Buying property in Italy: what foreign buyers need to know

When Americans decide to Choosing the best places to live in Italy involves considering regional costs, lifestyle pace and your personal needs. Italy offers an incredible variety of lifestyles, making it easy for anyone to find a region that fits them. 1. Florence Living in the birthplace of the Renaissance puts you in the heart of architectural masterpieces, world-class museums and cobblestone streets perfect for wandering. Because the city center is highly walkable, you can easily browse local leather markets, dine at historic trattorias and cross the iconic Ponte Vecchio during your daily routine.  While the city attracts millions of visitors, it remains one of the best places to live in Italy for Americans due to its established, welcoming expat community. That means you will find many locals who can speak English sufficiently, as well as expats from English-speaking countries. For families planning 2. Milan Milan is a sleek, modern city where business, design and culinary flavors make it one of the best places to live in Italy for expats. The daily routine here involves navigating public transit networks, attending world-class design events and enjoying a nightlife famous for its stylish aperitivo culture. While it moves fast like a Northern European capital, you are still only a short drive away from tranquil lakes and mountain resorts. You can also enjoy opera at Teatro alla Scala, explore contemporary art at Fondazione Prada and shop on the prestigious Via Monte Napoleone. There are many beautiful properties in Milan, with many high-end fashion boutiques and historic cafes to explore. 3. Rome Rome is a great city for those who want to move to another country because it has all the big city essentials that make settling in easier. The daily rhythm involves grabbing morning espresso at a local bar, strolling through stone-paved plazas and enjoying long, unhurried dinners that stretch late into the night. There are many things to do in Rome, like exploring the quiet, ivy-draped streets of Trastevere, the morning markets at Campo de' Fiori and watching the sunset over the ancient ruins from Aventine Hill. While the city center hums with energy, you can easily escape to quiet hilltop towns or nearby coastal beaches for a weekend retreat.  The most prestigious neighborhoods in Rome are the Aventino district and the elegant residential streets of Prati. Settling in these areas places you right next to historic architecture, excellent local trattorias and quiet parks. 4. Amalfi Coast The Amalfi Coast is a good choice for people seeking a scenic maritime routine with a backdrop of lemon groves and colorful cliffside villages. The daily routine centers around the historic ferry system, which serves as a scenic commute between seaside villages, grand waterfront gardens and centuries-old stone piazzas. While summer brings an energetic influx of global travelers, the winter months transform the coastline into a peaceful place. There are many things to do here, like chartering traditional wooden boats to explore hidden sea grottoes, hiking the breathtaking Path of the Gods trail and sipping local limoncello at sunset in a cliffside piazza. There are beautiful neighborhoods to live in, like Positano and the tranquil hills of Ravello. Settling in these coastal spots surrounds you with historic churches, cliff-clinging gardens and unparalleled views of the Gulf of Salerno, offering a true picture-postcard retreat. 5. Lake Como Living in Italy's northern lake district is a good match for those seeking peace and natural beauty. The region is famous for its crystal-clear waters, historic stone villages and dramatic mountain backdrops. Daily life moves at a calm, deliberate pace, revolving around morning lakeside walks, fresh lake fish dinners and scenic ferry rides between historic ports. Winters here are quiet and peaceful, while summers bring a busy energy as the lakeside villages enjoy the warmer weather. For a change of pace, the hiking trails in the Grigna range provide quick escapes, and the Swiss border is just a short drive away. A few standout areas offer the perfect vantage point of the lake, such as the sun-drenched hills of Bellagio or the historic, residential streets of Menaggio. Finding a home in these lakeside enclaves puts private boat slips, historic botanical gardens and hidden lakeside cafes almost at your doorstep. 6. Bologna Bologna is the ultimate destination for food lovers because its entire culture revolves around rich culinary traditions. Residents can spend their time exploring the medieval alleys of the Quadrilatero, tasting fresh tortellini at family-run pasta shops or relaxing in the busy Piazza Maggiore.  When you want to explore further, the high-speed rail system sits right at the edge of town to connect you to Florence or Rome in under two hours. The city center is wrapped in 25 miles of beautiful brick porticoes, which you can use to walk to local cafes completely sheltered from the weather.  