The French process is more formal, more regulated, and often slower than the US — but it is designed to protect you at every stage.
Yes — Americans can freely buy property in France. You do not need French residency or citizenship to purchase real estate. France has a long history of international ownership, especially on the French Riviera where many foreign buyers own second homes.
Americans can purchase primary residences, vacation homes, rental investment properties, and commercial properties — all on equal footing with French nationals.
The 90-day Schengen rule. As a US citizen, you can enter France without a visa for up to 90 days in any 180-day rolling period. Many second-home owners structure their stays around this rule, splitting time between France and the US.
Visa de Long Séjour (Long-Stay Visa). If you wish to spend more than 90 days in France, you will need to apply for a long-stay visa before traveling. This requires proof of financial self-sufficiency, health insurance, and a French address. It is the first step toward legal residency.
Visa Passeport Talent. For buyers who intend to work remotely from France or run a business. Requirements include proof of income, a professional project in France, and relevant qualifications.
Visa Retraité (Retirement Visa). For American retirees planning to live in France. The main requirement is demonstrating sufficient income — typically around €1,200–1,500 per month per person. Health insurance is also required.
Many American buyers are surprised by how different the French process feels. Here are the main differences to understand before you start.
What is a notaire? A government-appointed legal professional who verifies legal ownership, checks property records, handles contracts, collects taxes and registration fees, and registers the sale with the French government. The notaire is neutral — they represent the legality of the transaction, not specifically the buyer or seller. You may appoint your own notaire at no extra cost.
The full process typically takes 3–5 months. Each stage is legally defined and cannot be skipped.
01 — Property search. Define lifestyle goals, preferred towns, and budget. On the Riviera, popular areas include Cannes, Antibes, Saint-Tropez, and Mougins.
02 — Property visits. Evaluate building condition, natural light, co-ownership regulations, renovation needs, and seasonal rental restrictions.
03 — Making an offer. A written offer is submitted including purchase price, financing conditions, proposed timeline, and any contingencies.
04 — Compromis de vente. The preliminary sales agreement. Once signed, the buyer pays a deposit of 5–10% of the purchase price.
05 — The 10-day cooling-off period. French law gives buyers a protected 10-day withdrawal window. Once it expires, withdrawing means forfeiting your deposit.
06 — Financing & due diligence. Mortgage approval and legal checks by the notaire. Typically 6–10 weeks.
07 — Acte de vente. The final deed is signed at the notaire's office. Ownership officially changes hands, and keys are delivered. If you cannot be present, a power of attorney (procuration) allows someone to sign on your behalf.
Purchase costs in France are generally higher than in the United States. Plan accordingly.
Capital Gains Tax when you sell. The combined rate is 36.2%. France applies a progressive exemption — after 22 years you are fully exempt from the income tax portion, and after 30 years from the social charges as well.
French banks may finance non-resident buyers — but requirements are stricter than for French residents. Non-residents are typically expected to contribute 20–30% down. Many American buyers choose to pay cash, which simplifies the transaction and strengthens their negotiating position.
French banks that lend to non-residents include BNP Paribas, Société Générale, Crédit Agricole, and CIC. Specialist international mortgage brokers can also be very helpful. Expect the process to take 6–10 weeks.
The 33% debt-to-income rule. Your total monthly debt obligations cannot exceed 33% of your gross monthly income. Banks convert your income from USD to EUR — currency fluctuation can affect how much you qualify for.
Assurance emprunteur. Mandatory mortgage insurance covering death and total disability. Typically 0.1–0.5% of the loan amount per year.
Currency considerations. Use specialist currency brokers (Wise, OFX, Moneycorp) rather than banks to get better rates and lock them in advance.
An SCI (Société Civile Immobilière) is a French civil real estate company — a legal structure specifically designed to hold and manage property. Many international buyers, especially Americans, choose to purchase through one rather than in their own name.
Inheritance planning. French inheritance law imposes fixed shares for children and can be complex for blended families. An unmarried American couple could face a 60% inheritance tax when one partner dies. Owning through an SCI and transferring shares gradually can significantly reduce this exposure.
Multiple owners made easier. An SCI clearly defines each person's share from the start and makes it easier to add or remove owners over time without triggering a full property sale.
Costs. Setting up an SCI costs €1,500–3,000. Annual accounting runs €500–1,500.
Most issues can be avoided with early preparation and the right guidance.
The Côte d'Azur remains one of the world's most desirable second-home markets, with strong long-term international demand.
Cannes. Luxury apartments, beaches, international events, and strong seasonal rental demand. The most internationally recognised name on the Riviera.
Cap d'Antibes. Absolute privacy, proximity to two airports, large grounds. Favoured by buyers seeking discretion and easy access.
Saint-Tropez. Iconic lifestyle, beach clubs, luxury villas. The most prestigious address on the Riviera — a serious villa starts at €3M.
Mougins. A hilltop village 15 minutes from Cannes with Michelin-starred restaurants, a strong expat community, and the Mouratoglou Academy. Entry villa price: €1.5–2M.
Nice & Villefranche. International airport, vibrant city life, broad range of price points.
Do I need to be physically present to buy? Not necessarily. For the final deed, you can grant power of attorney (procuration) to someone in France. This document must be notarized and apostilled in the US first.
What is the DPE energy rating? It rates a property's energy efficiency from A (best) to G (worst). Properties rated F or G are increasingly restricted from being rented and becoming harder to sell. Always check it before buying.
What taxes will I pay as an owner? Taxe foncière annually, potentially taxe d'habitation on second homes. Capital gains tax when you sell — eliminated after 22 years of ownership. The US–France tax treaty prevents double taxation.
How do I manage my property from the US? A local property manager handles key holding, maintenance, seasonal rental management, and bill payments. Fees: 5–15% of rental income, or a flat annual caretaking fee.