Highlights
Montezuma, Cabuya and Delicias are increasingly attracting buyers priced out of Santa Teresa and Nosara.
In these areas you will find many ex-residents of a rapidly growing Santa Teresa who relocated to find quieter options on the peninsula.
These areas offer a quieter, more nature-focused lifestyle with lower density development and stronger “old Costa Rica” atmosphere.
Real estate prices in Montezuma, Cabuya and Delicias generally remain lower than Santa Teresa, though interest and development activity are increasing.
Buyers are drawn by larger land opportunities, jungle settings, ocean proximity, and long-term appreciation potential. With closer access to the international IB school in the area. Great for families!
Montezuma tends to have a more artistic, social, and eclectic atmosphere, while Cabuya and Delicias feel more rural and remote.
These markets may appeal to long-term investors, lifestyle buyers, retreat concepts, and early movers seeking future upside.
The biggest opportunities often come from buying strategically before infrastructure and global attention accelerate further.
Why More Buyers Are Looking Beyond Santa Teresa
For years, Santa Teresa dominated international attention on the Nicoya Peninsula.
And for good reason.
It became known for:
surfing
luxury villas
wellness culture
remote work lifestyle
high-end rentals
global destination appeal
But success changes markets.
As prices rose and inventory became more competitive, many buyers new to the area started asking:
“Where is the next opportunity?”
As well, for those of us who called Santa Teresa home for many years, the rapid growth has brought some mixed feelings. We remember a much smaller, quieter surf town — a place where many of us chose to settle, build our businesses, and raise our families.
As Santa Teresa has evolved, many of us long-time residents started looking for alternatives that still offered the lifestyle that originally drew us to the area. The goal wasn’t to leave the region, but to find a little more space, peace, and connection to the community, leading us to wonder:
“Where to next?”
These questions increasingly steer people toward:
These neighboring communities offer something many buyers feel Santa Teresa is gradually losing:
space, quiet, and authenticity.
But are they truly the “last affordable gems” on the peninsula?
The answer is more nuanced—and more interesting—than simple hype.
First: Montezuma and Cabuya Are Not “Mini Santa Teresa”
This is critical to understand.
Many buyers arrive expecting cheaper versions of Santa Teresa.
That is the wrong framework.
These areas have different:
personalities
infrastructure levels
social dynamics
investment profiles
lifestyle rhythms
Smart buyers evaluate them on their own terms.
Where Are Montezuma, Delicias and Cabuya?
They are located on the southern Nicoya Peninsula in Costa Rica’s Puntarenas province.
Relative Positioning
Area |
General Feel |
Santa Teresa |
Energetic luxury surf destination |
Montezuma |
Artistic jungle beach town with famous waterfall |
Cabuya Delicias |
Quiet rural coastal village Expansive, beautiful farmland and jungle living with enviable central location to all of the area’s beach towns |
They are geographically close—but different enough to give choice to privacy, views (jungle, ocean, waterfalls!), and access to the amenities nearby.
Montezuma: The Creative, Bohemian Coastal Town
What Montezuma Feels Like
Montezuma has long attracted:
artists
travelers
surfers
musicians
wellness seekers
nature lovers
The atmosphere is often described as:
eclectic
relaxed
creative
jungle-integrated
less polished
deeply local
Compared with Santa Teresa’s luxury momentum, Montezuma still retains more alternative energy.
Why Buyers Are Interested in Montezuma
1. Relative Affordability
Compared with premium Santa Teresa pricing, Montezuma may still offer:
lower entry points
larger properties
emerging opportunities
Especially for buyers thinking long-term.
2. Strong Nature Appeal
The area offers:
waterfalls
zipline & hanging bridges
jungle landscapes
beaches
wildlife
hiking access
Nature is deeply integrated into daily life.
3. Cultural Personality
Montezuma feels emotionally distinct from highly commercialized destinations.
