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
Yes, US citizens can legally buy residential property in France in 2026, and the process is more straightforward than most Americans expect.
France welcomes foreign property buyers with the same ownership rights as French citizens, though you will need to navigate notary procedures and banking requirements that differ from what you know back home.
This guide covers everything from legal requirements and taxes to mortgages and US tax implications, and we constantly update this blog post to reflect the latest rules and market conditions.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in France.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
Can a US citizen legally buy residential property in France right now?
Can I buy a home in France as a US citizen in 2026?
As of early 2026, US citizens can legally purchase any type of residential property in France, including apartments, houses, and new-build units, with full ownership rights identical to those of French nationals.
The standard buying process requires working with a French notary (notaire) who handles all legal aspects of the transaction, verifies the property title, and officially registers your ownership with the land registry.
This notary-led system means you do not need a separate real estate attorney like you would in the United States, since the notary acts as a neutral public official ensuring the transaction is legally valid for both parties.
By the way, we've written a blog article detailing all the foreigner rights regarding properties in France.
Are there many Americans buying property and living in France in 2026?
As of early 2026, Americans represent a visible segment of foreign buyers in France, though non-resident foreign buyers overall account for only about 1 to 2 percent of existing home transactions nationwide according to notary statistics.
The highest concentration of American property owners and expats in France is found in Paris (particularly the 6th, 7th, and 8th arrondissements), along with Provence, the French Riviera (Nice, Cannes, Antibes), and lifestyle destinations like Aix-en-Provence and smaller villages in the south.
The top three reasons Americans choose to buy property in France are the quality of life and healthcare system, the cultural and culinary appeal of French living, and the opportunity to own a vacation home or investment property in a stable European market.
The American expat community in France has remained relatively stable with modest growth, driven by remote work flexibility, retirees seeking European lifestyle, and families drawn to the French education system.
Do foreigners have the same buying rights as locals in France?
In France, foreign buyers including US citizens enjoy the same property ownership rights as French citizens for standard residential purchases, with no additional restrictions, quotas, or special permits required based on nationality.
There are no property types or locations in France that are off-limits to American buyers for residential purposes, though some agricultural land and properties in certain protected zones may have specific regulations that apply equally to all buyers regardless of nationality.
We cover all these things in length in our pack about the property market in France.
Can I buy property in France without a residence permit?
You do not need a French residence permit to purchase property in France, as the country allows non-residents to buy and own real estate while living abroad with no residency requirements attached to the purchase.
The process for buying property in France while living abroad typically involves granting power of attorney to your notary, who can then sign documents on your behalf, though you may also complete the purchase during a visit to France.
Buying a home in France does not grant you any visa or residency rights, so if you plan to stay in France for more than 90 days, you will need to apply separately for a long-stay visa through the official France-Visas process.
The main practical challenge non-resident buyers face when purchasing property remotely in France is gathering and certifying all required documents (passport, civil status certificates, proof of funds) and coordinating with French banks and notaries across different time zones.
Can US citizens own land in France?
US citizens can own land outright in France with full freehold ownership (called "pleine propriété"), which means you own both the land and any buildings on it permanently with no restrictions on inheritance or resale.
France primarily operates on a freehold ownership system, though you may occasionally encounter long-term leases called "bail emphytéotique" (emphyteutic leases) that can last 18 to 99 years and create strong tenant rights, but these are uncommon for standard residential purchases.
There are no specific geographic zones or land categories in France where foreign land ownership is prohibited for residential purposes, making France one of the most open European countries for American property buyers.
Please note that we have a dedicated blog article about the land buying process in France here.
What documents will I need to buy in France?
The essential documents a US citizen needs to purchase property in France include a valid passport, civil status documents (marriage certificate or divorce decree if applicable), proof of funds with bank statements showing the source of money, and sometimes additional identity verification for anti-money-laundering compliance.
