Can American people buy and own property in Serbia now? (2026)

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

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

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INVESTROPA

A team specialized in real estate investing in European countries

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 Serbia. If you’d like to learn more about us, you can check our presentation page.

Can a US citizen legally buy residential property in Serbia right now?

Can I buy a home in Serbia as a US citizen in 2026?

As of early 2026, US citizens can legally purchase residential property in Serbia because the country operates under a reciprocity principle, meaning Americans are allowed to buy since Serbia grants similar rights to Serbians purchasing property in the United States.

The standard buying process for a US citizen in Serbia involves finding a property, hiring a local lawyer to verify the title, signing a preliminary contract before a notary, paying the agreed price (typically through a Serbian bank account), and then registering your ownership with the Real Estate Cadastre.

This process usually takes two to three months from start to finish, and while it may feel bureaucratic, it is straightforward once you have the right local professionals guiding you through each step.

By the way, we've written a blog article detailing all the foreigner rights regarding properties in Serbia.

Are there many Americans buying property and living in Serbia in 2026?

As of early 2026, Americans make up a small but growing segment of foreign property buyers in Serbia, with most concentrated in Belgrade and Novi Sad rather than forming a dominant buyer group.

The neighborhoods with the highest concentration of American expats and property owners in Serbia include Vračar, Stari Grad, and Dorćol in Belgrade, as well as the Liman area in Novi Sad, where English-friendly services and modern amenities are more readily available.

The top three reasons Americans are choosing to buy property in Serbia are the significantly lower cost of living compared to the US, the attractive property prices (with Belgrade averaging around 2,500 to 3,000 euros per square meter), and the country's welcoming visa policy that allows 90-day stays without a visa.

The American expat community in Serbia is growing, driven by remote work opportunities, Serbia's positioning as a digital nomad hub, and the country's affordable lifestyle combined with its central European location.

Do foreigners have the same buying rights as locals in Serbia?

Foreigners from reciprocity countries like the United States have nearly the same buying rights as Serbian locals for residential property, though they face one extra step: verifying that their home country grants similar rights to Serbians, which the US does.

The main property types off-limits or restricted for foreign buyers including Americans in Serbia are agricultural land and properties located in protected zones or near military areas, so foreigners typically focus on apartments, houses, and residential buildings in urban areas.

We cover all these things in length in our pack about the property market in Serbia.

Can I buy property in Serbia without a residence permit?

Yes, you can buy residential property in Serbia without a residence permit, as property ownership is not tied to immigration status, and many foreign buyers complete their purchases while living abroad.

The process for buying property in Serbia while living abroad typically involves hiring a Serbian lawyer, granting them power of attorney (notarized and apostilled), and having them handle the contract signing and registration on your behalf while you transfer funds from your home country.

Buying a home in Serbia does not automatically grant you a visa or residence permit, but it does qualify you to apply for a temporary residence permit if you choose to spend more time in the country.

The main practical challenge non-resident buyers face when completing a property purchase remotely in Serbia is coordinating the documentation, translations, and bank transfers across time zones, which is why having a reliable local lawyer and potentially a Serbian bank account makes the process much smoother.

Can US citizens own land in Serbia?

US citizens can own land in Serbia when it comes as part of a residential property purchase, such as the plot underneath a house, but standalone agricultural land is restricted and generally cannot be purchased directly by foreigners.

Serbia does not use the freehold versus leasehold terminology common in some countries; instead, what matters is the registered ownership right in the Real Estate Cadastre, and foreigners can hold full ownership of residential properties and the associated land parcels.

The specific geographic zones where foreign land ownership is restricted or prohibited in Serbia include agricultural zones, border areas, protected natural reserves, and land near military installations, so most foreign buyers focus on urban residential properties where these restrictions do not apply.

Please note that we have a dedicated blog article about the land buying process in Serbia here.

What documents will I need to buy in Serbia?

The essential documents a US citizen needs to purchase property in Serbia include a valid passport (with certified Serbian translation), proof of funds showing the origin of your money, marital status documentation, and a Serbian bank account for transferring the purchase price.

