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
France continues to attract American buyers seeking vacation homes, investment properties, or retirement destinations. As we reach mid-2025, the French property market offers opportunities across diverse regions, from Parisian apartments to Provençal countryside estates.
If you want to go deeper, you can check our pack of documents related to the real estate market in France, based on reliable facts and data, not opinions or rumors.
Americans can legally purchase property in France without restrictions, enjoying the same ownership rights as French citizens. The process requires a mandatory notaire, involves 7-8% additional costs beyond the purchase price, and can be completed entirely remotely from the United States.
French mortgages are available to Americans with typical rates of 2.8-3.3% fixed, while rental yields range from 2-3% in Paris to 6.8% in cities like Avignon.
| Aspect | Details |
|---|---|
| Legal Rights | Americans have identical property ownership rights as French/EU citizens |
| Visa Requirements | No visa needed to buy property; ownership doesn't grant residency |
| Remote Purchase | Yes, entire process can be completed from the U.S. via power of attorney |
| Mandatory Professional | French notaire required for all transactions |
| Total Purchase Costs | Property price + 7-8% (notaire fees and taxes) |
| Mortgage Availability | Yes, typically 70-80% LTV for non-residents |
| Average Interest Rates | 2.8-3.3% fixed for 15-25 years (June 2025) |
| Annual Property Taxes | Taxe foncière (all owners) + Taxe d'habitation (second homes) |
| Capital Gains Tax | 19% + 17.2% social charges; exemptions after 22-30 years |
| Popular Regions | Paris, Provence-Côte d'Azur, Bordeaux, Lyon |
| Average Price/sqm | €2,930 national; €9,520 Paris; €3,600-4,600 Lyon |
| Rental Yields | 2-3% Paris; 3-5% Lyon/Marseille; up to 6.8% Avignon |
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
Can Americans Buy Property in France? What Rights Do They Have?
Americans can legally purchase property in France without any nationality-based restrictions.
You have exactly the same ownership rights as French or EU citizens, whether buying a primary residence, vacation home, or investment property. These rights include full title ownership (freehold), freedom to sell at any time, right to rent out the property, ability to pass property through inheritance, and option to hold property individually, jointly, or through a company.
There are no quotas, special permissions, or limitations specifically targeting American buyers. The French property market operates on equal terms for all foreign nationals.
France's open property market makes it one of the most accessible European countries for American investors.
Do Americans Need a Visa or Residency Permit to Buy Property?
You do not need any visa, residency permit, or special legal status to purchase property in France.
Americans can buy French real estate while living in the United States or visiting France as tourists. The purchase process requires only standard identification documents like your passport.
However, property ownership does not grant you residency rights. Under the Schengen Agreement, Americans can stay in France for up to 90 days within any 180-day period without a visa. If you plan to live in your French property for more than 90 days per half-year, you must apply separately for a long-stay visa or residence permit.
It's something we develop in our France property pack.
This distinction between ownership rights and residency rights is crucial for planning your property use.
Can You Buy French Property Remotely from the United States?
Yes, you can complete the entire French property purchase from the United States without traveling to France.
The process works through a power of attorney (procuration), where you designate a representative—typically your notaire or lawyer—to sign documents on your behalf. French notaires and real estate professionals are well-versed in handling international transactions.
Video conferencing, secure document transfers, and electronic signatures have made remote purchases increasingly common since 2020. You'll need to have your power of attorney documents notarized in the United States and apostilled for use in France.
This remote purchase capability offers significant convenience for American buyers managing busy schedules or dealing with travel restrictions.
What's the Complete Step-by-Step Purchase Process?
The French property purchase process follows a structured legal framework that typically takes 3-4 months from offer to completion.
First, define your search parameters including budget (remember to add 7-8% for transaction costs), preferred locations, and property type. Work with local agents or search online platforms to find suitable properties.
| Step | Timeline | Key Actions |
|---|---|---|
| Property Search & Offer | Variable | Submit written offer through agent with price and conditions |
| Preliminary Contract | 2-3 weeks after acceptance | Sign Compromis de Vente, includes 10-day cooling period |
| Deposit Payment | Upon signing | Transfer 10% to notaire's escrow account |
| Due Diligence | 2-3 months | Notaire conducts title searches, checks permits, verifies ownership |
| Mortgage Approval | Concurrent with due diligence | Secure financing if needed |
| Final Deed Signing | At completion | Sign Acte de Vente, transfer balance, receive keys |
| Registration | 2-4 weeks post-completion | Notaire registers ownership, provides certificate |
Required documents include valid U.S. passport, proof of U.S. address, Tax Identification Number, proof of funds, marriage certificate if buying jointly, French bank account details, and certified translations of all non-French documents.