While France does not require a local tax identification number before purchase, you will be assigned one by the French tax authority once you own property and need to pay local taxes like "taxe foncière."
A local French bank account is not legally mandatory to complete a purchase, but it is strongly recommended and often practically necessary for paying property taxes, utility bills, condo fees, and managing any mortgage payments.
For proof of funds, notaries and banks in France will typically request recent bank statements, documentation of sale proceeds if you are selling another property, investment account statements, or gift letters if family is helping with the purchase, and you must provide a reliable correspondence address even if it is your overseas home.
We have a whole section dedicated to all the documents you need in our France property pack.
Can a foreign-owned company buy property in France?
Foreign-owned companies can legally purchase residential property in France, though the tax, reporting, and financing implications differ significantly from personal ownership and require careful planning.
Americans commonly use a French structure called an SCI (Société Civile Immobilière) to hold property, which is similar to an LLC and is primarily used for shared ownership among family members, simplified management, and inheritance planning rather than as a pure tax reduction tool.
Owning property through an SCI does not automatically lower taxes, and in some cases may increase complexity or costs, since tax outcomes depend on how the company is structured, how income is taxed, and your personal situation in both France and the United States.
The main drawback of using company ownership for residential property in France is the added administrative burden (annual filings, accounting requirements) and potentially higher financing costs, since banks may offer less favorable mortgage terms to corporate borrowers.
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What taxes and fees will I pay in France in 2026?
What are buyer taxes in France in 2026?
As of early 2026, the total buyer taxes on a resale property (called "ancien") in France typically amount to about 7 to 8 percent of the purchase price, so on a 300,000 euro apartment (roughly $315,000 USD), you would pay around 21,000 to 24,000 euros ($22,000 to $25,000 USD) in acquisition costs.
The main components of buyer taxes in France include transfer taxes (droits de mutation or DMTO) at about 5.8 percent in most departments, the notary's regulated fees at around 1 percent, and various small administrative charges, with the transfer taxes making up the largest portion by far.
Buyer tax rates in France do not differ based on your nationality, so Americans pay the same as French citizens, but new-build properties (called "neuf" or VEFA/off-plan) enjoy significantly lower acquisition costs of only about 2 to 3 percent because they are subject to VAT rather than transfer taxes.
If you want to go into more details, we also have a page detailing all the property taxes and fees in France.
What are other closing costs in France in 2026?
As of early 2026, closing costs beyond taxes in France typically add another 1 to 2 percent of the purchase price, so on a 300,000 euro property (roughly $315,000 USD), budget an additional 3,000 to 6,000 euros ($3,150 to $6,300 USD) for various fees.
The main closing cost categories in France include the notary's actual fee (about 1 percent, which is part of the "frais de notaire" but separate from taxes), bank mortgage arrangement fees if you borrow (typically 500 to 1,500 euros or $525 to $1,575 USD), property appraisal costs, and translation or document legalization fees if needed.
Real estate agent commissions in France are negotiable and typically paid by the seller (ranging from 3 to 8 percent), so as a buyer you can sometimes negotiate with the seller on who covers this cost or have it reflected in the price.
The closing cost that surprises foreign buyers the most in France is mandatory borrower insurance (assurance emprunteur), which can significantly increase your mortgage's annual percentage rate (APR) and even cause loan rejection if it pushes you above the legal APR ceiling called the "taux d'usure."
Are there hidden fees foreigners miss in France right now?
Foreign buyers in France commonly overlook fees totaling 1,000 to 5,000 euros ($1,050 to $5,250 USD), depending on their situation, which includes document translation, certified copies, and unexpected administrative charges.
The top three hidden fees foreign buyers fail to budget for in France are: notary requests for extensive source-of-funds documentation (which can require paid translations and certifications), condo fee adjustments at closing (typically 500 to 2,000 euros or $525 to $2,100 USD depending on timing), and certified translation costs for civil status documents (100 to 500 euros or $105 to $525 USD per document).