Serbia does not require foreigners to obtain a local tax identification number before purchasing property, though you will receive one as part of the registration process when the property is recorded in the cadastre and property tax is assessed.

A Serbian bank account is not legally mandatory for a cash purchase, but it is practically essential for transferring large sums, and it becomes required if you are taking out a mortgage with a Serbian bank.

Proof of funds documentation is typically required by both the notary and the bank, and you may also need to provide a local address in Serbia for certain administrative steps, though this can often be your lawyer's office address during the transaction.

We have a whole section dedicated to all the documents you need in our Serbia property pack.

Can a foreign-owned company buy property in Serbia?

Yes, foreign-owned companies can purchase residential property in Serbia under similar reciprocity conditions as individuals, and the property law statute explicitly addresses the rights of foreign legal entities to acquire real estate.

Americans sometimes use a Serbian limited liability company (DOO, similar to an LLC) to hold property in Serbia, typically for rental income management, liability protection, or when multiple owners are involved, though this is not the most common approach for simple personal purchases.

Owning property through a company structure in Serbia does not automatically lower taxes; while it changes the tax profile (corporate tax instead of personal, potential expense deductions), the added accounting and compliance costs often outweigh any benefits for a single residential property.

The main drawback of using company ownership for residential property in Serbia is the increased administrative burden, including mandatory annual accounting, corporate filings, and higher professional fees, which makes it impractical unless you have a clear operational reason for the structure.

What taxes and fees will I pay in Serbia in 2026?

What are buyer taxes in Serbia in 2026?

As of early 2026, the total buyer tax on a resale property purchase in Serbia is typically 2.5% of the purchase price, so on a 100,000 euro apartment (about 11.7 million Serbian dinars or 105,000 US dollars), you would pay around 2,500 euros in transfer tax.

The buyer tax burden in Serbia consists primarily of just one component for resale properties: the 2.5% property transfer tax; however, for new-build purchases directly from a developer, you pay 10% VAT instead of transfer tax, which is usually included in the listed price.

Buyer tax rates in Serbia do not differ for foreigners versus locals or for primary residences versus investment properties, meaning Americans pay the same 2.5% transfer tax or 10% VAT as Serbian citizens would on an identical purchase.

If you want to go into more details, we also have a page detailing all the property taxes and fees in Serbia.

What are other closing costs in Serbia in 2026?

As of early 2026, you should budget an additional 3% to 5% of the purchase price for closing costs beyond taxes in Serbia, so on a 100,000 euro apartment, expect around 3,000 to 5,000 euros (3,500 to 5,500 US dollars or 350,000 to 590,000 dinars) in non-tax fees.

The main closing cost categories in Serbia include notary fees of around 300 to 500 euros (350 to 580 US dollars), legal fees of 500 to 1,500 euros depending on complexity, cadastre registration fees of approximately 50 euros, and real estate agent commissions typically ranging from 2% to 3% of the purchase price.

The most negotiable closing costs in Serbia are the real estate agent commission and legal fees, while notary fees and registration costs are largely fixed by regulation and offer little room for negotiation.

The single closing cost item that tends to surprise foreign buyers the most in Serbia is the translation and document authentication expense, which can add 200 to 500 euros when you factor in certified translations of all documents, apostilles, and notarization of powers of attorney from abroad.

Are there hidden fees foreigners miss in Serbia right now?

The estimated total amount of commonly overlooked fees foreign buyers encounter in Serbia typically ranges from 500 to 1,500 euros (580 to 1,750 US dollars or 59,000 to 176,000 dinars), depending on the complexity of your transaction and documentation needs.

The top three hidden or unexpected fees that foreign buyers most often fail to budget for in Serbia are bank compliance and fund verification costs (100 to 300 euros), apostille and international notarization fees for powers of attorney (150 to 400 euros), and building reserve fund or HOA-type charges in newer developments (50 to 150 euros per month).

Ongoing annual costs that foreign property owners often underestimate after purchase in Serbia include annual property tax (typically 0.1% to 0.3% of assessed value, meaning 150 to 500 euros per year on a 150,000 euro property), building maintenance fees in apartment complexes (300 to 600 euros annually), and utility connection or transfer fees if the property was previously vacant.

