Costa Rica’s Maritime Zone Law protects the first 200 meters of land stretching inland from the ocean. If a potential property is located within 200 meters (about two blocks) of the beach, check public records for a municipal lease. Without a lease from the local municipality, any existing or future structures may be illegally located.

Yes, there are zoning laws in Costa Rica, although San Jose is the only area with prominent zoning. 

Concession property is beachfront land leased by the local municipality, and must be approved by the Costa Rican Institute of Tourism (ICT). Concessions generally last for 20 years, at which point they may be renewed for another term.