The platform that guides you through it.
Human supervision. AI precision.
In Costa Rica — Guanacaste, Manuel Antonio, and beyond — real estate agents represent the seller, not you. No single platform coordinates the legal, the title search, and the professionals you need as a buyer. Until now.
Guanacaste offers the most accessible coastal real estate for American buyers — established expat communities in Tamarindo, Nosara, Flamingo, and Conchal, ARCR-recognized title protections, and a fully dollarized real estate market. Caltern specializes in this region.
Real quotes from American buyers. Every one of these was preventable.
“Imagine buying titled property only to be told years later that you can’t build on it because the survey was done incorrectly.”
“Our agent said he was representing us. Turned out he was also representing the seller. We found out at closing when the price changed.”
“We paid for a title search. The attorney missed a lien. It took 18 months and a second lawyer to unwind it.”
“The listing agent, the notary, and the ‘neutral’ lawyer were all feeding me lies – just milking me for additional fees.”
“One buyer paid €82,000 extra over five years – just by accepting the property ‘as is.’”
Caltern is the first platform that represents only you, the buyer. It runs your purchase like a structured project – and takes the hardest parts of buying abroad off your plate.
A flat price per milestone — the whole professional team included, paid the same whether we say buy or walk away. And you pay per journey, not per property: take as many properties through a milestone as it takes — you pay for it once.
Total, all four milestones: $18,200
If a deal dies — even because we tell you to walk away — your completed milestones re-run on the next property free. Until you own, nothing you’ve paid is ever lost.
A senior cross-border expert reviews every deliverable with you — unlimited chat plus 45-minute sessions at every decision point. Cancel anytime; most buyers use it 2–3 months.
Property taxes, HOA dues, registered agent, compliance, utility monitoring, and twice-a-year walkthroughs. Your local presence while you’re home in the US. First year included when you commit to all milestones.
Prices shown for $500K–$1M purchases, full professional team included, plus VAT where applicable. Government taxes, duties and title insurance are set by the state, not by us — your exact ladder is confirmed in Explore, before you pay anything.
The team behind Caltern comes from the most forward-looking companies in PropTech — connecting the offline world of real estate transactions and management with digital products that make everything more accessible. Together, we’ve operated tens of thousands of properties across multiple states, making American real estate accessible to outside investors in a streamlined, efficient, cost-effective way. Now we’re doing the same for Americans buying abroad.
We watched smart, successful Americans get treated like marks the moment they crossed a border. So we built the platform we wished existed. Whether you’re a digital nomad, a retiree, or someone who simply wants a place in the sun — owning property abroad should be accessible to everyone. That’s what we’re building.
US and local transaction law, title insurance, and due diligence in every corridor
On-the-ground transaction experience, vetted partner networks, local licensing per corridor
Workflow automation, milestone tracking systems, and multi-jurisdiction knowledge architecture
Decades of combined experience managing complex real estate portfolios and transactions
Illustrative examples, drawn from our due-diligence framework and corridor research.
An $860K villa. Inspection finds a roof at end-of-life; the registry shows $6,200 the seller claimed was paid. Verdict: renegotiate at $815K — with the reports to back it.
Title study reveals a boundary dispute the listing never mentioned. The buyer walks. Every completed milestone re-runs free on the next property — cost of walking away: nothing.
Closing costs abroad can run 6–8% — and most buyers discover them at the table. Caltern shows the full number, verified line by line, before a single dollar moves.
Everything you need to know before you start.
Whether you’ve already found the one or you’re just starting to look – start the conversation. No pitch, no pressure.