Getting surprised by hidden fees is one of the pitfalls people face when buying real estate in Serbia.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Serbia 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 Serbia in 2026?

Do banks lend to US citizens in Serbia in 2026?

As of early 2026, Serbian banks can legally lend to US citizens for property purchases, but approval is not guaranteed and depends heavily on your income documentation, residency status, and the individual bank's policies.

US citizens generally receive similar treatment to other foreign nationals when applying for mortgages in Serbia, though Americans face additional scrutiny because Serbian banks must comply with FATCA reporting requirements under the US-Serbia intergovernmental agreement.

The main reason some banks in Serbia are hesitant to lend to American borrowers specifically is the extra compliance burden of FATCA, which requires banks to report US-owned accounts to American authorities, creating additional paperwork and regulatory risk for the bank.

The typical approval rate for US citizens applying for property loans in Serbia is difficult to estimate precisely, but realistically, non-resident Americans without Serbian income face a challenging path, with most successful approvals going to those who have local employment or a strong existing banking relationship in Serbia.

There is a full document dedicated to mortgage for foreigners in our pack covering the property buying process in Serbia.

What down payment do American people need in Serbia in 2026?

As of early 2026, the minimum down payment for US citizens to obtain a mortgage in Serbia is typically 30% to 50% of the property value, so on a 150,000 euro apartment (about 17.5 million dinars or 160,000 US dollars), you would need at least 45,000 to 75,000 euros upfront.

The typical down payment range for foreign buyers in Serbia stretches from 30% at the minimum (for those with strong documentation and local ties) to 50% or even higher for non-residents without Serbian income, reflecting banks' conservative approach to cross-border lending.

Yes, a larger down payment improves mortgage terms and interest rates for US citizens in Serbia, as putting down 40% to 50% instead of the minimum 30% signals lower risk to the bank and typically results in better pricing and faster approval.

You can also read our latest update about mortgage and interest rates in Serbia.

What interest rates do US citizens get in Serbia in 2026?

As of early 2026, the typical mortgage interest rate range for US citizens in Serbia is approximately 5% to 7% effective annual rate, depending on whether you choose a fixed or variable rate product and the currency indexation of your loan.

Interest rates for foreign buyers in Serbia are generally similar to rates offered to local residents, though foreigners may end up at the higher end of the range due to perceived risk and the additional compliance requirements involved in cross-border lending.

Variable-rate mortgages linked to EURIBOR are more common in Serbia and typically offer lower starting rates, while fixed-rate options provide payment stability but start slightly higher; most loans have terms of 15 to 25 years, with 20 years being typical.

The single factor that has the biggest impact on the interest rate a US citizen will be offered in Serbia is proof of stable, verifiable income, with borrowers who can demonstrate consistent earnings (especially if paid through a Serbian employer) receiving significantly better rates than those relying solely on foreign income documentation.

Can I use US income to qualify in Serbia right now?

The acceptance level of US-sourced income for mortgage qualification in Serbia is moderate to challenging, meaning banks will consider it but require extensive documentation and may apply stricter scrutiny than they would for locally earned income.

Banks in Serbia typically require American applicants to provide certified translations of US tax returns (usually two years), employment verification letters, bank statements showing regular salary deposits, and sometimes proof of ongoing employment stability such as a contract or HR confirmation letter.

If standard US documentation is insufficient, some Serbian banks may accept alternative income verification such as a co-signer with Serbian income, a larger down payment to offset income risk, or documentation of other assets and investments that demonstrate your ability to repay the loan.

How do US taxes interact with owning property in Serbia?

Do I have to declare the property to the IRS from Serbia?

Owning property in Serbia by itself does not trigger a specific IRS reporting requirement, meaning you do not need to file a special form simply because you hold foreign real estate without generating income from it.

However, if you have a Serbian bank account related to your property purchase, you may need to file an FBAR (FinCEN Form 114) if your foreign account balances exceed 10,000 US dollars at any point during the year, and potentially Form 8938 if you meet higher asset thresholds.

Reporting obligations kick in primarily when rental income or a sale occurs, at which point you must report the income on your regular US tax return; simply holding property as a personal residence does not create annual reporting requirements beyond any bank accounts you maintain.

