How to Buy an Apartment in Paris: A Complete Guide for American Buyers

Americans can buy an apartment in Paris with no residency or citizenship restrictions. The process takes roughly three to four months from accepted offer to closing, involves a French notaire who handles the legal transfer (not a real estate attorney), and is far smoother with a buyer’s agent who represents you separately from the seller.

If you have been searching for an apartment to buy in Paris and wondering whether that is possible as an American, the answer is straightforward: yes, entirely. What is not straightforward is navigating a market that operates by completely different rules than the real estate process in the United States. This guide walks you through each stage – from starting your search to the day you get your keys – so you know what to expect before you get started working with an agent in Paris.

What Makes Buying an Apartment in Paris Different from the US

The single biggest adjustment American buyers need to make in the Paris market is this: there is no MLS in France.

In markets across the United States, listings are collected in a centralized database. That means, a licensed real estate agent can show you any property on the market. In Paris, listings are fragmented, separately listed by hundreds of individual agencies – agences immobilières – each of which holds its own inventory. No central database exists. That means no one agent, no one website, no one search platform shows you the full picture.

This has two practical consequences. First, if you search Paris apartments for sale on your own, you are seeing only a fraction of what is on the market. Second, the agent showing you the property is the listing agent who represents the seller. They are legally responsible to the seller and are financially motivated to sell this particular property – not to protect your interests as the buyer.

The transaction itself is also structured differently. In France, every real estate purchase flows through a notaire – a state-appointed legal officer whose role is to verify the chain of title, conduct due diligence, collect taxes, and register the transfer with the French land registry. While each party to the transaction can have their own notaire, the notaire is first and foremost a neutral officer of the law; he is not a lawyer who represents you alone in the transaction. If you want someone in your corner, that is a buyer’s agent.

Understanding these two differences – no MLS, and the role of the notaire versus an attorney – goes a long way to avoiding the confusion that many international buyers have about purchasing property in Paris.

Can Foreigners and Americans Buy an Apartment in Paris?

Yes. France imposes no restrictions on foreign nationals purchasing real estate, including Americans. You do not need to be a French resident, hold a French visa, or have any prior connection to France. You simply need to sign a contract and complete the financial transfer.

Many first-time American buyers arrive at their first call with similar concerns. A few of the questions we hear most often:

• “How does capital gains tax work in France, and do I get any benefit for holding long-term?” France applies tapered relief that increases the longer you hold the property, with capital gains tax fully phased out after 22 years of ownership and social charges fully phased out after 30. This is a meaningful long-term consideration, not just a closing-day detail.
• “Will I owe French wealth tax, and does financing help?” The French wealth tax (IFI) applies to non-resident owners once net real estate assets exceed €1.3 million. Taking a mortgage rather than paying all-cash can meaningfully reduce this exposure, which is one reason some buyers choose to finance even when they could pay cash outright.
• “How do I manage tax filing in both the US and France, and who do I need on my team?” If you are generating income from your Paris property, you will want both a French accountant and a US accountant who can coordinate directly with each other. Dual-country filing has real interdependencies that are easy to miss if the two sides work in isolation.
• “Should I buy in my personal name, an LLC, an SCI, or a trust?” Each ownership structure carries different tax, inheritance, and liability trade-offs. It’s imperative to get this right, since this decision is costly to change after the purchase is complete.
• “How does French forced inheritance law affect my estate planning?” French law generally requires equal division of an estate among children, which can come as a surprise to American buyers. Non-EU residents may have the option to apply their home country’s inheritance law to their French property. This also needs to be addressed proactively, not after the fact.

None of these questions are obstacles to buying; but they are worth raising with your buyer’s agent and your cross-border advisors early, rather than discovering them at closing. For a deeper look at what’s involved as an American specifically, see our guide on buying property in France as an American.

Do You Need a Buyer’s Agent in Paris?

You do not need one. You can also navigate Paris without speaking French, orient yourself without a map, and negotiate a contract in a legal system you have never encountered – but most people prefer not to.

A buyer’s agent in Paris works exclusively for you: not the seller, not the agency holding the listing. Only you, the buyer.

Practically, this means your buyer’s agent accesses inventory listed at every agency in the city – including offmarket properties that are not posted publicly. They arrange showings to all the properties you want to see, and accompany you to each of the viewings. Most importantly, they find and share with you what the selling agent is not going to volunteer: constraints in the property, the building, the neighborhood, that might affect your decision to purchase. Your buyer agent will negotiate on your behalf, flag issues in the seller’s disclosures and the annual association meeting minutes before you sign, coordinate with the notaire, and manage every step of a process conducted almost entirely in a language and legal framework that is not your own.

