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Plaza Caracol is an open-air shopping center situated on Avenida Pastor Díaz in downtown Jacó, Costa Rica, a coastal tourist hub known for surfing and beach activities. The property spans retail spaces in a vibrant area attracting both locals and international visitors, with a tenant mix emphasizing value-oriented categories: approximately 30% retail including clothing boutiques, surf shops, and accessories; 40% casual dining and eateries; 20% services such as pharmacies; and the remainder in supermarkets and miscellaneous.
As part of Jacós retail landscape, it holds a solid market position in seasonal tourism-driven commerce, benefiting from a trade area population of 50,000 and annual tourist influx of 500,000, which drives impulse spending on leisure and apparel. Total area footfall reaches 200,000 visits yearly, with high pedestrian traffic during peak dry season from December to April.
Leasing advantages include competitive rent levels of $15-20 per square foot annually or around $1,500 monthly for typical units, flexible terms accommodating seasonal operators, and stable occupancy rates of 85-92% observed in comparable Jacó plazas amid post-pandemic economic recovery.
Accessibility is favorable, with direct connection to Route 34 highway, hourly buses from San José (1.5-hour commute), and a walkability score of 7/10, though limited parking (around 200 spaces area-wide) poses challenges. Demographics feature a population of 18,000 growing at 2.5%, with 65% aged 15-64, family households (70%), and expats (10%), median income of $18,000 USD supporting $2,500 per capita retail spend.
Operational quality is moderate, with good road infrastructure but risks from medium market saturation, 15% retail leakage to larger cities, low luxury category performance, and aging coastal infrastructure potentially requiring maintenance. Competition from nearby centers like Jaco Walk and Plaza Herradura influences tenant selection, favoring brands in dining and surf-related retail over electronics or high-end fashion.
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Hours of Operation
Hours
| Monday | 10:00 AM — 09:00 PM |
| Tuesday | 10:00 AM — 09:00 PM |
| Wednesday | 10:00 AM — 09:00 PM |
| Thursday | 10:00 AM — 09:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 11:00 AM — 06:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Footfall
Jacós demographics include a local population of 18,000 with a 50,000 trade area, featuring 65% working-age adults, 70% family households, and 10% expats drawn to the beach lifestyle. Annual footfall at Plaza Caracol and similar centers totals 200,000 visits, augmented by 500,000 tourists annually, particularly surfers and families during the dry season (December-April). This generates high pedestrian traffic on Avenida Pastor Díaz, with consumer spending patterns showing $366 USD per capita on apparel, $800 on dining, and impulse purchases in leisure categories, though e-commerce penetration remains low at 20%.
Competition and Tenant Mix
The tenant mix at Plaza Caracol focuses on 30% retail (value fashion, surf shops, accessories), 40% dining (casual eateries, bars), 20% services (pharmacies, banks), and anchors like supermarkets, aligning with local preferences for practical and tourist-oriented offerings. Competition comprises 15 nearby stores and rival plazas such as Jaco Walk and Plaza Herradura, resulting in medium market saturation for open-air formats. Opportunities exist in underserved luxury and electronics segments, but strengths lie in high demand for value categories, with grocery shares led by Auto Mercado (30%) and Mas x Menos (25%).
Lease Terms, Risks, and Market Factors
Leasing at Plaza Caracol offers rents of $15-20 per square foot annually or $1,500 monthly, with flexible terms for seasonal tenants and moderate space availability in a market projecting 4% annual retail growth. Occupancy holds at 85-92%, supported by tourism dominance. Risks include limited parking capacity (200 spaces area-wide), seasonal demand fluctuations outside peak periods, a crime index of 46.88 with low-to-medium shoplifting, and 15% retail leakage to San José. Broader challenges encompass medium saturation, coastal infrastructure wear, and cost of living 20% above national average, offset by high sustainable demand from $1,000 average tourist spend.
Building Details
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City Snapshot
Jacó
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City Snapshot
Jacó
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