FAQs

Yes. Within the coastal restricted zone (which includes the entire Riviera Maya), foreigners purchase through a fideicomiso bank trust or a Mexican corporation. Both structures grant full ownership rights including the ability to sell, lease, and bequeath the property. The fideicomiso is renewable indefinitely and functions as permanent ownership in practice. Outside the restricted zone, foreigners can own property directly.

When buying property in Mexico, budget 6-10% of the purchase price for closing costs. This includes the ISABI transfer tax (~3% in Quintana Roo), notary fees (0.5-1.5%), fideicomiso setup ($2,000-$3,000), legal fees (0.5-1.5%), and appraisal. Annual holding costs include fideicomiso maintenance ($550-$1,100), property tax (~0.19% of cadastral value), and any HOA or management fees. Capital gains tax for non-residents is 25% of gross or 35% of net gain.

A few practical points shape a Mexico purchase. Coastal property is held through a fideicomiso bank trust or a Mexican corporation, so the right structure depends on your goals. Closings run through a Notario Público, and permitting and land classification vary by location, which makes early verification worthwhile. In pre-construction, the developer's delivery record matters most. Independent legal counsel and thorough developer vetting handle each of these, which is exactly what our process covers.

Yes. Buying property in the Dominican Republic is straightforward. Under Law 16-95, foreign nationals hold identical property rights to Dominican citizens. No trust, no permit, no local partner required. You can own in your own name with full title registration. The only geographic restriction is within 60km of the Haitian border, which requires presidential authorization. Most investment-grade markets (Punta Cana, Santo Domingo, Las Terrenas) are unaffected by this restriction.

CONFOTUR (Law 158-01) provides tax exemptions for properties in certified tourism developments: the 3% transfer tax is waived, property tax is exempt for up to 15 years, and rental income may be exempt for up to 10 years. Eligibility attaches to the project, not the buyer. Verify certification directly with the Ministry of Tourism before relying on these benefits. If a project loses certification, the exemptions disappear.

The Dominican Republic gives foreigners the same ownership rights as citizens, with direct title in your own name. Two points are worth attention up front: confirming a clean, registered title at the Registro de Titulos, and verifying CONFOTUR certification wherever a project claims its tax benefits. In pre-construction, the developer's delivery record is the key factor. Independent legal counsel and our developer vetting address each of these before anything reaches you.

Yes. Buying property in Belize is straightforward. The Alien Landholding Act was abolished in 2001, giving foreigners identical ownership rights to Belizean citizens. No special permits, visas, or residency are required. You can hold property directly in your name, through an International Business Company (IBC) for privacy and a reduced 7% stamp duty, or through a trust for estate planning purposes. Title types vary: Land Certificates are strongest, while Deeds of Conveyance require additional due diligence.

Total closing costs run approximately 10-12% of the purchase price. The largest cost is stamp duty at 8% for individual foreign buyers (7% through an IBC). Attorney fees add 1-2% for title search, contract drafting, and closing. Annual property tax is roughly 1% of unimproved land value, which translates to under $750/year for most residential properties. There is no capital gains tax on sale.

Effectively, yes. A few local banks offer mortgages to foreigners, but terms are unfavorable with high interest rates and low loan-to-value ratios. The vast majority of foreign purchases are completed with cash or seller financing. Some US buyers leverage home equity lines on existing US properties. Budget accordingly: Belize investment property rewards buyers who can close without local financing.

Applicants must be 40+ with $24,000/year minimum income from outside Belize. You receive a QRP Resident Card with multiple-entry privileges, tax exemption on all foreign-sourced income in Belize, and duty-free import of personal goods in your first year. You must spend at least 30 consecutive days per year in Belize. Critical caveat: the QRP tax exemptions apply only in Belize. US citizens retain full IRS worldwide income reporting obligations.

