There’s a principle in the luxury resort industry called the “90-Minute Rule.”
It states that a resort must be within about 90 minutes of a well-connected international airport since that’s the farthest distance most high-end travelers are willing to go when they land.
But this principle isn’t just for resorts. I’ve used it to find incredible opportunities in overseas real estate. I’ll explain how in a moment.
First, tomorrow at 1 p.m. ET, I’m opening the new RETA members-only deal in Tamarindo.
This is an exclusive opportunity for RETA members to own stunning ocean-view condos in the perfect location in Costa Rica’s most iconic beach town. And with the RETA-only pricing, I expect gains of $307,600 three years after delivery and annual rental income of $63,920 (that’s a gross rental yield of 16.2%).
Now, how I’ve used the “90-minute rule” to find the “next places” overseas…
Sunsets are a big deal on Costa Rica’s Gold Coast, where you’ll find the iconic beach town of Tamarindo. Here I am enjoying the show on one of my recent scouting trips. A huge Path of Progress has opened up this region…
My Formula for Finding the “Next Places”
For well over two decades, I’ve been an international real estate investor and scout. For almost my entire career I have followed what I call “Paths of Progress” as the surest way to be ahead of the people…ahead of demand.
In its simplest form, a Path of Progress is anything that improves the accessibility of a piece of real estate and increases its value.
Path of Progress events can be the building of a new road…or a new bridge… A key one is the establishment or expansion of an airport.
There are all sorts of folks who will go to beautiful remote destinations. Think surfers, adventurers, backpackers, hikers…even the ultra-rich, who have things like private jets to handle the accessibility problem.
But most people want accessibility.
They want to land and be close to where they’re going…within 90 minutes is a good rule of thumb. They also want lots of flight options. It’s no good if you’re close to an airport that only has one flight a week.
But when accessibility opens up and when the destination has certain other qualities too, that’s when a place really explodes.
I have a formula:
Access + Desire + Catalyst = Demand
Access is vital. A lot of people have to be able to get there easily. Think airports with multiple direct flights, highways that reduce travel time, and ports that welcome cruise ships and cargo. A destination that’s hard to reach may stay undiscovered forever, no matter how beautiful it is.
But access alone is not enough…
Tamarindo’s two-mile beach is the engine of the town—walkable, surfable, and a constant draw for high-value renters, who are able to get here from the airport in less than 90 minutes.
Desire. It’s a place people want to be. Somewhere that offers the practical ingredients for a great lifestyle and also outstanding amenities. A nice climate, beautiful beaches, lots to do…from restaurants to marinas to golf courses. A place that caters to many markets…retirees, families, couples, party-goers, beach bums and remote working professionals.
Access and desire can lead to growth. But the most spectacular Path of Progress events have a catalyst…
The catalyst is the spark. It’s the story, the celebrity, the policy, the buzz, the incentive—the moment the world starts paying attention. Without a catalyst, access and desire might sit dormant for years. With one? The whole engine fires.
The site of tomorrow’s RETA members-only deal is the perfect example of how all this can come together…
Tamarindo was once a remote fishing village known only to surfers and hardy adventures. Today, it’s a vibrant, international beach town thanks to new roads and an international airport close by.
The “Gold Coast” of Costa Rica
Costa Rica’s northern Pacific coast is known as the sunniest in the country and is home to some of its most beautiful beaches.
Way back before Costa Rica’s tourist boom, it was a sleepy region of cattle farms, empty but expansive beaches, and good surf breaks. It fit the bill if you were looking for a little fun in the sun… a lazy vacation where you could kick back and unwind.
New roads and an expanded airport opened up the northwest coast of Costa Rica. And restrictions on development means owning the right real estate is all the more precious and potentially profitable.
Getting to this idyllic spot took some doing, though. The road from the capital city was potholed and in bad shape. It was a bumpy ride that took four or five hours. Or you could take a prop plane.
Your lodgings were small mom’n’pop hotels and B&Bs. Your dining choices were limited.
But a savvy group of hotel and real estate developers could see the appeal of this endless-summer location.
The Four Seasons pumped more than $200 million into carving out a top-quality golf course, rooms and suites, and hillside villas with private plunge pools. They needed tourists to fill their luxury rooms and pay their premium rates. A bumpy dirt track or a prop plane simply wouldn’t cut it.
