French Riviera Edition · A practical guide for American buyers
The French process is more formal, more regulated, and often slower than the US — but it is designed to protect you at every stage. This guide walks you through it all.
First things first
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.
What about visas? A visa is not required to purchase property. However, owning property does not automatically grant residency rights. Here is what American buyers need to know:
As a US citizen, you can enter France — and the entire Schengen Zone — without a visa for up to 90 days in any 180-day rolling period. This covers most vacation or short-stay ownership scenarios. However, it does not allow you to work or establish legal residency in France. Many second-home owners structure their stays around this rule, splitting time between France and the US.
If you wish to spend more than 90 days in France in any given 180-day period, you will need to apply for a long-stay visa before traveling. This visa is issued by the French consulate in the US and typically requires proof of financial self-sufficiency, health insurance, and a French address. It is the first step toward legal residency.
For buyers who intend to work remotely from France or run a business, the Passeport Talent visa offers a multi-year residence permit. It is designed for skilled professionals and entrepreneurs. Requirements include proof of income, a professional project in France, and relevant qualifications.
American retirees planning to live in France can apply for a long-stay visa tailored to non-working residents. The main requirement is demonstrating sufficient income or savings to support yourself without working in France — typically around €1,200–1,500 per month per person. Health insurance coverage is also required.
Important: Visa rules and requirements can change. It is always recommended to consult the French consulate in your state or speak with an immigration specialist before making any plans around extended stays in France.
Know the differences
Many American buyers are surprised by how different the French process feels. Here are the main differences to understand before you start.
| Topic | 🇺🇸 United States | 🇫🇷 France |
|---|---|---|
| Transaction oversight | Escrow companies manage closings | A notaire oversees the entire legal process |
| Timeline | Faster — typically 30–45 days | Longer — typically 3–5 months |
| Negotiations | Agents often manage directly | Multiple formal steps and written contracts |
| Closing costs | Usually lower (2–5%) | Generally higher (7–8% for existing properties) |
| Offers | May remain informal initially | Written offers are more structured from the start |
| Title protection | Buyers rely on title insurance | Notaire verifies ownership and legal compliance |
| Diagnostics | Buyer often arranges inspections | Mandatory diagnostics provided by seller |
What is a notaire? A notaire is a government-appointed legal professional responsible for overseeing the transaction. They verify legal ownership, check property records, handle contracts, collect taxes and registration fees, and register 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.
Step by step
The full process typically takes 3–5 months. Each stage is legally defined and cannot be skipped.
International buyers often start by defining lifestyle goals, choosing preferred towns or neighborhoods, and establishing budget expectations. On the French Riviera, popular areas include Cannes, Antibes, Saint-Tropez, Saint-Jean-Cap-Ferrat, and Mougins.
Many buyers travel to France for viewing trips. During visits, it is important to evaluate building condition, natural light, co-ownership regulations, noise levels, renovation needs, and any seasonal rental restrictions.
In-person or video tours availableOnce you find the right property, a written offer is submitted. The offer generally includes the purchase price, financing conditions, proposed timeline, and any conditions or contingencies. Negotiation may occur before acceptance.
This is the preliminary sales agreement. Once signed, the property is effectively reserved, the legal process officially begins, and the buyer typically pays a deposit of around 5–10% of the purchase price.
Deposit: 5–10% of purchase priceFrench law gives buyers a 10-day withdrawal period after signing the preliminary contract. During this period, buyers may withdraw without penalty. This protection does not exist in the US system. However, once those 10 days have passed, withdrawing from the purchase means forfeiting your deposit — typically 5–10% of the purchase price. In some cases, the seller can also pursue additional compensation. This is why it is essential to be certain before letting the cooling-off period expire.
Buyer protected by lawIf financing is involved, mortgage approval takes place during this stage. At the same time, the notaire conducts legal checks regarding ownership, existing mortgages, urban planning matters, property boundaries, and co-ownership regulations.