There are many beautiful neighborhoods in Bologna, like the quiet streets around the Giardini Margherita park. Settling in this southern quarter puts you right by the city's largest green space, with peaceful walking trails, lakeside cafes and historic stone gates just steps from your front door. 7. Sicily Sicily is an idyllic island escape and one of the best places to retire in Italy because you are living in one of the blue zones, where people tend to live happier and healthier lives. The massive Mediterranean island operates on its own time, where afternoons are strictly reserved for rest and shops close down so families can eat lunch together.  Residents spend their mornings shopping for fresh blood oranges and seafood at ancient open-air street markets, spending warm afternoons at the beach and enjoying late-night gelato in the town square. Traveling around the island is easiest with a car, as regional train routes are slower and built for taking in the scenic countryside vistas. There are many iconic neighborhoods to live in, like the historic island district of Ortigia in Syracuse. Making this coastal sanctuary your home base places you among ancient limestone buildings, putting traditional seaside cafes, hidden swimming platforms and historic fortress walls right at your doorstep. How do you decide where to live in Italy? When choosing where to live or retire in Italy, your ideal location should reflect your budget, language skills and real estate goals, while considering the realities of different regions.  Evaluating these core factors can help you pinpoint the exact location that fits your vision:  Embrace the Italian lifestyle with Pacaso Living in Italy part-time is much more attainable than most people think. Spending a single season or a few months a year in your favorite region is completely within reach when you bypass the traditional real estate headaches. Explore our current

Buying property abroad lets you immerse yourself in a different culture and may offer a lower cost of living than the U.S. However, the complexities of making this kind of purchase can feel intimidating. From navigating legal regulations and language barriers to working with local vendors and securing financing, buying a home abroad requires careful consideration and expert guidance.  Keep reading to learn more about what you need to consider when buying property abroad. Tip 1: Define your goals for the property Ask yourself how you plan to use your vacation home. Knowing your intended use upfront will shape every decision that follows, from where you buy to how you structure ownership. Tip 2: Think about where you want to buy If you’re unsure where you want to purchase a second home abroad, ask yourself the following questions: These questions can help you determine where you would like to purchase property. Even if you already have a dream destination in mind, evaluate the market before committing. When weighing locations, consider a few key factors. Tip 3: Understand foreign ownership laws Most countries allow Americans to buy property freely, but the rules vary enough by market that it’s worth a quick check before you get too far into your search. Two exceptions worth knowing:  Beyond the rules themselves, it’s important to know that legal representation is separate from your real estate agent. An agent helps you find and negotiate a property. An attorney or notary handles the transaction. In France, a notaire is legally required for every sale. Spain requires a notario. For buyers managing this across languages and time zones, Tip 4: Find a local agent and attorney  Learning how to buy property abroad is much easier with the right people in your corner, and those are two distinct roles. A local agent brings market knowledge and helps you search and negotiate when buying. An attorney handles the legal side: title review, contract drafting, and compliance with local regulations.  Tip 5: Understand your financing options Here’s a breakdown of the most common paths to financing a home abroad: Tip 6: Know your U.S. tax obligations If you’re buying property overseas, U.S. tax obligations don’t stop at the border. Here are the key tax obligations to know: You’ll want a tax expert in both the U.S. and your destination country, along with a local legal expert, to help you navigate these requirements before closing. Tip 7: Review residency and visa requirements If you plan to spend extended time or Other countries may restrict your length of stay without a visa or have separate requirements for property owners. Research the options available in your destination country or ask your local attorney to walk you through what applies to your situation. Tip 8: Plan for ongoing property management While away from your property, someone still needs to take care of the home’s security, cleaning and maintenance. And when something goes wrong, you need someone local who can respond quickly. When evaluating overseas For buyers who want this handled from day one, Pacaso’s co-ownership model includes a dedicated local property manager in each of its international markets. Security, cleaning, maintenance and vendor coordination are all managed on your behalf, so your home is ready when you arrive and looked after when you’re not there. What are the benefits of buying property abroad? Buying property abroad opens up advantages that go well beyond what a vacation rental or hotel can offer. Confidently buy a vacation property abroad with Pacaso Pacaso was built specifically for buyers who want the experience of owning a luxury home in a world-class destination without the full complexity of a solo cross-border purchase. Through Pacaso's Ready to find your home abroad? Explore our

