Can Americans buy property in France?

Yes, without restriction. France welcomes American purchasers without legal barriers, citizenship requirements, or residency prerequisites. There are no caps on properties owned and no extra taxes on foreign buyers.

The process involves navigating a system different from what Americans know. The absence of a Multiple Listing Service, the two-stage contract process, the notaire’s role, and French financing options all require preparation.

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Why the Absence of an MLS Changes Everything

Paris operates without a Multiple Listing Service. This single fact shapes every step of buying property in the city. In the United States, the MLS functions as a centralized database where virtually every home for sale appears. Platforms like Zillow and Redfin pull their inventories from this system.

In Paris, no equivalent central hub exists. Finding property requires:

• Searching a dozen or more listing websites, each showing only partial market inventory
• Working with multiple agencies, as many hold exclusive listings unavailable elsewhere
• Accessing off-market properties that never appear on public websites (nearly 20% of the market)
• Identifying direct seller opportunities through local networks

“We scour over a dozen websites and work with agencies across the city to ensure our clients see every property that matches their criteria,” explains Paris Property Group founder Miranda Junowicz. “We also have access to off-market listings, auction properties, and for-sale-by-owner opportunities.”

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How Does the French Purchase Process Work?

French real estate transactions typically follow a two-stage system, though cash buyers have the option of proceeding directly to final sale.

The Standard Timeline

The standard process involves:

• Preliminary contract (promesse de vente) signed approximately one month after offer acceptance
• 10-day reflection period for buyer to withdraw without penalty
• 10% deposit into notaire’s escrow account
• Financing contingency specifying required loan terms (if applicable)
• Final closing (acte de vente) typically two to three months after preliminary contract

Some French sellers are reluctant to accept offers from non-resident buyers with financing contingencies, preferring the certainty of cash transactions. “We connect our buyers with reputable lenders that can provide assurance about loan approval, or have backup financing available to enable them to make a non-contingent offer on highly desirable properties,” notes Junowicz.

This preparation becomes particularly important because French law requires sellers to accept any non-contingent offer at full list price. Unlike the US market where bidding wars drive prices above asking, when a property in France is listed through an agency, sellers are contractually obligated to accept the first offer that meets their asking price. “While the seller is required to accept any non-contingent list price offer, we typically negotiate below the list price,” notes Junowicz.

While cash buyers sometimes skip the preliminary contract and proceed directly to the acte de vente, Paris Property Group agents generally recommend the traditional two-stage approach. “If you go right to closing it usually takes approximately five weeks or longer from an offer being accepted, because the notaire really has to make sure that everything is perfect, so it can actually delay when the parties are completely locked in,” explains Paris Property Group agent Jennifer Jomard. “I’d rather that we get quickly to a preliminary contract and then if everybody wants to proceed to a fast closing, we can typically close two weeks later.”

Who Is the Notaire?

The notaire serves a function unfamiliar to American buyers. Appointed directly by the Minister of Justice, they operate as both a public official and specialized attorney for real estate transfers. Unlike US attorneys who represent one party, the notaire ensures the transaction’s legitimacy and can represent both buyer and seller simultaneously.

Key Responsibilities of the Notaire

• Verifying property authenticity and confirming seller ownership
• Checking for liens or adverse covenants
• Ensuring regulatory compliance
• Handling mortgage registry
• Calculating all stamp duties and purchase taxes
• Affixing official seal that carries the same legal weight as a court judgment

Notaire fees represent approximately 1% of a property’s purchase price, with the remainder of the typical 7.5% (or more if financing) closing costs comprising various taxes and registration fees. The comprehensive verification work eliminates the need for separate title insurance, which can cost an additional 0.5 to 1% in US states.

“While both parties can share a single notaire, I send my clients to one who specializes in the tax and inheritance concerns particular to international buyers,” explains Junowicz. Working with an English-speaking notaire familiar with international transactions becomes crucial for proper structuring of the purchase to achieve optimal tax and inheritance outcomes.

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Can Americans Get French Mortgages?

French banks offer mortgages to non-resident Americans, typically financing up to 75% of a property’s assessed value. Requirements differ from US practices:

• Annual income must be roughly 3x the yearly mortgage payment
• Age restrictions apply
• Loans secured by life insurance policies (not traditional mortgage insurance)
• As of December 2025, rates for non-resident buyers hover around 3.5 to 4%
• US mortgage rates currently average 6.5%

“The financing process starts earlier in France than Americans expect,” notes Junowicz. “We advise clients to speak with a French mortgage specialist at the beginning of their property search, not after they’ve found something they want to buy.”

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What Are the Closing and Carrying Costs?

American buyers should budget approximately 7.5% – 8% of the purchase price for total closing costs.

Breakdown of Closing Fees (Estimate)

• Land registry taxes: 6.35% (older properties)
• Miscellaneous expenses: approximately €700
• Notaire’s service fee: 0.83% plus 20% VAT

Annual Carrying Costs

Running costs in Paris are significantly lower than in major US cities like New York or San Francisco.

• Property taxes (taxe foncière): 0.1-0.2% of purchase price annually
• Building fees: €100-250 monthly
• Property Insurance: €500-700 annually

For more details on managing these costs, see our guide on Ownership Essentials.

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How Should Americans Handle Currency Exchange?

Currency exchange can significantly impact the effective purchase price. Americans not residing abroad have two primary options.

Currency exchange specialists offer:

• Forward contracts to lock in rates months in advance
• Protection against currency fluctuations between offer and closing
• Dedicated account managers
• Wider exchange rate spreads than digital platforms

 Digital platforms like Wise provide:

• Transparent pricing with lower costs for most transfers
• European IBAN details functioning as a Euro bank account
• Direct debit capabilities for French utilities, property taxes, and building fees
• Best option for ongoing property expenses

Many buyers use a currency specialist for the initial property purchase transaction, then manage ongoing expenses through Wise.

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Can I Rent My Property When I’m Not Using It?

Rental options for American property owners in Paris depend on residency status and property designation.

Long-term rentals (12 months or longer) remain straightforward for all property types. Mobile leases (1-10 months) offer flexibility for temporary tenants and require less administration than short-term rentals.

Short-term rentals face strict regulations:

• Primary residences: Up to 90 days annually without special authorization
• Secondary residences: Require commercial designation and city-issued short-term rental permit
• In practical terms, Paris no longer issues new short-term rental permits
• Only properties with existing permits can legally operate as short-term rentals
• Registration numbers must be displayed in all digital listings
• Fines for illegal short-term rentals reach up to €50,000

For a deep dive on the legality of Airbnb, read our article: Are Short-Term Rentals Legal in Paris?

Energy Performance Note

Energy performance restrictions now affect all rental types. As of January 2025, properties with G-rated Energy Performance Diagnostics cannot be rented. F-rated properties will be banned in 2028, and E-rated properties in 2034. Properties under 40m² are currently exempt from these restrictions.

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What Timeline Should Americans Expect?

From initial offer to final closing:

• Financed purchases: 3-4 months total
• Promesse de vente: approximately 1 month after offer acceptance
• Loan approval and final preparations: an additional 2-3 months
• Cash purchases: 6-8 weeks (potentially faster)

“American buyers are often surprised by how long the process takes. Having someone who understands both the American expectations and the French reality makes an enormous difference.”

Successful purchase requires understanding a process different from US real estate transactions and assembling a team of French specialists to navigate the requirements involved

Whether you are looking for a family home in the 7th Arrondissement or a pied-à-terre in the Marais (3rd/4th Arrondissement), successful success requires assembling a team of specialists to navigate the local market.

Contact Paris Property Group to learn more about buying or selling property in Paris.