Americans buy property in France: the ultimate guide

The Complete Guide for Americans Looking to Buy Property in France

France is one of the most beautiful countries in the world, which is why so many Americans are relocating to the area. Those seeking to buy a property in France must understand how French real estate works. Not only does the home-buying process differ from America, but so does the tax system. We’ve made this guide to help you navigate the ins and outs of buying a French property so you know what to expect every step of the way.

 

Exploring French real estate market trends

The French real estate market is showing strong signs of growth, which is great news for those looking to buy and sell property. This stability contributes to the market’s resiliency post-pandemic. Currently, single, detached home sales are seeing the greatest growth as these properties become the gold standard of living. And early 2025 is forecast to be the best time to buy an apartment or house in Paris or France as a whole, with rates going down to around 3%. DE TILLY PARIS can help you find the best deals and capitalize on the exciting market trends.

 

French property prices

The French real estate market has varied pricing depending on the region. These costs reflect the appeal and unique characteristics that draw in not only locals but international buyers as well. The table below outlines the average property costs for some of the most popular cities in the country.

City / Area

Cost in EUR per m²

Cost in USD per sq ft

Paris

€9,282

$9,798

Lyon

€4,614

$4,870

Marseille

€3,633

$3,835

Nice

€5,175

$5,462

Bordeaux

€4,410

$4,655

The prices above reflect the average costs in the current market, but they can fluctuate based on factors like a property’s features, the specific location, and other market dynamics.

 

Exploring the most popular regions for Americans to buy property in France

France is home to many geographically diverse regions, each with a rich cultural heritage and unique beauty. For Americans moving abroad, these are the most popular regions to purchase property.

 

Paris

The infamous capital city, Paris is a prime destination for international buyers. The rich history and unparalleled beauty make it one of the most popular choices for American buyer

Aquitaine

Aquitaine is in southwest France and offers beautiful landscapes from the Bordeaux wine country to coastal escapes of “Pays Basque” and “Landes.” For those seeking upscale properties, Bayonne and Biarritz are an excellent choice, while the more rural countryside is perfect for older properties or vineyard estates.

Normandy

Normandy offers a breathtaking coastline, historic architecture, and delicious dining with nearby coastal towns that are perfect for vacation retreats. Plus, it’s only a short car or train ride to Paris!

Provence

Provence is popular due to its old-world charm, attracting local and overseas residents. Historic properties dot the landscape, making it a quaint yet sophisticated destination. Additionally, the weather is perfect year-round, with temperate winters and sunny summers.

 

Can American citizens buy property in France?

As non-EU citizens, many Americans wonder if they can purchase property in France, and the good news is that it’s absolutely possible. In fact, the purchasing process is largely the same as it is for French and EU citizens. One thing to be aware of, however, is that purchasing a French property doesn’t give you automatic residency rights. One way that international buyers navigate this is by getting a long-stay visa, which you can then convert to a residence permit. Before we discuss how to get a long-stay visa, let’s go over the steps involved in buying a property in France. 

When searching for a French property, you’ll need to use a real estate agent. But be careful there’s no MLS in France, which is why you need a Specific Buying agent like DE TILLY PARIS to help you find the best property. Our agent’s job goes beyond helping you find the perfect home to guiding you throughout the entire purchasing process. Once you find the property you’d like to buy, you’ll make an offer. Your DE TILLY PARIS expert guidance on the current market value will help you be competitive but fair. Once the seller accepts the offer, an initial sales agreement or contract is drawn up, and you’ll receive a full dossier outlining the results of compulsory testing that’s performed on the property (“Diagnostic technique”). Please note that these tests don’t include a survey of the full structure. From here, both you and the seller will sign the sales agreement through your NOTAIRE, which can be done electronically from the States. Once signed, you must send a deposit, which ranges from 5% to 10%, to the Notary. This downpayment is kept within a secured client account. 

Read here our article on : French Notaire Role

From here, the Notaire carries out compulsory searches to ensure compliance with all French regulations and laws. You can expect to wait 2 to 4 months for this process to complete. Once done, you’ll transfer the remaining balance to the Notaires client account and sign the deed of sale or completion contract. To ensure you get the best exchange rate, use an experienced foreign exchange trader. After all the paperwork is signed, you’ll receive the keys to your new property.

 

Receiving a Long-Stay French Visa (VLS-TS)

As we discussed briefly, purchasing a property in France doesn’t grant you automatic residency status. French law states, ” For any stay in France exceeding 90 days, you are required to apply in advance for a long-stay visa. In this instance, your nationality does not exempt you from the requirements. Whatever the duration of your planned stay, the duration of your long-stay visa must be between three months and one year. In order to extend your stay beyond the period of validity of your visa, you must apply for a residence permit at a prefecture. During its period of validity, the long-stay visa is equivalent to a Schengen visa, enabling you to move around and stay in the Schengen Area outside France for periods not exceeding 90 days over any period of 180 consecutive days, under the same conditions as if you held a Schengen visa.”

 Those moving to the country must contact the French Embassy in America to begin the application for a long-stay visa (VLS-TS). This link shows you all embassy locations in the United States. Americans applying for a French visa can see which visa they need and all the required supporting documents and fees here.