Yes, France places no restrictions on foreign ownership of residential real estate. You can buy a Paris apartment, a Provence farmhouse or a Côte d'Azur villa as a non-resident, regardless of whether you hold an EU passport. Americans buying property in France have the same legal rights to purchase, hold, and resell as French nationals. What ownership does The sticker price is only part of the picture. Buying property in France as an overseas buyer typically adds 7% to 8% in closing costs on existing homes, plus agency fees and any financing costs. Here is what to budget for: Once you close, three recurring taxes shape your annual carrying cost. Paid annually by the owner, calculated on the property's cadastral rental value. Paris has historically had one of the lowest taxe foncière rates among major French cities, with a 2026 global rate of roughly 13.5%. For a typical 70 square meter apartment, that translates to approximately €450 per year, although prime properties with higher cadastral values pay more. Taxe d'habitation was abolished on primary residences in 2023, but it still applies to secondary residences. Paris levies a 60% surcharge on the municipal portion of taxe d'habitation for second homes, which is the highest surcharge band allowed under French law. If your French home is a vacation residence and not your declared primary residence, budget accordingly. France's real estate wealth tax. Non-residents are subject to IFI only on French real estate. The threshold to file is €1.3 million of net French real estate assets as of January 1 each year, and the progressive rate scale starts at €800,000. Rates range from 0.5% to 1.5% across brackets. For owners with a single Paris apartment under the threshold, IFI does not apply. For buyers stacking multiple French properties or a single high-value home, it becomes a meaningful annual line item. Non-residents selling French real estate pay capital gains tax on the profit. The headline rates: 19% income tax plus 17.2% social charges, for a combined 36.2% on the gain before relief. France then applies a generous taper relief (abattement pour durée de détention) the longer you hold. Under the Loi de Finances pour 2026, the income tax taper was accelerated. Full exemption from the 19% income tax portion is now reached after 17 years of ownership, down from 22 years. The social charges taper was not changed and still takes 30 years to reach full exemption. In practice, that means holding a French property long enough materially reduces the bite when you sell, but a sale within the first decade carries the full combined rate on most of the gain. EU and EEA nationals who were previously fiscally resident in France can also claim a lifetime €150,000 exemption on the net taxable gain. American sellers do not qualify for that specific allowance, but US-France tax treaty provisions help avoid double taxation on the same gain. A French tax advisor familiar with cross-border treatment is worth the fee. The right region depends on how you actually want to spend time in France. A few of the most-searched destinations among overseas buyers: Among the regions above, Paris stands apart for two reasons: liquidity (resale demand is consistent across cycles) and infrastructure (international flights, English-speaking professionals, robust property management). For overseas buyers asking where to buy property in France when they plan to visit on weekends or holidays rather than relocate, Paris remains the default answer. If you are weighing France against the UK, our guide on Ready to make Paris your second home? The French closing process is notaire-led and more structured than what most American buyers expect. The notaire is a public official who handles the legal transfer and represents the transaction itself, not the buyer or seller specifically. For overseas buyers, the practical friction is rarely the legal mechanics; it is the language, the paperwork volume, the time difference, and managing the home from afar once you own it. If you want the broader playbook beyond France specifically, our in-depth guide on Pacaso markets homes in France as luxury second homes, not investment vehicles. That framing matters: the right reason to buy in France is to actually spend time there, not to optimize a return. That said, the financial picture for a long-hold owner is reasonable. Paris real estate has shown decades of resilience across cycles, supported by limited central inventory, tight new-build supply, and consistent international demand. Taxe foncière is low relative to comparable global cities. Capital gains taper relief rewards long holds. And the dollar-priced fractional model removes some currency risk for US buyers. Where the math gets harder is on shorter holds, ownership of a high-value home that triggers IFI, or a property used too lightly to justify full ownership and management costs. That last point is where fractional ownership genuinely changes the equation. Use this comparison table as a real-world reference for Paris, specifically: The Paris price range above is grounded in two examples of Paris Pacaso homes in the 6th and 7th arrondissements: Most overseas buyers who want a home in France hit the same wall: the dream property in Paris is $5 million or more, sits empty 40 weeks a year, and brings a stack of cross-border management work along with it. Pacaso was built to solve that specific problem. Pacaso allows buyers to purchase a share (1/8 to 1/2) of a You can