Timeline: 6–10 weeksThe final deed is signed at the notaire's office. Remaining funds are transferred, ownership officially changes hands, and keys are delivered to the buyer. If you cannot be present, a power of attorney (procuration) allows someone to sign on your behalf.
You are now a French property ownerUnderstanding the numbers
One of the most important things for American buyers to understand is that purchase costs in France are generally higher than in the United States. Plan accordingly.
| Cost | Typical amount | Notes |
|---|---|---|
| Notaire fees & government transfer taxes | 7–8% | Includes droits de mutation, registration fees, and notaire's own fees — all collected by the notaire and set by law. |
| Agency fees | 5–6% | Already included in the advertised price — not an additional cost for the buyer. |
Annual property ownership tax paid by the owner every year, regardless of occupancy.
May still apply to second homes. Abolished for primary residences.
For apartments: building maintenance, security, pools, gardens, elevators, concierge.
Mandatory for all properties including second homes. Covers fire, water damage, theft, and civil liability. Annual premiums typically range from €500 to €2,000+ on the Riviera. Your insurer must be notified if the property is vacant for extended periods.
When you sell — Capital Gains Tax
When you sell a French property, any profit is subject to capital gains tax. The combined rate is 36.2% — 19% income tax plus 17.2% social charges. However, France applies a progressive exemption based on how long you have owned the property. After 22 years of ownership you are fully exempt from the 19% income tax, and after 30 years from the social charges as well, meaning long-term owners pay nothing on the gain.
For non-residents
French banks may finance non-resident buyers, including US citizens — but requirements are generally stricter than for French residents. Here is what to expect.
What banks typically review: proof of income, tax returns (last 2 years), bank statements, existing assets, debt obligations, and credit history. Non-resident buyers are often expected to contribute a larger down payment — typically 20–30% of the purchase price. Many American buyers choose to pay cash, which simplifies the transaction considerably and often strengthens their negotiating position.
Not all French banks will lend to non-residents, but several do — including BNP Paribas, Société Générale, Crédit Agricole, and CIC. Specialist international mortgage brokers who work with American buyers can also be very helpful in navigating the options and preparing your file. Expect the process to take longer than in the US — often 6 to 10 weeks for full approval. Starting early is essential.
French banks apply a strict debt-to-income ratio — your total monthly debt obligations (including the new mortgage) generally cannot exceed 33% of your gross monthly income. This is calculated on your global income, including US earnings. Banks will convert your income from USD to EUR, and currency fluctuation can affect how much you qualify for. It is worth having a clear picture of your debt-to-income ratio before approaching lenders.
In France, taking out a mortgage requires mandatory borrower's insurance (assurance emprunteur). This covers death, total disability, and in some policies, job loss. The cost is typically 0.1–0.5% of the loan amount per year and is added on top of your monthly mortgage payment. As a non-resident or older buyer, you may face higher premiums or medical requirements. This insurance must be in place before the loan is released.
Whether you finance or pay cash, transferring large sums from the US to France involves currency exchange. Exchange rates fluctuate and can significantly impact the total cost of your purchase. Many buyers use specialist currency brokers (such as Wise, OFX, or Moneycorp) rather than banks to get better rates and lock in exchange rates in advance. Always plan for the transfer well ahead of the signing date.
Tip: Preparing your financing documentation early — ideally before you start visiting properties — puts you in a much stronger position when you find the right property and are ready to make an offer.
Ownership structures
Many international buyers — especially Americans — choose to purchase French property through an SCI rather than in their own name. It is worth understanding what it is and whether it makes sense for your situation.
What is an SCI? An SCI (Société Civile Immobilière) is a French civil real estate company. It is a legal structure specifically designed to hold and manage property. It is not a trading company — it cannot be used to run a business — but it is widely used by families and international buyers to own French real estate in a more flexible and tax-efficient way.
