Buying & Renting Property in France as an American

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The French Property Buying Process

Step 1 — Search: Use SeLoger, PAP, LeBonCoin, Belles Demeures, or a local immobilier (estate agent). English-speaking agents exist in Paris and major expat areas.
Step 2 — Make an offer: Verbal or written offer to the seller/agent. If accepted, proceed to compromis.
Step 3 — Compromis de vente: Binding preliminary contract. 10-day cooling-off period for the buyer. Deposit of 5–10% required.
Step 4 — Due diligence: Notaire verifies title, urban planning, mandatory property diagnostics (DPE energy rating, asbestos, lead, electrics, etc.)
Step 5 — Mortgage (if applicable): 6–8 week condition for financing. French mortgage rates are often lower than US rates.
Step 6 — Acte de vente: Final notarized deed signed at the notaire's office. You get the keys. Notaire registers the transfer with the land registry.

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Budget: True Cost of Buying in France

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Notaire Fees (Frais de Notaire)

Approx. 7–8% of purchase price (old property) or 2–3% (new construction). Includes government taxes, registration fees, and the notaire's actual fee (about 1%).

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Agent Commission

Typically 3–8% of sale price. In France, the commission is often paid by the seller — verify in each listing (HAI = agency fees included in price).

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Mortgage Fees

Bank arrangement fee (frais de dossier) €500–€1,500, plus mortgage guarantee (caution or hypothèque) approx. 1–2% of loan amount.

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Taxe Foncière (Annual Property Tax)

Annual French property tax. Varies by commune and property size. Average €500–€3,000/year for a typical apartment. Paid by owner each October.

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Can Americans Get a French Mortgage?

Yes — but it's more complex. French banks generally require: French residency card, 3–6 months of French income, 20–30% down payment, and proof of US tax compliance (FATCA declaration). Some specialist brokers like CAFPI or Empruntis have experience with non-resident and expat mortgages. US-based lenders do not typically finance French property.

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US Tax Implications of French Property

Rental income from French property must be declared on both your French (IR) and US (1040) tax returns
French capital gains tax applies on property sales: 19% + social charges (17.2%) = ~36.2% for non-residents. Rate decreases after 5 years ownership and zeros after 22 years (CGT) / 30 years (social charges)
US capital gains: You must also report the sale to the IRS. The France-US tax treaty generally prevents double taxation — French tax paid can be credited against US tax
Wealth tax (IFI): France's real estate wealth tax applies if your net French property assets exceed €1.3M
Exchange rate gains/losses: If USD/EUR rates change between purchase and sale, the IRS may treat currency gains as taxable income — consult a dual-country tax specialist

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Renting in France as an American

Standard unfurnished leases are 3 years (1 year for furnished). Notice periods: 3 months (unfurnished) / 1 month (furnished) for tenants.
Landlords often request a dossier locataire: passport, residency permit, last 3 payslips, last 2 tax returns, last 3 bank statements, employment contract or business registration
Guarantee: Most landlords require a French guarantor. If you can't provide one, use VISALE (free government guarantee scheme) or Garantme (paid commercial service)
Use SeLoger.com, PAP.fr, LeBonCoin Immobilier, or English-language services like Paris Property Group
Paris is rent-controlled — landlords cannot charge above the reference rent index. Check encadrement des loyers.