Ongoing annual costs that foreign property owners often underestimate in France include "taxe foncière" (property tax, typically 1,000 to 5,000 euros or $1,050 to $5,250 USD depending on property size and location), "taxe d'habitation" on second homes (which still applies to non-primary residences based on your situation on January 1), and condo charges (charges de copropriété) which can run 1,000 to 4,000 euros ($1,050 to $4,200 USD) or more annually.
Getting surprised by hidden fees is one of the pitfalls people face when buying real estate in France.
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.
Can I get a mortgage as a US citizen in France in 2026?
Do banks lend to US citizens in France in 2026?
As of early 2026, French banks do lend to US citizens, though non-residents face stricter documentation requirements, more conservative loan-to-value ratios, and potentially higher interest rates than French residents.
US citizens generally receive similar treatment to other foreign nationals when applying for mortgages in France, with no specific advantage or disadvantage based solely on American citizenship.
The main reason some French banks are hesitant to lend to American borrowers is FATCA (Foreign Account Tax Compliance Act) reporting requirements, which create additional compliance burdens that smaller banks prefer to avoid.
The typical approval rate for US citizens with strong financial profiles (high down payment, stable income, clean credit history) applying for property loans in France is reasonable, though success depends heavily on choosing banks experienced with international clients or working with specialized mortgage brokers.
There is a full document dedicated to mortgage for foreigners in our pack covering the property buying process in France.
What down payment do American people need in France in 2026?
As of early 2026, the minimum down payment for US citizens to obtain a mortgage in France is typically around 20 to 25 percent, so on a 400,000 euro property (roughly $420,000 USD), you would need at least 80,000 to 100,000 euros ($84,000 to $105,000 USD) in cash.
The typical down payment range for foreign buyers in France goes from 20 percent at the minimum to 30 percent or more for the strongest approval odds, with 25 percent being the most common success path for non-resident Americans.
A larger down payment does improve mortgage terms for US citizens in France, as banks offer better interest rates, longer repayment terms, and faster approvals when you put down 30 percent or more.
You can also read our latest update about mortgage and interest rates in France.
What interest rates do US citizens get in France in 2026?
As of early 2026, typical mortgage interest rates for US citizens in France range from about 3.3 percent for the strongest profiles to around 4.0 percent for more challenging files, with the average new housing loan rate in France sitting around 3.1 percent according to Banque de France data.
Interest rates for foreign buyers in France are generally 0.2 to 0.5 percentage points higher than rates offered to French residents with equivalent profiles, reflecting the additional risk and administrative burden banks perceive with non-resident files.
Fixed-rate mortgages are more common for foreign buyers in France, with typical terms ranging from 15 to 20 years (shorter than the 25-year terms often available to residents), though some banks offer variable rates that start lower but carry more risk.
The single factor with the biggest impact on the interest rate a US citizen will be offered in France is the down payment amount, as putting down 30 percent or more can shift you from average rates into the best-case pricing tier.
Can I use US income to qualify in France right now?
French banks do accept US-sourced income for mortgage qualification, though they require more extensive documentation than they would from a French applicant and will scrutinize your income stability and currency conversion carefully.
Banks in France typically require American applicants to provide two to three years of US tax returns, recent pay stubs or salary letters, bank statements showing regular deposits, and sometimes brokerage or investment statements to demonstrate overall financial health.
If standard US documentation is insufficient, some French banks accept alternative verification such as employment verification letters, accountant-prepared financial summaries, or asset-based lending approaches where your down payment and reserves matter more than income documentation.
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How do US taxes interact with owning property in France?
Do I have to declare the property to the IRS from France?
Owning real estate in France by itself does not automatically trigger IRS foreign asset reporting, but the French bank accounts you open to manage the property will likely create reporting obligations once their combined value exceeds $10,000 at any point during the year.
