How are Americans buying property in France?

Authored by the expert who managed and guided the team behind the France Property Pack

Everything you need to know before buying real estate is included in our France Property Pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries (France, Spain, Portugal, Italy, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in France. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the French real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Paris, Lyon, and Nice. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Maxence Toulouse 🇫🇷

General Manager of Iddyl Property

Maxence, the general manager of Iddyl Property, is a true expert in the French real estate market and always stays up to date with the latest trends. Iddyl Property specializes in helping non-residents find their ideal property in France, managing the entire process from search to purchase. With partnerships across 25,000 agencies, they offer unmatched access to top opportunities. Our talk with him helped us go back to the blog post, improve some details, and bring in his personal touch.

Can Americans legally buy property in France as non-residents or foreigners?

Americans can legally purchase property in France without any restrictions based on nationality or residency status.

The French property market operates with complete openness to foreign buyers, treating Americans exactly the same as French or EU citizens. There are no special permits required, no quotas limiting foreign ownership, and no geographic restrictions on where Americans can buy property.

This unrestricted access applies to all types of residential property, from studio apartments in Paris to large estates in the countryside. Americans can purchase primary residences, second homes, or investment properties without any additional bureaucratic hurdles compared to French nationals.

However, purchasing property does not automatically grant residency rights or the ability to live in France long-term. Property ownership is completely separate from immigration status, and Americans must still comply with visa requirements for extended stays.

It's something we develop in our France property pack.

What are the residency or visa requirements for Americans who want to live in their French property long-term?

Americans can stay in France for up to 90 days within any 180-day period without requiring a visa for short visits.

For long-term living exceeding 90 days, Americans must apply for a long-stay visa, specifically the VLS-TS Visiteur (Long-Stay Visa equivalent to a residence permit). This visa can be renewed annually and may eventually lead to permanent residency status after consistent renewals.

The application process requires proof of sufficient income, typically above the French minimum wage of approximately €1,400 net per month per person as of mid-2025. Applicants must also demonstrate comprehensive health insurance coverage and proof of accommodation, where property ownership significantly strengthens the application.

France also offers a fast-track investor visa program for Americans making significant investments, providing four-year residence permits for qualifying applicants. This option is particularly attractive for high-net-worth individuals purchasing substantial properties or making large-scale investments.

The visa application process typically takes 2-3 months and must be initiated from the United States before traveling to France for long-term residence.

Do Americans need to be physically present in France at any stage during the buying process, or can it be handled remotely?

Americans do not need to be physically present in France to complete a property purchase.

The entire buying process can be handled remotely through a power of attorney system, allowing a French notaire or appointed representative to sign all documents on the buyer's behalf. This remote capability makes France particularly attractive for American investors who cannot travel frequently to Europe.

While remote purchases are legally possible and commonly executed, some notaires prefer buyers to be present for the final signing ceremony. When buyers cannot attend, a sworn interpreter must be present during the signing if the buyer does not speak fluent French, ensuring complete understanding of all legal documents.

Remote transactions require careful document preparation, including notarized powers of attorney that must be apostilled for recognition in France. Digital communication with the notaire throughout the process ensures buyers remain informed about each step.

Many American buyers choose to visit the property at least once before purchase, even when conducting the transaction remotely, to ensure the property meets their expectations and to build relationships with local professionals.

What are the key steps and timeline in the property buying process in France for Americans, from offer to closing?

The French property buying process follows a structured timeline typically lasting 2-3 months from initial offer to final completion.

The process begins with property research and making a written offer through a real estate agent. Once the seller accepts the offer, negotiations may occur regarding price, conditions, or timeline. The next crucial step involves signing the Compromis de Vente (preliminary contract), which becomes legally binding after a mandatory 10-day cooling-off period for buyers.

During the preliminary contract phase, buyers must pay a deposit typically ranging from 5-10% of the purchase price, held in escrow by the notaire. The notaire then conducts comprehensive due diligence, including title searches, property surveys, and legal verifications, which can take 6-8 weeks.

The final step involves signing the Acte de Vente (final contract) at the notaire's office, where the remaining purchase price is transferred and ownership officially changes hands. The notaire subsequently registers the new ownership with French authorities, completing the legal transfer.

This timeline can extend if financing is involved, as French mortgage approval for Americans often requires additional documentation and processing time.

Which documents do Americans need to provide when purchasing property in France, and are translations or notarizations required?

Americans must provide several essential documents during the French property purchase process.

1. Valid passport copies2. Proof of address (recent utility bills or bank statements)3. Birth certificate4. Marriage certificate (if applicable)5. Proof of funds or financing pre-approval6. French bank account details for payment processing7. Completed civil status information forms

Document translation requirements are strict when buyers do not speak French fluently. All contracts and legal documents must be translated by certified translators, and a sworn interpreter must be present during the final signing to ensure complete understanding of all terms and conditions.