 

Obtaining a Residence Permit

A French residence permit allows you to stay in France beyond the length of a long-stay visa. You can obtain one if you meet the following requirements:

      Must obtain a residence permit on arrival in the country

      Desire to stay in France after your long-stay visa expires

      Are offered from the beginning a multi-year visa

      Are eligible for an indefinite stay in France

For more information on obtaining a French residence permit, click here.

 

Understanding tax classifications as a French resident

Regardless of your nationality, you may be considered a resident of France for tax purposes if you meet certain requirements. France’s official site lists the following criteria: 

      Your permanent place of residence is in France, i.e., your habitual place of residence or that of your family (spouse and children).

      If you have dual permanent residence, the center of your financial and personal interests is in France.

      If your center of interests cannot be determined, your primary place of residence is in France (residence in France for more than 183 days in the same year).

      In the absence of any other deciding criteria among the above (primary place of residence or no place of residence in either country), your tax residence will be in France if you hold French nationality.

      Failing which, the tax authorities in the two countries may be asked to decide upon your tax residency.

If you don’t qualify as a tax resident, you’ll only be taxed on the income you make from French sources. However, French residents are taxed on their entire income from both French and foreign sources.

 

French tax thresholds

French residents must pay a yearly real estate wealth tax on any taxable assets above the threshold set on January 1 of each year. If your taxable assets are less than €1,300,000 you will pay no tax. The table below shows the taxable asset-to-percentage ratio.

Assessable net asset values

Applicable percentage

Below €800,000

0.00%

Between €800,000 – €1300,000

0.50%

Between €1,300,000 – €2,570,000

0.75%

Between €2,570,000 – €5,000,000

1.00%

Between €5,000,000 – €10,000,000

1.25%

Above €10,000,000

1.50%

 

Capital gain tax

If you’re purchasing a second home, you are required to pay a capital gains tax at a rate of 36.2%. This amount includes a 17.2% social charge and 19% capital gains tax.

The tax reduction is based on how long you’ve held a second home and is a system that reduces the taxable amount on any capital gain when you sell:

      For income tax: After owning the property for 6 years, you get a 6% reduction per year on the taxable gain until the 21st year, then 4% for the 22nd year. Full exemption from income tax is reached after 22 years of ownership.

      For social contributions: You receive a 1.65% reduction per year from the 6th to the 21st year, then 1.6% for the 22nd year, and 9% for each year beyond the 22nd. Full exemption from social contributions is achieved after 30 years. 

These annual reductions apply to the gross gain, meaning the longer you own the property, the lower your taxable base becomes.

Read our article on: Understanding Real Estate Taxes in France

 

Selling After 30 Years: Full Exemption

If you sell a property after owning it for more than 30 years, you’re entirely exempt from the 36.2% tax on the capital gain, which includes both income tax (19%) and social contributions (17.2%).

This rule applies to all property types, whether a second home, rental investment, or land, making it a key consideration in property wealth management.

 

Final Thoughts

As an American, purchasing a French property is an exciting opportunity to live in one of the most beautiful countries in the world. DE TILLY PARIS will help you understand the buying process and how to obtain residency. We’ll also explain the local tax rates and help streamline the experience so you can start enjoying your new home faster.

 

1. Can Americans buy property in France?

Yes, Americans can buy property in France without restrictions. The purchasing process is similar for French, EU, and non-EU citizens. However, owning property doesn’t grant residency rights, so you’ll need a visa or residence permit if you plan to stay for more than 90 days.

The process involves:

  1. Plan your finances and budget.
  2. Searching for a property (with your exclusive buying real estate agent at DE TILLY PARIS).
  3. Making an offer and signing a preliminary sales agreement.
  4. Conducting due diligence with a notaire (legal officer).
  5. Paying a deposit (5-10% of the property’s price).
  6. Finalizing the sale with the balance transfer and signing the deed.

Yes, working with a real estate agent is advisable, especially since France doesn’t have an MLS (Multiple Listing Service). Consider hiring a buyer’s agent like DE TILLY PARIS, who will work exclusively in your interest and help you navigate the market.

Absolutely! Many Americans purchase properties in France remotely. The preliminary agreements and deed signing can be done electronically through a notaire. At DE TILLY PARIS your buying agent ensures the process goes smoothly.

Key taxes include:

  • Property tax (taxe foncière): Paid annually.
  • Residence tax (taxe d’habitation): Applies to second homes but has been abolished for most primary residences.
  • Wealth tax on real estate: Applies if your assets in France exceed €1.3 million.
  • Capital gains tax: Charged at 36.2% for non-primary residences, with exemptions after long-term ownership (30+ years).

Yes,when you sign the preliminary agreement, you’ll pay a deposit of 5-10% of the purchase price to the notaire. This amount is held in a secure escrow account.

Yes, many French banks offer mortgages to foreign buyers. You’ll typically need a 20-30% down payment, proof of income, and documents showing financial stability. At DE TILLY PARIS we can help you connect with lenders experienced in working with international buyers.

No, owning property doesn’t provide automatic residency rights. You’ll need a long-stay visa (VLS-TS) to stay in France for more than 90 days and must apply for a residence permit if you plan to live there long-term.

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Marius

Your Expert on Real Estate and Investment in Paris

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