Yes. Foreigners hold the same property rights as Nicaraguan citizens and can own directly in their own name, with no local partner required for most inland residential purchases. Beachfront and border parcels are the exception: the 50-200 metre coastal strip is typically held via a municipal concession (often through a Nicaraguan company), and ownership near the Honduras and Costa Rica borders is restricted. The key to a secure purchase is diligence: a complete title search and an independent attorney. Most foreign-buyer activity centers on Managua, the Pacific coast, and the colonial cities.

Nicaragua has the lowest entry prices in Central America, with Managua apartments around $1,230 per square meter and an average national property price near $105,000. Budget for closing costs covering attorney fees, title search, and registration. The low price point is the market's defining advantage for value-focused buyers.

Nicaragua's average property price is roughly $105,000 nationally, with Managua apartments around $1,230 per square meter versus $2,000-$4,000+ per square meter in comparable Costa Rican markets. For buyers who prioritize affordability and a longer ownership horizon, that gap is the core of Nicaragua's appeal.

EUR 800,000 for residential property in the Attica region (which includes Athens). Lower thresholds exist: EUR 400,000 in standard zones outside major cities, and EUR 250,000 for commercial-to-residential conversions or historic property restorations nationwide. All properties must be at least 120 sqm. The permit is valid for 5 years, renewable as long as the investment is maintained.

No. As of 2025, Golden Visa properties are explicitly banned from short-term rental platforms. Violation results in permit revocation and a EUR 50,000 fine. Separately, new short-term rental licenses are banned in central Athens districts (1st, 2nd, 3rd) through December 2026. Long-term rental remains permitted for Golden Visa properties and yields 4-6% gross in central areas.

US citizens can purchase freely in most of Greece, including Athens and popular islands like Crete, Mykonos, and Santorini. The exception is border zone regions (parts of northern Greece and certain islands near Turkey), where Ministry of Defense approval is required. This takes 3-6 months with no guaranteed outcome. For the investment locations DSH covers, this restriction does not apply.

When buying property in Greece, budget 7-10% above the purchase price. This includes transfer tax (3.09%), notary fees (0.8-1.5%), legal fees (1-2%), land registry fees (0.5-0.7%), and agent commission (2-3%). Annual holding costs include ENFIA property tax (EUR 2-16 per sqm based on zone and features) and municipal charges. Budget EUR 1,000-5,000 annually for ongoing costs depending on property size and location.

Yes. Buying property in Cyprus for PR purposes requires new (first-sale) property worth EUR 300,000+ VAT from an approved developer. Resale properties do not qualify. You must also demonstrate secured annual income of at least EUR 50,000 from abroad, deposit EUR 30,000 in a Cypriot bank (locked 3 years), and submit biometrics in person. PR status is granted for life with no renewal needed, though all family members must visit Cyprus at least once every 2 years.

Cyprus is working toward Schengen Area membership; it has met key technical milestones, but accession still requires a unanimous EU Council decision and the timeline has moved toward 2027. This would grant PR holders visa-free travel across all Schengen countries, a significant upgrade from the current Cyprus-only residency benefit. Schengen accession would also boost Cyprus real estate investment demand by making the island more accessible to European visitors and residents, which is a potential catalyst for further price appreciation.

Cyprus has among the lowest holding costs in the EU. Annual property tax was abolished in 2017. Ongoing costs are limited to municipal fees (EUR 200-450 per year) and refuse collection (EUR 150-250 per year). There is no wealth tax. The reduced 5% VAT on primary residences (first 130 sqm) is also advantageous compared to the standard 19% rate. This makes Cyprus cost-efficient for long-term holders.

Because PR requires a new, first-sale property, you are buying from a developer, so developer selection is the key factor. We focus on established developers with a strong delivery record, and every developer on the platform has passed our vetting standard. Confirming clear title and delivery timelines up front keeps a new-build purchase straightforward.

Yes. Foreign nationals purchase residential and commercial property with identical rights to Georgian citizens. No permits, residency, or local partnerships are required. Agricultural land is the sole exception. The process is remarkably fast: property can be identified, purchased, and registered within days through Georgia's digital Public Service Hall. Remote purchase via Power of Attorney is fully supported.