Some buyers value that authenticity tremendously.
4. Tourism Potential
While smaller than Santa Teresa’s tourism engine, Montezuma still attracts:
backpackers
families
eco-tourists
wellness travelers
independent international visitors
That supports hospitality opportunities.
Potential Tradeoffs in Montezuma
Less Luxury Infrastructure
Buyers expecting highly polished luxury convenience may need to adjust expectations.
Smaller Buyer Pool
Luxury resale liquidity may differ from Santa Teresa.
Different Rental Audience
Montezuma attracts a different traveler demographic.
Best Buyer Profile for Montezuma
Strong Fit For:
lifestyle-first buyers
families seeking close proximity to international IB school
retreat concepts
artists and creatives
nature-focused residents
buyers wanting “real Costa Rica” atmosphere
Cabuya: Quiet, Raw, and Deeply Nature-Oriented
What Cabuya Feels Like
Cabuya is calmer, quieter, and less developed beach town than both Santa Teresa and Montezuma.
It often appeals to people seeking:
privacy
land
simplicity
retreat lifestyle
low-density living
The pace feels noticeably slower.
Why Buyers Are Looking at Cabuya
1. Land Opportunity
Compared with more mature luxury markets, Cabuya may still offer stronger land value potential.
Especially for:
eco-projects
family compounds
retreat developments
long-term land banking
2. Lower Density
Many buyers specifically want to avoid overdevelopment.
Cabuya strongly appeals to that mindset.
3. Natural Beauty
The environment remains exceptionally beautiful and less commercialized.
4. Long-Term Appreciation Thesis
Some investors believe infrastructure and migration trends may gradually expand demand further south over time.
Potential Tradeoffs in Cabuya
Fewer Services
Daily convenience is lower than Santa Teresa.
More Rural Reality
Infrastructure expectations must remain realistic. Further from many amenities.
Slower Market Liquidity
Buyer pools may be narrower depending on property type.
Best Buyer Profile for Cabuya
Strong Fit For:
land investors
retreat operators
privacy seekers
long-term thinkers
buyers wanting rural lifestyle immersion
Delicias: Quiet, Rural, Expansive, Central
What Delicias Feels Like
Delicias encompasses a large part of the peninsula, acting as a connective community in the middle of the surrounding beach communities and Cobano. Once a quiet farming community Delicias has grown extensively the last few years with many people seeking its accessibility, beautiful farmlands, and larger properties, many with breezy ocean views.
Delicias encompasses a large part of the peninsula, serving as a natural link between the surrounding beach communities and Cobano. Once a quiet farming community, Delicias has experienced significant growth in recent years as more people discover the appeal of its convenient location, beautiful farmlands, and larger properties. Many of these properties offer refreshing ocean breezes and sweeping views.
It often appeals to people seeking:
privacy
central location
eco-farming land
simplicity
retreat lifestyle
low-density living
rural Costa Rican lifestyle
The perfect place for those interested in living off the land.
Why Buyers Are Looking at Delicias
1. Land Opportunity
Compared with more luxury beach markets, Delicias offers strong land value potential.
Especially for:
eco-farming
community projects
family compounds
retreat developments
long-term land banking
2. Central Location
One of the great benefits of living in Delicias is how easy it is to take advantage of the diverse communities in the area: Santa Teresa, Montezuma, Cabuya, and Cobano are all a short drive away.
3. Farming Potential
Expansive flatter properties, and distance from the salty ocean breeze make for great farming opportunities.
4. Affordability
Delicias has become a great budget option for those looking for properties away from the more-expensive beach towns.
Potential Tradeoffs in Delicias
Farther From Beach
No matter which beach you choose to visit you would need to drive.
Potholes
Unpaved roads are the norm in Delicias.
More Rural, Less Luxurious
Definitely has a rural, old school Costa Rica farmland feel, not a luxury vibe.