Yes, there are no legal restrictions on foreign nationals buying residential property in the UK. Whether you are an American, a European citizen, or a buyer from anywhere else in the world, you can purchase a freehold or leasehold property in England, Scotland, Wales, or Northern Ireland without any ownership cap or special government approval. Foreign buyers can also apply for UK mortgages, though lender requirements vary and can be stricter than for UK residents. Visa status, residency duration, and the length of time you have held a UK bank account can all affect your mortgage eligibility. Hiring a UK-based solicitor is strongly recommended; they handle the legal and conveyancing process and ensure all documentation complies with UK regulations. SDLT is calculated in progressive bands where you pay each rate only on the portion of the price within that band. How much you pay depends on three things: the purchase price, whether the property is your only home or an additional property, and whether you are a UK or non-UK resident. If the property you are buying is not your only home, whether it is a holiday home, a buy-to-let, a pied-à-terre, or a second residence in town, you trigger the Higher Rates for Additional Dwellings (HRAD). This means you pay standard SDLT plus a 5% surcharge on the entire purchase price, applied from the first pound. The surcharge took effect at 5% on 31 October 2024, up from the previous 3% rate. It applies even if the other property you own is located overseas. Since April 2021, buyers who do not meet UK tax residency requirements pay an additional 2% surcharge on top of all other applicable SDLT rates. For SDLT purposes, you are considered a UK resident only if you were physically present in the UK for at least 183 days in the 12-month period ending on your completion date. This is purely a physical presence test, separate from income tax residency rules. For overseas buyers purchasing a second home or holiday property in England or Northern Ireland, the 5% additional dwellings surcharge and the 2% non-resident surcharge stack on top of standard rates for a combined 7% surcharge above standard SDLT. If any one buyer in a joint purchase is non-UK resident, the surcharge applies to the entire transaction. Note: Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Both have their own rate structures and additional dwelling surcharges. Consult a local solicitor if you are buying in either country. SDLT is the most significant tax at purchase, but overseas buyers should also be aware of the following ongoing and exit taxes. Yes, foreign nationals can obtain UK mortgages, though the process is more demanding than for UK residents. Here is what to expect: Pacaso provides an alternative financing pathway for buyers who want co-ownership in the UK. Pacaso partners with banks and acts as a corporate guarantor, helping buyers qualify for financing of up to 70% of the property's share value, meaning you put down just 30% and finance the rest. This can be significantly more accessible than going through the standard UK mortgage application process as a foreign national. For buyers specifically looking for a luxury second home in London, Pacaso has curated a portfolio of fully managed co-ownership properties in The UK property market offers a range of home types, each with different ownership structures and price points. The UK buying process differs significantly from what American and international buyers may be used to. Here is a step-by-step overview. The entire process from offer acceptance to completion typically takes two to four months, though it can take longer for complex transactions or in slow markets. You will need proof of identity, proof of address, bank statements, proof of income, and any relevant visa or residency documentation ready throughout. When you co-own a Pacaso home, we are your trusted advisor throughout the buying process, helping you skip the mountain of preparation needed to buy property in the UK. Our local expertise and resources, combined with our innovative co-ownership model, make it easier to afford, buy and manage your home abroad. For overseas buyers who want the lifestyle of a UK second home without the full weight of sole ownership, Pacaso allows buyers to purchase a share (1/8 to 1/2) of a fully managed luxury home through a property-specific LLC, giving them a true real estate asset. Each home is professionally designed, fully furnished, and managed end-to-end, so you never have to coordinate maintenance, cleaning, utilities, or vendor relationships from across the Atlantic or wherever you are based. The financial case is compelling, particularly for buyers looking at the luxury end of the UK market. Here is how co-ownership addresses the key challenges outlined in this guide. Pacaso's London portfolio includes properties in Mayfair, Belgravia, and Chelsea, among the most sought-after addresses in the world for international buyers. To explore available co-ownership homes, visit

