jacarandas condo community near Villareal. | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
La Perla La Perla condominium — central Tamarindo. | Condo complex | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
La Vista Diria Condo community in central Tamarindo. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Las Crestas Hillside lots above Tamarindo. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Pacific Park Residential community near Tamarindo Park. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Palmas de Tamarindo Las Palmas de Tamarindo — inland gated resort condos on the Pinilla access road. | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Playa Langosta Playa Langosta — south of Tamarindo bay. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
Rancho Villa Real Residential community near Villareal. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Senderos Gated hillside community above Tamarindo. | Gated community | A | +8% | Same-tier and same-complex comps; premium gated neighbors allowed with full weight. |
Tamarindo Hills Hillside community above Tamarindo. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Tamarindo Park Master-planned community on Tamarindo's south edge. | Gated community | B | +6% | Same-tier nearby condos first; premium comps down-weighted. |
The Oaks Condo community east of Tamarindo. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
Tierra Condo Tierra Condo — quiet hill above Tamarindo. | Condo complex | B | +4% | Same-tier nearby condos first; premium comps down-weighted. |
Valle Escondido Valley lots east of Tamarindo town. | Gated community | B | +5% | Same-tier nearby condos first; premium comps down-weighted. |
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Open the listing mapFrequently asked questions
What are Guanacaste community underwriting tiers A, B, and C?
Tier A covers premium gated resorts and master-planned communities (e.g. Pacifico, Reserva Conchal). Tier B is standard gated condos and hills communities. Tier C is budget walk-up condos — we prefer same-complex STR proof and fall back to ≥3 nearby proven condo comps when the in-complex sample is thin or the building is not yet registered.
Why does my condo yield differ from a neighbor in Pacifico?
STR revenue is community-specific. We apply a registered revenue adjustment per complex and down-weight comps from higher-tier neighbors so a budget block does not inherit Pacifico or Casa Aire numbers.
How many gated communities are in the Gold Coast corridor?
We maintain 83 registered polygons across Guanacaste — condo complexes, gated hills, and resort envelopes — each with a published tier and comp policy used in our underwriting.
See also methodology and how it works — then check a listing when you have a pin.
Written by Patrick Beland
STR expert and investor — software developer, house flipper, former realtor in Canada, and short-term rental investor across Canada and Costa Rica, now based in Playas del Coco. I write from my own books, not a brochure. About
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