Is a Notaire Mandatory? What Do They Do?
A French notaire is absolutely mandatory for all property transactions—you cannot buy French property without one.
The notaire is a public official appointed by the French government who acts as a neutral party ensuring legal compliance. Unlike in the United States where you might use separate attorneys, in France the notaire handles most legal aspects of the transaction.
Their responsibilities include drafting all legal documents, conducting comprehensive due diligence on the property title and any restrictions, managing all financial aspects including holding deposits in escrow, calculating and collecting all applicable taxes and fees, and registering your ownership with French authorities.
While both parties typically share one notaire, you can appoint your own at no additional cost. However, notaires represent the transaction, not you personally. For complex purchases or if you don't speak French, consider hiring an independent bilingual lawyer for additional protection.
The notaire's fees are regulated by law and typically amount to about 1% of the purchase price for existing properties.
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What Taxes Apply to American Property Owners?
American property owners in France face several tax obligations at purchase, during ownership, and upon sale.
At purchase, you'll pay notaire fees and transfer taxes totaling 7-8% of the purchase price for existing properties or 2-3% for new builds. New properties also include 20% VAT, though this is usually incorporated in the advertised price.
| Tax Type | Rate/Amount | When Applied |
|---|---|---|
| Transfer Tax & Notaire Fees | 7-8% (existing) / 2-3% (new) | At purchase |
| Taxe Foncière | Varies by location | Annual property tax |
| Taxe d'Habitation | Varies by location | Second homes only |
| Wealth Tax (IFI) | 0.5-1.5% | Net property value above €1.3 million |
| Rental Income Tax | Minimum 20% + 17.2% social charges | On rental income |
| Capital Gains Tax | 19% + 17.2% social charges | Upon sale |
The U.S.-France tax treaty prevents double taxation, but you must file French tax returns for rental income. Capital gains tax offers exemptions that increase over time, with full exemption after 22 years for the tax portion and 30 years for social charges.
It's something we develop in our France property pack.
Can Americans Get French Mortgages in 2025?
Yes, American citizens can obtain mortgages from French banks with competitive terms.
As of June 2025, French banks offer interest rates of 2.8-3.3% fixed for 15-25 year terms. Non-residents typically qualify for 70-80% loan-to-value ratios, requiring a 20-30% down payment. Your total debt servicing cannot exceed 33-35% of gross income.
French banks require extensive documentation including three years of U.S. tax returns, employment contracts, bank statements showing assets, U.S. credit reports (which French banks will review), and proof of income stability. You'll also need mandatory life insurance for mortgage protection and a French bank account for payments.
The application process typically takes 2-3 months and can be handled remotely. Many French banks now have dedicated international departments familiar with American applications.
French mortgage rates remain attractive compared to many international markets, making financing an appealing option for American buyers.
Which Regions Are Most Popular with American Buyers?
American buyers gravitate toward several key French regions, each offering distinct lifestyle and investment advantages.
Paris and Île-de-France remain the top choice for Americans seeking urban sophistication. The capital offers world-class culture, dining, and stable long-term property values. The city's extensive metro system and two international airports provide excellent connectivity to the United States.
Provence-Alpes-Côte d'Azur attracts Americans with its Mediterranean climate, stunning coastline, and luxury lifestyle. Cities like Nice, Cannes, and Saint-Tropez offer glamorous beachfront properties, while inland Provence provides charming village houses and renovated farmhouses surrounded by lavender fields and vineyards.
Bordeaux and Southwest France appeal to wine enthusiasts and those seeking value. Bordeaux's high-speed rail connection to Paris (2 hours) makes it increasingly accessible, while the surrounding Aquitaine region offers excellent value with vineyard properties and traditional stone houses.
Lyon and the Rhône-Alpes region attract Americans seeking authentic French city living at prices 50-60% below Paris. France's culinary capital offers exceptional restaurants, while proximity to both the Alps and Mediterranean adds lifestyle appeal.
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.
Where Should You Buy for Lifestyle, Income, or Appreciation?
Your investment strategy should guide your location choice in the French property market.
For lifestyle purchases, consider Provence hilltop villages for authentic French living with stunning views, Nice or Cannes for year-round sunshine and cosmopolitan atmosphere, Paris Left Bank for cultural immersion in historic neighborhoods, Bordeaux for wine country lifestyle with urban amenities, or Annecy for an Alpine lake setting with outdoor recreation.