French inheritance law is complex for non-residents. French property passes according to French rules, which impose fixed shares for children and can create complications for blended families or American estate plans. France also imposes inheritance tax (droits de succession) regardless of where heirs live — spouses pay nothing, children face 5–45%, and unrelated parties (unmarried partners, step-children without adoption) face a flat 60%. An unmarried American couple, for example, could face a 60% tax bill when one partner dies. Owning through an SCI and transferring shares to heirs gradually can significantly reduce this exposure. Always discuss your family situation with a notaire before you buy.
If you are buying with a partner, family members, or friends, an SCI clearly defines each person's ownership share from the start. It also makes it easier to add or remove owners over time without triggering a full property sale. Each owner holds shares in the SCI rather than a direct stake in the property, which gives much more flexibility.
By default, an SCI is tax-transparent — meaning profits and losses pass through to the individual shareholders and are taxed at their personal income tax rate. However, an SCI can also elect to be taxed as a corporation (IS), which may be advantageous if you plan to rent the property commercially. The right choice depends on your situation and should be discussed with a bilingual tax advisor (expert-comptable) before you buy.
Setting up an SCI involves notaire fees and registration costs — typically €1,500–3,000. Once established, you are required to file annual accounts, hold annual general meetings, and maintain basic bookkeeping. These obligations are manageable but should be factored into your decision. Annual accounting costs typically run €500–1,500 depending on the complexity of the structure.
An SCI is not the right choice for everyone. For a straightforward purchase by a single buyer with no complex inheritance concerns, buying in your own name is simpler and cheaper. But for families, couples with different nationalities, or anyone thinking about long-term estate planning, the SCI deserves serious consideration. The key is to discuss it with both a notaire and a tax advisor before signing anything — because changing the ownership structure after purchase is possible but costly.
Important for Americans: An SCI is a foreign entity for US tax purposes and may trigger additional IRS reporting obligations (Form 8865 or Form 5471 depending on the structure). Always consult a US-qualified CPA with international experience before setting up an SCI.
Learn from others
Most issues can be avoided with early preparation and the right guidance. Here are the most frequent pitfalls.
The French process is more administrative and document-driven. Patience and preparation are essential. What takes days in the US can take weeks in France — and that is by design.
Many buyers focus only on the purchase price and forget about taxes, notaire fees, and annual ownership expenses. Budget 7–8% on top of the purchase price from the start.
Mortgage approvals for international buyers may take significantly longer than expected. Start the process early — ideally before you find the property you want to buy.
Apartment buildings in France often have detailed regulations (règlement de copropriété) governing renovations, rentals, and building usage. Always review these before signing.
Lifestyle emotion is important — but practical considerations matter too. Always evaluate year-round accessibility, maintenance requirements, rental restrictions, resale potential, and ongoing ownership costs.
The market
The Côte d'Azur remains one of the world's most desirable second-home markets, with strong long-term international demand.
Buyers are drawn by the Mediterranean lifestyle, international airports and accessibility, strong global reputation, climate and outdoor living, luxury hospitality and dining, and long-term international demand that supports property values.
Questions & answers
Your guide
Originally from the South of France, I attended middle school and high school at Mouratoglou Tennis Academy before moving to Atherton, California, where I spent four years at Menlo College as a student-athlete on the tennis team.
Living in the United States gave me a real understanding of American culture, communication style, and what international buyers are looking for when purchasing property in France. Today, I work with clients from all over the world with a strong focus on helping American buyers navigate the French real estate market.
I work across the French Riviera — from Cannes and Cap d'Antibes to Villefranche-sur-Mer, Beaulieu-sur-Mer, and Saint-Tropez. Beyond real estate, I'm passionate about tennis, travel, wellness, and the Mediterranean lifestyle that makes the Côte d'Azur so special.
Get in touch
Tell me about your project and I'll get back to you within 24 hours — in English, bien sûr.