Certain documents may require notarization in the United States followed by apostille certification for recognition in France. This process typically adds 2-3 weeks to document preparation timelines, so early preparation is essential for smooth transactions.

The notaire will specify exact document requirements based on the specific transaction and buyer circumstances, as requirements can vary slightly depending on the property type and purchase structure.

Are American buyers required to hire a French notaire or lawyer, and what exactly are their roles and obligations?

Hiring a French notaire is mandatory for all property transactions in France, as they are government-appointed public officials with exclusive authority to authenticate property transfers.

The notaire serves multiple critical functions: drafting and authenticating all legal documents, conducting comprehensive due diligence on the property, holding deposits in escrow, calculating and collecting all applicable taxes and fees, and registering the sale with French authorities. Their fees are government-regulated and typically split between buyer and seller.

Notaires operate as neutral parties representing the transaction rather than individual buyers or sellers. Both parties can share a single notaire, or each can appoint their own, with fees remaining the same regardless of the arrangement.

While notaires are mandatory, Americans often benefit from hiring independent bilingual lawyers for additional protection, especially when language barriers exist. These lawyers can review contracts, explain French legal concepts, and ensure buyer interests are fully protected throughout the process.

It's something we develop in our France property pack.

Can Americans get a mortgage from a French bank to buy property, and if so, under what conditions and interest rates?

Americans can obtain mortgages from French banks, but the process is significantly more challenging than for EU residents due to FATCA regulations and stricter lending requirements.

French banks typically require larger down payments from American buyers, usually 25-30% of the property value compared to 10-20% for residents. Loan-to-value ratios for non-residents generally cap at 50-75% of the property value, and debt-to-income ratios must stay below 33-35%.

As of mid-2025, interest rates for non-resident Americans range from 3.1-3.5% for 15-25 year fixed-rate mortgages, which remain considerably lower than current US mortgage rates. However, obtaining a French bank account can be challenging for Americans due to FATCA compliance requirements.

The application process requires extensive documentation including proof of income, assets, tax returns, and employment verification. Banks often require several months of processing time, making pre-approval essential before beginning property searches. Working with mortgage brokers experienced in American client requirements significantly improves approval chances and streamlines the process.

Mortgage Aspect	Requirement for Americans	Typical Terms
Down Payment	25-30% minimum	Higher than EU residents
Interest Rates	3.1-3.5% (mid-2025)	15-25 year fixed terms
Loan-to-Value	50-75% maximum	Lower than domestic buyers
Debt-to-Income	33-35% maximum	Strict enforcement
Processing Time	2-4 months typical	Longer than domestic loans
Documentation	Extensive requirements	US tax returns required
Bank Account	French account mandatory	FATCA compliance challenging

Which French cities or regions are most popular with American buyers, and why do they choose these places?

American buyers concentrate their purchases in several key French regions, each offering distinct advantages and lifestyle benefits.

Paris remains the top destination for American property buyers, driven by its global city status, cultural attractions, strong rental demand, and long-term capital appreciation potential. The city offers urban lifestyle amenities, excellent international connections, and serves as an ideal pied-à-terre for frequent European travelers.

The French Riviera (Côte d'Azur), including Nice, Cannes, and St-Tropez, attracts Americans seeking luxury lifestyle properties with Mediterranean climate, stunning sea views, and vibrant expat communities. The region's established international appeal and high-end rental market make it attractive for both lifestyle and investment purposes.

Provence appeals to Americans seeking authentic French countryside experiences, featuring wine country charm, historic villages, and more affordable pricing compared to coastal areas. The region offers excellent quality of life, beautiful landscapes, and strong cultural heritage.

Dordogne and Charente regions attract budget-conscious Americans seeking châteaux, historic properties, and rural tranquility at significantly lower prices. These areas offer authentic French village life, excellent gastronomy, and opportunities for extensive renovations.

Emerging regions like Occitanie (Languedoc) provide value-oriented opportunities with Mediterranean access, growing cities like Montpellier and Toulouse, and lower entry prices compared to established destinations.

What are the best areas in France right now for Americans in terms of lifestyle, rental yield, and long-term capital appreciation?

The best French regions for American buyers vary significantly depending on investment priorities and lifestyle preferences.

Paris delivers the strongest long-term capital appreciation potential due to its global city status, consistent demand from international buyers, and limited housing supply. The city offers excellent rental yields, particularly in central arrondissements, though entry prices remain high. Paris provides unmatched lifestyle amenities, cultural attractions, and international connectivity.

The French Riviera, particularly Nice and Cannes, combines luxury lifestyle with strong rental demand from international tourists and seasonal residents. The region commands premium prices but delivers consistent returns through high-end short-term rentals and steady capital appreciation driven by limited coastal supply.