Rental income seekers should focus on Toulouse with up to 6% gross yields driven by aerospace industry and students, Avignon offering 6.8% gross yields (highest among major French cities), Lyon providing 3-5% yields with consistent demand from business travelers, Marseille delivering 3-5% yields in France's second-largest city, or Nantes with 4.5% yields in this emerging tech hub.
For capital appreciation potential, target Greater Paris infrastructure zones receiving Grand Paris Express investment, Lyon's Part-Dieu district undergoing major business quarter expansion, Bordeaux Euratlantique as Europe's largest urban development project, Nantes Île de Nantes creative quarter transformation, or Montpellier as France's fastest-growing major city.
Each strategy requires different property types and locations, so clarity on your goals is essential before beginning your search.
What Are Current Property Prices Across France?
French property prices vary dramatically between Paris and provincial cities, offering options for every budget.
Paris commands the highest prices at €9,520 per square meter in the city center, translating to €476,000 for a typical 50 sqm one-bedroom apartment. The Paris suburbs offer more value at €6,150 per sqm while maintaining good transport links to the capital.
| Location | Price per sqm (EUR) | 1-Bed Apartment (50 sqm) | 3-Bed House (120 sqm) |
|---|---|---|---|
| Paris (city center) | €9,520 | €476,000 | €1,142,400 |
| Paris suburbs | €6,150 | €307,500 | €738,000 |
| Lyon | €3,600-4,600 | €180,000-230,000 | €432,000-552,000 |
| Bordeaux | €5,400 | €270,000 | €648,000 |
| Marseille | €2,700-5,168 | €135,000-258,400 | €324,000-620,160 |
| Nice | €4,500 | €225,000 | €540,000 |
| Toulouse | €1,491 | €74,550 | €178,920 |
| Nantes | €4,624 | €231,200 | €554,880 |
| National average | €2,930 | €146,500 | €351,600 |
The Paris market experienced a 5.6% year-over-year decline as of early 2025, creating opportunities for buyers. Secondary cities like Lyon, Nantes, and Bordeaux show more price stability with steady demand.
What Rental Yields Can Americans Expect?
Rental yields in France range from modest returns in premium locations to attractive yields in emerging cities.
Avignon leads French cities with impressive 6.8% gross yields, followed by Toulouse at 5-6% benefiting from its aerospace industry and large student population. Mid-tier cities like Nancy, Nantes, Lyon, and Marseille offer 3.6-5% yields with stable tenant demand.
Premium locations command lower yields but offer prestige and capital preservation. Bordeaux provides 3-3.2% yields, Nice delivers 2.5-3.5% with strong tourism demand, while Paris yields 2-3% but offers unmatched liquidity and long-term appreciation potential.
It's something we develop in our France property pack.
Factors affecting yields include student populations in university cities, tourism enabling higher short-term rental rates, business districts ensuring corporate tenant demand, transport links significantly impacting desirability, and increasingly important energy efficiency ratings.
What Mistakes Do Americans Make? How to Avoid Them
Understanding common pitfalls helps ensure a smooth French property purchase.
The most frequent mistake is underestimating total costs by budgeting only for the advertised price. Always add 7-8% for notaire fees, plus budget for ongoing taxes and maintenance. Many Americans also incorrectly assume property ownership grants residency rights—remember to apply separately for long-stay visas if planning extended stays.
Language barriers create significant risks when signing documents without full understanding. Always hire bilingual professionals and insist on translated documents for any contract you sign. French inheritance laws differ dramatically from U.S. laws with forced heirship rules, so consult cross-border estate planning specialists before buying.
High-value property buyers often overlook the wealth tax (IFI) on properties over €1.3 million. Factor this into investment calculations. American buyers expecting quick mortgage approvals with minimal documentation face disappointment—French banks require extensive financial documentation and typically take 2-3 months for approval.
Never skip independent structural surveys on older properties, as mandatory diagnostics don't cover all potential issues. Understand your ongoing French tax obligations and engage advisors familiar with the U.S.-France tax treaty. Finally, avoid choosing locations based solely on vacation experiences—research year-round practicalities including transport, services, and rental demand.
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.
Buying French property as an American in 2025 offers excellent opportunities across diverse markets and price points. Success requires understanding the legal framework, assembling the right professional team, and choosing locations aligned with your investment goals.
With proper preparation and realistic expectations about costs and processes, American buyers can successfully navigate the French property market. The combination of lifestyle appeal, potential rental income, and long-term appreciation continues to make France an attractive destination for American real estate investment.