One of our recent clients was searching for a rare apartment in the prestigious 5th arrondissement with very specific criteria: authentic period character, exceptional ceiling height, within a few blocks of the Seine. Through continuous market monitoring and our exclusive professional network, we identified the opportunity before it was publicly listed. Our client was given privileged early access to view the property ahead of its official launch date. We submitted a strategically timed offer before the property ever hit the market. The result was a calm, unhurried acquisition of an exceptional property that would have been extremely difficult to identify or secure independently.

This kind of proactive discovery is not the exception at Paris Property Group – it is the norm. A few recent examples from our agents:

• One of our agents discovered upcoming, expensive building renovations on two separate properties before either had been formally announced to the seller’s own clients. In both cases, this allowed us to negotiate the accepted offer down, with the seller absorbing a share of the cost.
• In another transaction, our agent discovered that two units in the building were operating as legal short-term rentals – information the buyers needed, since they specifically wanted an exclusively owner-occupied building.
• In a third  case, a seller represented that the apartment’s air conditioning units had been approved by the building’s co-ownership association (HOA). Our agent found this was not accurate, and that the system installed by the seller was at risk of being challenged by the building. We were able to renegotiate the price at the cost of installing a water-cooled system that would pass the regulations of the building. 

These issues surfaced because the Paris Property Group buyer’s agent was actively looking for them, working diligently to assure that the property met our client’s needs.

In one particularly involved case, our lead agent identified a material discrepancy between a property’s written co-ownership description and its official survey plans during deed preparation – a mix-up in which two adjoining lots had effectively been interchanged in the building’s records since 2014. Rather than let the sale proceed on inconsistent paperwork, our agent traced the error back through years of co-ownership meeting minutes and archival plans, coordinated directly with the notaire and the building’s property manager to document the mistake, and secured a rectifying deed that corrected the ownership record before closing – protecting the buyers from inheriting a legal ambiguity that could have surfaced years later.

To understand exactly how Paris Property Group works with buyers at every stage, see our Buyer Services page.

The Step-by-Step Process for Buying an Apartment in Paris

The Paris real estate purchase process has six stages. Once you have an accepted offer, the timeline to closing is typically three to four months.

1. Property search

Because there is no MLS, a thorough search in Paris means accessing listings held by dozens of independent agencies simultaneously. A buyer’s agent does this on your behalf. Publicly listed Paris apartments for sale on aggregator sites represent only a portion of what is available at any given time. It is difficult to put a precise percentage on how much of the market is off-market versus publicly listed, or what percentage of publicly listed properties are on any one particular listing site. As a general rule, many of the most sought after properties are typically shared first with an agency’s existing network and client base by email, well before they are ever listed online.

Beyond the publicly listed inventory, PPG’s agents actively reach out to our professional network of agents, attorneys, property managers and notaires for off-market properties and apartments that may be coming to market soon, to access and secure these coveted homes before they are officially listed. This privileged early access is one of the most valuable aspects of working with a dedicated buyer’s agent in Paris.

2. Making an offer

Real estate offers in Paris are formulated in writing – typically by email – without any set format in use in the industry. Our agents will connect with the selling agent first to communicate the offer verbally, followed promptly by the same offer in writing. Legally, it is the preliminary contract (the promesse de vente) that carries the greatest binding weight, though in practice sellers will not walk away from a deal once they have accepted an offer in writing. For sought-after properties, speed matters. PPG founder Miranda Junowicz advises clients to be prepared to act quickly if they see a home that fits their needs. 

One advantage for Paris property buyers over the system in most US markets is that there is no over-bidding on Paris real estate. The listing price includes the listing agents fee, and is the maximum price that you will pay for the apartment. The guessing game of what price to offer that usually accompanies a real estate purchase in a competitive market in the United States is not part of the Paris buying process. 

3. Signing the promesse de vente

The promesse de vente is the preliminary purchase contract most often used in Paris, signed by both buyer and seller, typically within four weeks after an accepted offer. The buyer’s notaire typically prepares the document after reviewing the title and related documentation around the property and the building. You do not have to be present to sign the promesse de vente, it can be signed by the Notaire according to a Power of Attorney.