Provence offers balanced opportunities with steady capital appreciation, particularly in sought-after towns like Aix-en-Provence and villages in the Luberon. The region provides excellent lifestyle benefits with lower cost of living, beautiful countryside, and growing appeal among remote workers and retirees.

Emerging opportunity areas include Occitanie, where cities like Montpellier and Toulouse show strong growth potential, lower entry prices, and increasing demand from domestic and international buyers. These markets offer better value propositions for Americans seeking both lifestyle and investment returns.

It's something we develop in our France property pack.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

How do property prices break down across the top regions Americans buy in, including Paris, the Riviera, Provence, and countryside?

French property prices vary dramatically across regions, reflecting local demand, lifestyle amenities, and market maturity.

Paris commands the highest prices in France, with central arrondissements averaging €9,895-15,000+ per square meter as of mid-2025. Premium locations like the 1st, 4th, 6th, and 7th arrondissements often exceed €15,000 per square meter, while outer arrondissements and suburbs offer more accessible pricing around €6,000-8,000 per square meter.

The French Riviera matches Paris pricing in prime locations, with Nice, Cannes, and Monaco-adjacent areas commanding €7,000-15,000+ per square meter. Waterfront properties and luxury developments significantly exceed these averages, while inland areas offer better value around €4,000-6,000 per square meter.

Provence presents more accessible pricing, averaging €4,000-8,000 per square meter, with premium villages like those in the Luberon and exclusive areas around Aix-en-Provence commanding higher prices. Rural properties and renovation projects offer significantly lower entry points.

Countryside regions like Dordogne and Charente provide exceptional value, with properties averaging €1,500-3,000 per square meter. These areas offer opportunities to purchase châteaux, large estates, and historic properties at prices comparable to modest apartments in major cities.

Region	Average Price (€/sqm)	Price Range
Paris (Central)	€12,000	€9,895-15,000+
French Riviera	€10,000	€7,000-15,000+
Provence	€6,000	€4,000-8,000
Bordeaux	€5,500	€4,000-7,000
Occitanie	€3,000	€2,000-4,000
Dordogne/Charente	€2,250	€1,500-3,000
Lyon	€4,500	€3,500-6,000

What are the tax implications and reporting requirements for Americans who own or rent out property in France?

American property owners in France face complex tax obligations in both countries, requiring careful planning and compliance.

At purchase, buyers pay notaire fees and transfer taxes totaling 7-8% of the purchase price for existing properties, or 2-3% plus 20% VAT for new constructions. These costs are paid during the transaction and cannot be avoided.

Annual property taxes include Taxe Foncière (property tax) and Taxe d'Habitation for second homes. Properties valued above €1.3 million trigger wealth tax (IFI) obligations at rates of 0.5-1.5% annually on net property value. French rental income faces minimum taxation of 20% plus 17.2% social charges, requiring annual French tax return filings.

Capital gains taxation applies at 19% plus 17.2% social charges when selling French property. However, exemptions increase with ownership duration, providing full exemption after 22-30 years of ownership. The US-France tax treaty prevents double taxation, but Americans must report all foreign property and income to the IRS annually.

Professional cross-border tax advice is essential for optimizing tax efficiency and ensuring compliance with both French and American reporting requirements, particularly for rental income and eventual property sales.

What are the most common mistakes or pitfalls Americans make when trying to buy property in France, and how can they avoid them?

Americans frequently make several critical mistakes when purchasing French property that can be easily avoided with proper preparation.

1. **Assuming property ownership grants residency rights**: Property purchase is completely separate from immigration status, requiring separate visa applications for long-term residence.2. **Underestimating total transaction costs**: Many Americans budget only for the purchase price, forgetting the additional 7-10% in notaire fees, taxes, and related costs.3. **Skipping professional legal representation**: While notaires are mandatory, hiring independent bilingual lawyers provides additional protection, especially for non-French speakers.4. **Not securing mortgage pre-approval**: American mortgage applications face additional scrutiny, making pre-approval essential before making offers.5. **Overlooking French inheritance laws**: French succession law can override American wills, requiring specialized estate planning for French property.6. **Rushing into purchases without property visits**: While remote purchases are possible, visiting properties helps avoid costly surprises and ensures expectations align with reality.7. **Ignoring tax planning implications**: Both French and American tax obligations require advance planning to optimize efficiency and ensure compliance.

Successful American buyers invest time in understanding French property law, secure qualified professional assistance, and plan comprehensively for both the purchase process and long-term ownership obligations.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. The Good Life France - Property Buying Guide for Americans
2. Properstar - France Real Estate Guide
3. InvestRopa - France Real Estate for Foreigners
4. Property Guides - Who Can Buy Property in France
5. Invest Guiding - Can Foreigners Buy in France
6. French Estate Agents - Americans Buying Property
7. France Visas - Long Stay Visa Information
8. Expat Focus - France Residency Guide
9. Harrison Brook - French Mortgages
10. Paris Property Group - 2025 Mortgage Rates