Buying property in Georgia costs 2-5% of the purchase price all-in. There is no transfer tax. Registration is a flat $20-80. Agent commissions run 2-3%. Notary fees are approximately $100-300. Annual holding costs are minimal: most individual owners pay 0% property tax, and building maintenance runs $20-50 per month. At 2-5% all-in, Georgia's cost structure is materially below Mediterranean and Western European markets.

Georgia's property market is legally sound: foreign buyers hold the same rights as citizens, title registers in 1-2 business days, and ownership costs are among the lowest in the region. The main practical consideration is tax. Because there is no functioning US-Georgia tax treaty, US buyers should engage cross-border tax counsel to structure double-taxation relief. For pre-construction, independent developer vetting matters most, since Georgia has no centralized escrow system, and that is exactly what our review covers.

Yes. Buying property in Montenegro requires no company structure or government approval for residential property. US citizens can purchase apartments, houses, and urban-zoned land directly in their own name. Agricultural land is the only restricted category. The buying process is straightforward: engage a lawyer, conduct due diligence at the Real Estate Cadastre, sign before a notary, and register the title. Typical timeline is 1-3 months from offer to completion.

Montenegro and the US do not have a double taxation treaty, which is a genuine complication. You will pay Montenegrin taxes (15% on rental income, 15% on capital gains) and must also report to the IRS. You can claim a foreign tax credit under general IRS rules, which typically prevents true double taxation, but the process requires more careful planning than in treaty countries like Greece, Cyprus, or Spain. Engage a cross-border tax advisor.

Progress is real and steady. Montenegro has closed 14 of 33 negotiation chapters, with the EU targeting completion by 2028 and membership realistically in the 2028-2030 window. For investors, accession is best viewed as an upside catalyst rather than the core reason to buy. The underlying market fundamentals (tourism growth, luxury development, and some of Europe's lowest taxes) stand on their own.

Herceg Novi apartments start around EUR 150,000-250,000 for a sea-view 2-bedroom unit, well below the entry floor in Athens (EUR 300K+), Paphos (EUR 300K+ for PR-qualifying), or Cadiz. That EUR 150,000 minimum also qualifies for a temporary residence permit. Premium properties at Portonovi range from EUR 500,000 to several million. Budget 5-8% above the purchase price for transaction costs on resale properties.

No. Real estate purchases were eliminated as a qualifying route in October 2023. The Golden Visa continues through investment fund subscriptions (EUR 500,000 minimum), company investment, cultural contributions, scientific research, or job creation. Additionally, Portugal extended the citizenship residency requirement from 5 to 10 years in May 2026. The Golden Visa still provides residency and family reunification, but the path to a Portuguese passport is now twice as long.

Buying property in Portugal costs 7-12% of the purchase price all-in. IMT (transfer tax) runs 1-8% on a progressive scale, with luxury properties above EUR 1 million taxed at a flat 7.5%. Stamp duty adds 0.8%. Notary fees are approximately 1%, and legal representation costs 1-2%. Annual IMI property tax is 0.3-0.45% of the assessed value, with an AIMI surcharge on combined Portuguese holdings exceeding EUR 600,000.

Non-resident rental income is taxed at a flat 25-28% in Portugal. Deductions are available for property management, repairs, insurance, and property tax (IMI). The US-Portugal tax treaty provides clear double taxation relief, and the Portuguese rate typically provides full offset of US tax liability on the same income via the Foreign Tax Credit. This rate is substantially higher than emerging markets like Georgia (5%) but standard for Western Europe.

Portugal is a mature, EU-regulated market where foreigners buy on the same terms as citizens. A few practical points: short-term rental (AL) licensing is restricted in some central areas, so confirm availability for your strategy; transaction costs run 7-12%, which suits a medium-term hold; and the US-Portugal tax treaty provides clear double-taxation relief. Planning the rental approach and tax structure early makes for a smooth purchase.