Once the promesse is signed, the buyer is afforded a ten-day statutory “cooling-off” period during which they can retract on the purchase wit no financial consequences. Once the ten-day period has passed, your deposit – typically 10 percent – is committed, unless there are financial or other conditions on the sale that need to be met. 

If you are taking a French mortgage, your loan approval process runs in parallel with the pre-closing period after the signing of the promesse de vente. It’s useful to speak with a mortgage professional who specialises in international borrowers before your search begins: timeline and eligibility requirements for non-residents differ significantly from the standard process for French resident buyers.  

5. Notaire due diligence

Between the promesse de vente and the final deed (acte de vente), the notaire conducts additional title verification, checks for co-ownership charges (charges de copropriété), and calculates the taxes owed. Note: the mandatory property diagnostics are ordered by the seller before listing and are provided to the buyer before the offer – not during this stage. This stage typically takes two to three months, though for cash buyers it can compress to a few weeks depending on the notaires involved. For more on the notaire’s role and how to choose the right one, see our guide: What Is a Notaire, and How Do You Choose the Right One?

6. Signing the acte de vente (acte authentique)

The purchase is completed at the notaire‘s office. Both buyer and seller sign (in person or through a power of attorney) the final deed (the acte de vente, also called acte authentique), funds are transferred, and you receive the keys. At this point you are the legal owner of your Paris apartment.

What It Really Costs to Buy an Apartment in Paris

The purchase price is not your total outlay. International buyers frequently underestimate the additional purchase costs, which are significant.

For existing (not new-build) properties – which represent the majority of Paris apartments for sale – notaire fees run approximately 7.5 to 8 percent of the purchase price. On an €800,000 apartment, that is €60,000 to €64,000 on top of the purchase price. For new-build properties, notaire fees are substantially lower, approximately 2.5 percent.

In Paris, the selling agency’s commission is included in the advertised sale price and comes out of the seller’s proceeds – it is not an additional cost for the buyer. When PPG represents you as your buyer’s agent, our fee is separate from the selling agency’s commission: ordinarily 2.5 percent of the purchase price, plus applicable VAT.

Owners of Paris real estate pay an annual property tax (taxe foncière) based on the cadastral value of the property, typically around 0.1 to 0.2 percent of the purchase price. For second homes and investment properties, the taxe d’habitation also applies, and is roughly double the taxe foncière. For more detail on how Paris property taxes actually compare, see: Local Property Taxes in Paris – Among the Lowest in the World.

Monthly co-ownership charges vary by building size and amenities. A typical range is €100 to €200 per month, though larger apartments or buildings with a live-in concierge, elevator or other amenities will run higher. These are an ongoing annual cost of ownership, not part of your upfront acquisition costs.

Choosing the Right Arrondissement

Paris is divided into 20 arrondissements, each with a distinct character, price point, and buyer profile. There is no single “right” arrondissement – the right one depends on how you intend to use the apartment, what matters to you in daily life, and what your budget allows.

Some buyers already know exactly where they want to be in Paris, while others have a few ideas but remain open to suggestions or are entirely open. Our agents typically start with the most fundamental question: why are you buying in Paris? Of course if you will be working here, or have children who will attend school here, the location of work or school often becomes the most important  factor. If not, we ask clients what their day-to-day routine in Paris actually looks like – what they enjoy doing when they visit, what they picture their daily life being like longer term, whether they want to walk to certain places (and if so, where?), whether they are drawn to a livelier area or a quieter one – or a quiet street just off a lively one – and even whether they have a dog, which often means being near a park. Budget plays a role throughout. Often our agents suggest neighborhoods clients had never considered, based on what we understand they are looking for in daily life.

For a detailed guide to every arrondissement – what each is known for, who tends to buy there, and what prices look like – explore our Paris Arrondissements Explained guide.

Financing Your Paris Apartment as an American

American buyers can obtain French mortgages, and many do. French banks lend to non-residents, though the terms differ from what you would expect in the US.

Key points for American buyers seeking financing in Paris:

Down payment: French banks typically require a minimum of 25 to 30 percent from non-resident buyers. Budget for this amount plus the notaire fees on top of your purchase price.

To secure the best term and rates, it is important to work with a mortgage professional who specialises in international borrowers and works with a number of private and retail banks. The underwriting process for non-residents might include strict loan-to-value, age and other restrictions, and a specialist broker will navigate these far more effectively. Paris Property Group works with a trusted advisor who works specifically in non-resident mortgages, and we are glad to make an introduction when our clients want to explore a mortgage. For detailed guidance on rates, timelines, and eligibility, see our guide: French Mortgages in 2025 – Why Non-Resident Buyers Should Consider French Financing.