The main IRS forms US citizens may need to file when owning property in France are the FBAR (FinCEN Form 114) for foreign bank accounts and potentially Form 8938 (FATCA) if your specified foreign financial assets exceed the applicable thresholds, which are higher for those living abroad.
Simply owning a French property does not trigger these reports, but generating rental income, opening French bank accounts, or selling the property at a gain will create US tax reporting requirements that must be handled carefully.
Will I pay tax twice in the US and France in 2026?
As of early 2026, US citizens owning property in France face potential taxation in both countries on rental income and capital gains, but double-tax relief mechanisms typically prevent you from paying the same tax twice.
The US and France have a comprehensive income tax treaty that provides protections for property owners, including rules on which country has primary taxing rights for different types of income and mechanisms to avoid double taxation.
The Foreign Tax Credit allows US citizens to offset taxes paid to France against their US tax liability on the same income, so if you pay French income tax on rental earnings, you can generally claim a credit to reduce what you owe the IRS.
Whether French property taxes (taxe foncière) are deductible on US federal tax returns depends on your specific filing situation and how you use the property, which is exactly the kind of question where a US CPA with international experience earns their fee.
Do I need FATCA reporting when buying in France?
The act of buying property in France does not itself trigger FATCA reporting, but opening French bank accounts to pay for and manage the property will likely create FATCA obligations if your foreign financial assets exceed the reporting thresholds.
FATCA Form 8938 reporting is triggered when your specified foreign financial assets exceed $50,000 at year-end or $75,000 at any point during the year for single filers living in the US, with higher thresholds ($200,000 and $300,000) for those living abroad or filing jointly.
FATCA reporting (Form 8938) differs from FBAR (FinCEN Form 114) in that FBAR has a lower $10,000 aggregate account balance threshold and covers bank accounts specifically, while FATCA covers a broader range of financial assets and is filed with your tax return rather than separately.
Consulting a US CPA before buying property in France is highly recommended, and you should specifically ask about FBAR and FATCA obligations, how to structure accounts to simplify reporting, and whether an SCI or other entity would complicate your US tax situation.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about France, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Notaires de France | Official body for French notaries who handle all property transfers | We used it to confirm non-resident buying rights and AML documentation requirements. We also referenced it for the standard purchase process. |
| Notaires de France (acquisition costs) | Official breakdown of regulated buyer costs in France | We used it to explain what "frais de notaire" includes. We referenced it for realistic closing cost ranges. |
| DGFiP (French Tax Authority) | Official source for legally applicable tax rates by department | We used it to ground transfer tax percentages. We verified 2026 departmental rate decisions against this source. |
| Banque de France | French central bank with official mortgage market statistics | We used it to determine typical mortgage rates in early 2026. We avoided relying on marketing rates from individual lenders. |
| Banque de France (taux d'usure) | Official legal maximum APR for French loans | We used it to explain why borrower insurance matters. We referenced the APR ceiling that can block loan approvals. |
| France-Visas | Official French government visa portal | We used it to explain that property ownership does not grant residency. We clarified the 90-day visa-free limit. |
| French Ministry of Economy | Government explainer of financial and legal tools | We used it to describe what an SCI is in plain terms. We countered myths about automatic tax savings. |
| FinCEN (US Treasury) | US agency that sets FBAR filing requirements | We used it to state the $10,000 threshold clearly. We explained US reporting triggers for French account holders. |
| IRS (Form 8938) | Official IRS guidance on FATCA reporting | We used it to explain when foreign asset reporting applies. We recommended CPA consultation before closing. |
| Légifrance | France's official publication platform for laws | We used it to anchor that transfer taxes exist in law. We referenced it for emphyteutic lease legal framework. |
| Paris Notaires | Official analytics for Paris region based on transaction data | We used it to support American buyer presence in Paris. We kept foreign buyer discussion factual and location-specific. |
| INSEE | France's national statistics institute for housing prices | We used it to ground market context for early 2026. We verified trends against private price trackers. |
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