Will I pay tax twice in the US and Serbia in 2026?

As of early 2026, you can potentially be taxed in both the US and Serbia on property-related income such as rental earnings or capital gains, but the US Foreign Tax Credit mechanism typically allows you to offset taxes paid in Serbia against your US liability.

There is currently no comprehensive income tax treaty between the US and Serbia; the IRS's official treaty list does not include Serbia, which means you cannot rely on treaty-specific protections to automatically prevent double taxation.

The Foreign Tax Credit works by allowing you to claim a credit on your US tax return (Form 1116) for income taxes paid to Serbia, effectively reducing your US tax bill dollar-for-dollar up to the amount of your US tax on that foreign income.

Whether Serbian property taxes are deductible on your US federal tax return is a nuanced question that depends on current US tax law and your specific situation, so you should treat this as a conversation to have with a qualified US CPA rather than assuming a deduction is available.

Do I need FATCA reporting when buying in Serbia?

FATCA reporting for US citizens purchasing property in Serbia relates primarily to the Serbian bank accounts you open rather than the property itself, since real estate is not a "specified foreign financial asset" under FATCA rules.

Form 8938 (FATCA) reporting is triggered if your foreign financial assets exceed 50,000 US dollars at year-end or 75,000 US dollars at any point during the year for single filers living in the US (thresholds are higher for those living abroad), and these assets include your Serbian bank accounts but not the property itself.

FATCA reporting (Form 8938, filed with your tax return) differs from FBAR (FinCEN Form 114, filed separately online) in that FBAR has a lower threshold of 10,000 US dollars aggregate in all foreign accounts, so you may need to file an FBAR even if you do not meet FATCA thresholds.

Yes, consulting a US CPA before buying property in Serbia is strongly recommended, and you should specifically ask about FBAR and Form 8938 thresholds, how to structure accounts to minimize compliance burden, and whether your planned rental income strategy is tax-efficient on both sides.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Serbia. 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 Serbia, 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
Supreme Court of Cassation (Serbia)	Official judiciary-hosted copy of the core property-law statute.	We used it to anchor the legal basis for foreigners acquiring property and the reciprocity concept. We also referenced it for actual article numbers to avoid blog-style interpretations.
Republic Geodetic Authority (RGZ)	Serbia's official cadastre and price-register authority.	We used it to ground the article in hard market facts including transaction volumes and price trends. We also used it to explain typical financing patterns in Serbia.
National Bank of Serbia (NBS)	Serbia's central bank publishing official banking and rate statistics.	We used it to set the macro borrowing backdrop and frame realistic mortgage rate estimates. We also used it to avoid relying on media summaries for interest-rate conditions.
KPMG Serbia	Major global audit and tax firm with carefully sourced summaries.	We used it to confirm the 2.5% transfer tax framework and identify who is legally the taxpayer. We also triangulated closing-cost items beyond just the headline tax.
CMS Law	Top-tier international law firm with structured country guides.	We used it to cross-check VAT versus transfer tax logic for new builds versus resales. We also used it to keep explanations consumer-friendly without losing legal accuracy.
US Treasury FATCA Agreement	Official intergovernmental agreement text from the US government.	We used it to explain why US citizens should expect bank reporting and compliance friction. We also used it to ground the FATCA section in primary documentation.
FinCEN	US regulator that administers FBAR reporting rules.	We used it to state the 10,000 dollar aggregate threshold and when filing is required. We also used it to keep the US-reporting section crisp and correct.
IRS Form 8938 Guidance	Official IRS guidance hub for FATCA Form 8938.	We used it to explain when overseas financial assets can trigger extra reporting. We also used it to separate owning real estate from holding foreign financial accounts.
IRS Foreign Tax Credit	IRS's primary explainer for how double taxation is typically mitigated.	We used it to explain the most common way Americans reduce double taxation. We also used it to avoid over-claiming treaty benefits that may not exist.
Banca Intesa Serbia	Major retail bank publishing representative mortgage terms.	We used it to anchor what banks advertise for rates and effective annual percentage. We also triangulated realistic mortgage-rate ranges consumers actually see.