• Documentation: Expect to provide two to three years of US tax returns, recent pay stubs or business accounts, bank statements, and a full credit history. French banks conduct thorough income verification.
• Currency risk: If your income is in US dollars and your mortgage is in euros, fluctuations in the exchange rate affect your effective monthly payment. This is worth discussing with a currency specialist before committing to a loan structure. Several currency exchange companies will allow you to lock in the exchange rate for up to two years, thus affording you clarity on the US-dollar cost of your monthly mortgage cost. 
• The US-France tax treaty: Interest on a French mortgage is deductible from your US taxes under certain conditions. Consult a tax advisor who works with both US and French tax obligations before finalizing your financing structure.

Frequently Asked Questions

Can Americans buy an apartment in Paris?

Yes. France imposes no restrictions on foreign nationals, including Americans, purchasing real estate. You do not need to be a French resident or hold a French visa. Americans have been buying apartments in Paris for generations.

Do I need to speak French to buy an apartment in Paris?

You do not need to speak French, but you will likely need professional support. Every contract and legal document is drafted in French, though the notaires we work with speak English and correspond with clients in English directly. A strong buyer’s agent helps with both cultural and language translation to ensure that key information is not lost at a stage where precision matters.

How long does buying an apartment in Paris take?

From accepted offer to final deed, the typical timeline is three to four months. The majority of that time is the notaire’s due diligence period. The initial stages – viewing, offer, and signing the promesse de vente – can move quickly, typically within three to four weeks of finding the right apartment. The process from promesse de vente to closing can move faster still if you are not financing the purchase with a mortgage.

How much do I need upfront on top of the purchase price?

Budget for approximately 7.5 to 8 percent of the purchase price in stamp duties (commonly referred to as “notaire fees”), plus applicable agency fees. Most buyers in Paris should plan for total upfront acquisition costs of roughly 10 to 12 percent above the purchase price. 

What is a promesse de vente?

The promesse de vente is the preliminary purchase contract signed by both buyer and seller, usually within four weeks after an accepted offer. The seller is immediately obligated under this agreement, where the buyer has a statutory ten-day statutory cooling-off period during which they can pull out of the contract with no financial consequences. Once that time has passed, the buyer’s good-faith deposit (typically 10 percent of the purchase price) is committed. This document is prepared by the notaire and reviewed with you in detail before signing.

Is Paris real estate a good investment?

Paris real estate has appreciated steadily over the past two decades, with none of the sharp boom-and-bust cycles that define many other global cities. That stability, rather than rapid appreciation, is the defining characteristic of the market.

At the time of purchase, the upfront costs are significant. Between notaire fees and other acquisition costs, buyers should plan the total acquisition cost to be between 10-12 percent higher than the purchase price. This cost structure makes Paris a poor fit for short-term buyers, while rewarding a long-term hold. Favorable sale terms including a higher assigned cost basis and lower rates for capital gains tax begin once you have held the property for five years.

Supply is also a structural factor. Paris is a fixed, historic city with limited new construction, particularly in the central arrondissements where demand is highest. Haussmannian buildings and classic Parisian layouts cannot be replicated at scale, and that scarcity has supported prices over time even through broader economic cycles.

For most buyers, though, the financial case is only part of the decision. The properties our clients value most are the ones they actually use and enjoy, an apartment they return to, a neighborhood that becomes familiar, a foothold in a city they already love. That personal return is harder to quantify than appreciation, but for the majority of our clients, it is the primary reason the purchase makes sense.

The short answer: Paris real estate is a sound long-term investment for buyers who value stability over speed, and who see real, ongoing use of the property as part of the return, not separate from it. It is not the market for buyers seeking rapid appreciation or a quick exit.

How do I find an English-speaking buyer’s agent in Paris?

Look for an agent with verifiable experience working specifically with international and American buyers – not just an agent who speaks English. Ask how long they have been in the Paris market, whether they hold any legal qualifications (particularly useful for navigating French and American contract law), and whether they have references from American clients. Miranda Junowicz of Paris Property Group is a Yale Law School graduate and licensed California attorney who has worked exclusively with international buyers in Paris since 2003. Learn more about working with Miranda.

Miranda Junowicz is the founder of Paris Property Group and a licensed California attorney who has helped international buyers purchase real estate in Paris for over 20 years. For personalized guidance on buying an apartment in Paris, contact Paris Property Group directly.

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