The road from the capital San José was paved. The airport at Liberia, the provincial capital just 30 minutes from the coast, was expanded and upgraded. (It was also expanded in 2006, 2012, and 2017.)
In 2002, regular direct flights to the U.S. started on Delta.
Investors involved in the Four Seasons, as well as Hacienda Pinilla and Reserva Conchal resorts, were instrumental in persuading Delta to fly to Liberia. They put up a $3 million guarantee to offset Delta’s losses if there weren’t enough passengers.
But Delta never had to tap into the fund.
The route was so popular that Continental and American Airlines followed with their own flights. Tourists could now get to this location quickly and easily for the first time.
In 2003, Liberia airport saw 50,000 passenger arrivals. In 2008, that number hit 420,000, more than an eight-fold increase. By 2024, it had reached a record 1.65 million.
The region has been opened up.
And the iconic beach town of Tamarindo has become the first place most visitors see in Costa Rica.
A Path of Progress has opened up the Gold Coast to millions of vacationers, retirees, remote-working families. Getting here is easy from the U.S. and Canada. And Tamarindo is everyone’s first stop. It’s right within the 90-minute “golden radius.”
Costa Rica’s Most Iconic Beach Town
At first, only surfers and barefoot adventurers knew about Tamarindo. Then, in the early 1990s, a documentary crew from Hollywood arrived. And suddenly word was out.
Word had already been slowly spreading about this town and the surrounding coast. But the movie was an inflection point…
Released in 1994, The Endless Summer II helped push Tamarindo into the international spotlight. This was a catalyst of sorts. Though the real tourism acceleration came not with Hollywood, but with the investments in new infrastructure and resorts.
Within years, this small community became the most iconic and sought-after beach town on Costa Rica’s Pacific coast. Today, wealthy folks from across the world spend millions to own here.
The same qualities that once drew surfers and adventurers—warm water, consistent surf, walkability, and incredible sunsets—now attract remote workers, digital nomads, and investors from across the world.
Returning to my formula: Access opened up through Liberia’s expanded international airport—now handling record passenger numbers—putting Tamarindo squarely inside the 90-minute radius.
Desire is obvious: iconic beaches, consistent surf, sunsets, walkability, and an international lifestyle that draws remote workers, families, and high-net-worth individuals.
And the catalyst was the surge of investment on Costa Rica’s Gold Coast, combined with the town’s rising global profile.
Tamarindo has an upmarket bohemian vibe, with outstanding dining and entertainment options. Getting ahead of a Path of Progress can lead to big real estate profits. That’s why my team and I spent more than $1 million on travel and research every year.
Tamarindo is a town that exemplifies what happens when Access, Desire, and a Catalyst collide.
I’ve been positive on the future of this town for a long time. And I long wanted to find an off-market deal here for my RETA group. But negotiating one hasn’t proved easy.
The core of Tamarindo is small. The beach is finite. And Costa Rica has strict rules on new development to protect the pristine natural environment.
This makes supply scarce in the face of strong demand.
But now, after at least 16 years of scouting this coast and building my contacts, I’m about to bring RETA members our first-ever members-only deal here.
This deal is in the perfect location in Tamarindo, with stunning ocean views and within the true golden circle of walkability. We’ll own a stroll to the beach…a stroll to the town…and with outstanding ocean-view amenities.
For nearby condos, or some even farther from the town and the beach, folks are paying in the region of $700,000. Even over a million.
And yet, thanks to RETA’s group-buying power, the exclusive RETA-only pricing starts from just $392,400 ranging to just $612,800 for the penthouse.
But this is a boutique community. And there will be only 31 condos available to RETA members.
As I say, I expect gains of $307,600 and a 16.2% gross rental yield.
RETA members, if you want in, be ready tomorrow at 1 p.m. ET.
Wishing you good real estate investing,
P.S. Interest is off the charts for the upcoming RETA-only deal.
The Smart Money Homes team—who are representing the developer—tell me RETA members have been reaching out over the last few days…asking questions…lining up their finances…getting ready to act the moment doors open tomorrow at 1 p.m. ET.
I don’t blame them. This render shows what RETA members can expect:
We have only 31 condos and this is only our third-ever deal on the Gold Coast of Costa Rica. (Renders shouldn’t be considered final, but give us a great idea what to expect.)