Spain's property-based Golden Visa was officially abolished on April 3, 2025. The government argued the program contributed to rising property prices in Madrid and Barcelona. Applications submitted before the deadline are being processed, and existing holders retain their status. No replacement investment-based residency program has been introduced. Investors considering Spain must now evaluate it purely on financial returns and lifestyle value, without the residency benefit.

A property purchased for EUR 300,000 and sold for EUR 400,000 (a EUR 100,000 gain) incurs Spain's flat 19% non-resident capital gains tax, about EUR 19,000. The US-Spain tax treaty allows you to credit this amount against your US tax liability, so true double taxation is unlikely. That is broadly in line with Cyprus (20%) and above Montenegro (15%), while Greece has suspended its CGT through 2026. Factor this into your exit planning.

None. Buying property in Spain has no foreign ownership restrictions. US citizens can purchase residential, commercial, or agricultural property without limits on number or type. The only requirement is obtaining an NIE (tax identification number) before purchase. No government approval or waiting period applies. This openness is one of Spain's genuine advantages, even after losing the Golden Visa.

Budget EUR 1,000-3,500 annually. This includes IBI property tax (EUR 200-800, based on cadastral value), basura waste tax (EUR 50-200), community fees for apartments or urbanizations (EUR 600-2,400), and a mandatory non-resident income tax on imputed rental value (approximately EUR 200-500 per year, even if the property sits vacant). The imputed income tax is unique to Spain and catches many foreign buyers off guard.

Yes. Buying property in the United States is open to foreign nationals, who can purchase residential and commercial property in nearly all markets with no federal ownership restrictions. Florida's SB 264 restricts purchases by nationals of certain countries near military installations, but this affects a narrow set of buyers. Most international investors purchase through a US LLC for liability and tax planning. The process takes 45-90 days, longer than domestic purchases due to entity formation, ITIN processing, and international wire compliance.

Rental income is taxed at graduated federal rates (10-37%) on net income after deductions. State income tax varies: Florida charges 0%, Arizona 2.5% flat, California up to 13.3%. Capital gains on sale face FIRPTA withholding plus federal long-term rates of 0-20%. The most critical planning issue is estate tax: non-resident aliens face US estate tax on assets above $60,000, compared to $15 million for citizens. Holding through proper entity structures is essential.

The primary path is a DSCR loan, which qualifies based on property income rather than borrower income. Foreign national mortgage programs from specialty lenders (Angel Oak, America Mortgages) offer 25-30% down without SSN requirements. Portfolio lenders may extend in-house products to buyers with substantial deposits. All-cash remains the most common route: 47% of foreign buyers in 2024-2025 paid cash. A cross-border mortgage advisor can identify the most tax-efficient structure for your situation.

Yes, but only condominiums. The Constitution prohibits foreign land ownership. Buying property in the Philippines as a foreigner is limited to condo units under the Condominium Act (RA 4726), provided the building has not exceeded its 40% foreign ownership cap. Title is issued directly in the buyer's name. The buying process takes 2-4 months for straightforward transactions. Total buyer-side closing costs run approximately 3-5.5% of purchase price, including documentary stamp tax, transfer tax, registration, and notarial fees.

Yields vary significantly by location. Metro Manila CBD condos (Makati, BGC) yield 3-5% gross, compressed by high purchase prices and 24.7% metro vacancy. Quezon City and Mandaluyong deliver 4-6% at lower entry points. Cebu IT Park offers the strongest returns at 5-7% gross, with premium furnished units reaching 8-10%. Net yields after association dues, property tax, vacancy, and management fees typically run 1.5-2% below gross figures.

The US-Philippines tax treaty prevents double taxation. Philippine rental income is taxed at 3% (under PHP 3M gross) or 25% flat rate for non-resident aliens. US taxpayers offset this via the Foreign Tax Credit (Form 1116). Capital gains tax is 6% on the higher of selling price, zonal value, or fair market value. Philippine estate tax of 6% applies to local property. US persons with Philippine bank accounts over $10,000 must file FBAR. Engage a cross-border tax advisor before purchasing.