Buying property in France as an American

Can Americans buy?

No restrictions on US buyers. A preliminary contract (compromis de vente) with a 10-day cooling-off period, then a deed signed before a notary.

Owning property gives no residency right. Retirees usually apply for a long-stay visitor visa (VLS-TS visiteur) showing sufficient income.

How rent is taxed

Unfurnished rent under €15,000 a year gets a flat 30% allowance; the rest is taxed at the non-resident minimum rate of 20% (30% above about €29,000) plus 17.2% social charges. Above the threshold, or by choice, actual expenses are deducted (régime réel). Furnished (LMNP) profits bear 18.6% social charges from 2026, and since 2025 depreciation claimed under the réel regime is added back to the taxable gain on resale.

US–France tax treaty in force; the US gives a Foreign Tax Credit for French tax on French property income. Since 2019 the IRS accepts CSG and CRDS as creditable (confirmed in its 2025 practice unit). The credit cannot offset the 3.8% Net Investment Income Tax.

As a US taxpayer you also report the rent on Schedule E. Your free ranking estimates the combined effect for your state and income.

Main risk

Non-residents pay about 37% on taxable rent (20% tax plus 17.2% social charges).

Short lets of a whole furnished home need a town-hall declaration and a registration number (national online registration due by 20 May 2026, rollout reportedly slipping). A main home can be let at most 120 nights a year, or 90 where the council decides (Paris since 2025; Bordeaux and Montpellier since 2026). Second homes in large cities need change-of-use authorisation, often with compensation. Since the November 2024 Le Meur law, unclassified tourist lets get only a 30% micro-BIC allowance up to €15,000 (classified: 50% up to €77,700).

Cities we cover

• Paris$11,200/m² · gross 4.3%
• Nice$6,160/m² · gross 5.2%
• Bordeaux$5,152/m² · gross 5.0%
• Montpellier$3,920/m² · gross 6.2%