You keep coming back to the same streets in Paris, the same corner pub in Mayfair, the same market in Lisbon, and the thought surfaces again: what would it take to actually own a place there? Buying a second home in Europe used to mean navigating a foreign legal system, a foreign tax code, and a long list of local vendors on your own. It does not have to. This guide walks through the best places to look, what to expect as an international buyer, and how Pacaso's cross-border co-ownership in Europe gives you a real home abroad with local experts doing the heavy lifting. Europe is one of the rare places where short trips start feeling too short. A long weekend in Paris or London stretches a few days and you are already thinking about when you can come back. A second home turns that pattern into something you actually live, rather than rebook every year. Beyond the lifestyle, owning in Europe gives you a home base for the wider region. From Paris you can reach Amsterdam, Barcelona, or the Alps within a few hours. From London, the Cotswolds, Edinburgh, and Dublin are all a short hop. One home becomes a doorway to dozens of future trips with family and friends. Europe also has deep real estate markets in its most loved cities, with centuries of demand behind them. Central Paris and central London have been desirable for generations, which is part of why they remain the go-to answer for buyers searching for the best places to buy a second home in Europe. The right European city depends on how you want to spend time there: long weekends, multi-week stays, holiday seasons, or a bit of everything. A few cities Paris is the classic choice: world-class food, art, and fashion inside a city you can cross on foot. Neighborhoods like London is an English-speaking launchpad into the rest of Europe. Mayfair, Chelsea, and Knightsbridge remain anchor neighborhoods for buyers who want Georgian and Victorian townhouse living steps from parks, restaurants, and theater. It is also a natural pick if you travel on business and want a home that doubles as your European base. Lisbon, Barcelona, Florence, Milan, and Amsterdam all earn regular spots on best-of lists. Each one trades sunshine, cost, and cultural flavor differently. The common thread: pick a city you already love visiting, then decide whether you want a full-time solo purchase or a share in a home that is already set up for co-ownership. There is no single best European country to buy a second home. The honest answer is that the best country for you is the one that matches how you want to spend time, what you are comfortable managing from overseas, and which rules you are willing to work inside. A quick side-by-side helps. Pacaso is a luxury second home company that offers fully managed co-ownership of real homes in real cities. You purchase a share (1/8 to 1/2) in a property-specific LLC (or the local equivalent structure), For international homes, Pacaso layers local expertise on top of that model. Practically, that means: You keep the lifestyle of a second home in Europe. Pacaso quietly absorbs the cross-border complexity in the background. Pacaso's European portfolio is a curated collection of homes in Pacaso's Pacaso's Pacaso's Expect local transfer taxes, notary or solicitor fees, and often a foreign-buyer premium on top of the purchase price. In France, notaire fees typically run a few percent of the price. In the United Kingdom, Utilities, property management, insurance, local taxes, and maintenance are real line items whether you own a whole home or a share. With co-ownership, each owner pays their portion, and Pacaso handles the vendors and billing. Budgets are transparent and require owner approval, so there are no surprises. Buying a second home in Europe does not automatically confer residency, and it does not require it either. You own a home, you visit it, and you follow local stay limits and tax rules. Some countries offer residency pathways tied to real estate that change over time. Your Pacaso Crewmembers can flag what is currently available so you can plan with your own tax professional. Owning abroad on your own means managing a purchase in another language, another currency, and another legal system, then maintaining a home you only visit part of the year. Pacaso was built to take that weight off. Through Pacaso's cross-border co-ownership in Europe, you share ownership of a designed, What you get: a curated home in a neighborhood you actually want to live in, If you are ready to look at specific homes, you can