Best Buyer Profile for Delicias
Strong Fit For:
land investors
gardeners & farmers
families seeking proximity to IB school
privacy seekers
long-term thinkers
buyers wanting rural lifestyle immersion
Eco communities/retreats
buyers looking for a central location in the area
Are Montezuma, Delicias, and Cabuya Still Affordable?
Relative to Santa Teresa?
Often yes.
Relative to Older Costa Rica Pricing?
Not necessarily.
This is important.
International attention has already increased values compared with earlier years.
The “ultra-cheap hidden paradise” narrative is fading across much of Costa Rica.
What Smart Buyers Understand
Affordable does not automatically mean undervalued.
And expensive does not automatically mean overpriced.
The key question is:
What is the long-term value proposition?
What Makes a Good Investment Here?
1. Strong Land Characteristics
access
buildability
water availability
usable topography
matter enormously.
2. Lifestyle Alignment
Properties aligned with nature and privacy trends may perform well long-term.
3. Scarcity
Unique ocean views, waterfall proximity, jungle integration, or rare usable parcels may command future premium.
4. Realistic Infrastructure Expectations
Buyers must understand what level of convenience exists—and what does not.
Montezuma vs Cabuya Vs Delicias
Factor |
Montezuma |
Cabuya |
Delicias |
Atmosphere |
Artistic/social |
Quiet/rural |
Farm/rural |
Development Level |
Moderate |
Lower |
Moderate |
Tourism Activity |
Higher |
Moderate |
Lower |
Land Opportunity |
Good |
Strong |
Strong |
Lifestyle Pace |
Relaxed |
Very relaxed |
Very relaxed |
Family Appeal |
High |
Moderate |
High |
Rental Potential |
Boutique tourism |
Niche retreat appeal |
Great long-term |
Privacy Potential |
High |
High |
High |
Common Buyer Mistakes
1. Expecting Santa Teresa Infrastructure
These are different markets.
2. Buying Cheap Land Without Feasibility Review
Water, access, and buildability matter.
3. Romanticizing Isolation
Remote living can feel very different long-term.
4. Ignoring Resale Reality
Unique properties need realistic future buyer pools.
What I Would Prioritize Before Buying
1. Visit During Rainy Season
Essential.
2. Evaluate Roads Personally
Do not rely on listing descriptions.
3. Understand Water Situation
Critical for land buyers.
4. Clarify Your Goal
Lifestyle? Investment? Retreat? Speculation?
Each requires a different strategy.
Who Should Probably NOT Buy Here?
These markets may not fit buyers who strongly require:
urban lifestyle
luxury-service density
nightlife
polished infrastructure
immediate liquidity expectations
My Honest View on Montezuma, Cabuya and Delicias in 2026
These areas are no longer “secret.”
But they are still earlier in the maturity curve than Santa Teresa.
That creates opportunity—but also variability.
The best opportunities will likely belong to buyers who:
think long-term
buy quality land
understand infrastructure realities
align emotionally with the lifestyle
Not buyers simply chasing cheap prices.
Final Verdict
Are Montezuma, Delicias, and Cabuya the Last Affordable Gems on the Nicoya Peninsula?
Maybe not the last.
But they are certainly among the most interesting remaining lifestyle-investment frontiers in the region.
Montezuma offers creativity, culture, and eco-tourism appeal.
Delicias offers centrality, privacy, land opportunities for single residences, retreats, or farming.
Cabuya offers a rural beach experience, privacy, land opportunity, and deep nature immersion.
For the right buyer, all three can represent compelling long-term value—especially as global lifestyle migration continues reshaping Costa Rica’s coastal markets.
Thinking About Buying Beyond Santa Teresa?
Strong local guidance should help you evaluate:
land quality
infrastructure realities
future appreciation potential
water and access risks
rental feasibility
long-term market positioning
The smartest buyers don’t just buy where demand has already exploded—they understand where lifestyle demand is heading next.
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