At some point, most second-home owners ask themselves: is this property still working for me? If you're carrying the full cost of a luxury home but only using it a fraction of the year, selling a second home(or at least part of it) could be the best financial decision you make. That said, selling a second home isn't quite like selling your primary residence. There are tax considerations to work through, timing decisions to weigh, and a different kind of buyer to find. This guide walks you through all of it and shows you why Pacaso offers an exit (or partial exit) that a traditional listing simply can't. Before you list your second home, it helps to get clear on what you actually want out of the process. A few questions worth considering: Getting clear on your goals upfront will shape not just whether to sell, but how and whether Pacaso's model makes more sense than a traditional listing. This is where selling a second home gets meaningfully different from selling your primary residence and where a lot of owners get caught off guard. The tax implications of selling a second home are specific to your situation, so it's always worth a conversation with a qualified tax advisor before you do anything. If your second home is in The bottom line: California second-home sellers should be working closely with a tax professional who knows the state's rules well before finalizing anything. South Carolina has quietly become one of the most desirable second-home markets on the East Coast, with destinations like As always, a South Carolina-based tax advisor will give you the most accurate picture for your situation. When you sell a second home for more than you paid, that profit is a capital gain.  With no exclusion available, it's fully taxable. Here's how the math works. One more thing worth knowing: a Pacaso resale involves transferring an It's one of the most common questions second-home owners wrestle with, and the honest answer is: it depends on what you're optimizing for. Rather than choosing between holding the entire home or walking away entirely, Pacaso lets you sell a portion of your second home, freeing up equity and handing off the hassle, while keeping the ownership share that still fits your lifestyle. You get time in the home you love, without everything that comes with owning it outright. For owners who are emotionally attached to the property but tired of what full ownership demands, this middle path may be most satisfying. If you're selling a second home with plans to buy another, there are a few things to keep in mind before you assume the process works like it might for a primary residence. France is home to some of the world's most sought-after second-home markets like the Côte d'Azur, the Dordogne, the most beautiful corners of Paris. If you own property there and are thinking about selling, the tax and legal framework is quite different from a U.S. transaction. When you list a luxury second home on the MLS, you're essentially hoping the right buyer finds you. When you list with Pacaso, that buyer is often already there. Pacaso has completed over 400 resales and maintains an active pipeline of pre-qualified, high-net-worth buyers who are specifically looking for co-ownership opportunities in premium destinations. These aren't casual browsers. They're motivated buyers who have already decided that luxury co-ownership is the right model for them, and who are ready to move when the right property appears. That changes the whole dynamic of selling a second home. Instead of casting a wide net and waiting, Pacaso matches your property with buyers already in their system,  while also listing on the local MLS to maximize reach. You get the depth of a dedicated buyer network plus the breadth of the open market, backed by Pacaso's brand recognition in the luxury second-home space. The numbers speak for themselves: A 99-day average only happens when there's a ready, waiting buyer pool. And 73% of resales closing above the original purchase price tells you these aren't distressed or reluctant transactions; they're competitive ones. For context, research from the Concierge Auctions 2025 Luxury Home Index shows that ultra-luxury homes can take roughly four times longer to sell than the average home. Properties that sit beyond 180 days often close at a significant discount. Pacaso's resale track record looks quite different. On the open market, your second home competes with every other luxury listing in the area. Buyers are weighing all kinds of options: whole homes, vacation rentals, properties across a wide price range. Pacaso's marketplace attracts a different kind of buyer. These are high-net-worth individuals who have specifically chosen the That means: This buyer pool doesn't exist anywhere else. It exists because Pacaso built it. At every stage, Pacaso isn't just waiting for buyers to appear. They're actively matching your property with people from their existing pipeline, leveraging their marketplace and MLS presence, and using their brand recognition in luxury second-home destinations to drive real, qualified interest. Not every property qualifies, but if your second home is genuinely high-end and well-located, it may be a strong fit. Here's what Pacaso looks for: If that sounds like your property, Pacaso's team can assess fit quickly and walk you through what comes next. Right now, there are buyers in Pacaso's pipeline actively looking for luxury co-ownership opportunities in premium markets. If your second home is the right fit, those buyers could be waiting for exactly what you have.