USA Property Guide

Buying, living and investing in the United States

The United States isn't really one property market.

It's fifty states, thousands of cities and an enormous number of local markets all pretending to belong in the same national average.

A house in suburban Ohio, a Miami condo, a Manhattan apartment and something overlooking the Pacific in California might all technically be “US property”.

That's about where the similarity ends.

What America does have is one of the world's deepest and most transparent property markets. There's a proper MLS system, huge amounts of sales data, established mortgage and title industries and an enormous resale market.

Foreigners can also buy property surprisingly easily in most of the country.

Buying America is relatively straightforward. Getting permission to live in America is the harder part.

Can foreigners buy property in the USA?

Yes. At federal level, there's no general nationwide ban preventing foreigners from buying American residential property.

British, Canadian, European and other international buyers regularly own US homes, investment properties and second homes.

There are some important state-level exceptions and restrictions, particularly involving agricultural land and buyers connected with certain foreign governments or countries.

That's why you need to check the state rather than simply asking whether foreigners can buy “in America”.

For an ordinary international buyer purchasing a condo in Florida or house in Arizona, though, foreign ownership itself is generally perfectly normal.

Transactions usually involve a title company, escrow company or closing attorney, depending on the state.

Title insurance is standard and protects against certain ownership and title problems.

Foreign buyers can sometimes obtain US mortgages as well, although foreign-national loans commonly require larger deposits — often around 25–40% — and potentially higher interest rates or additional documentation.

Cash buyers naturally have an easier time.

And America likes cash buyers.

Can foreigners live in the USA if they buy property?

No.

This is probably the most important distinction for international buyers.

Buying a US property gives you no automatic immigration rights.

You can own a US$2 million house in Florida and still only have exactly the same immigration permission you had before buying it.

Visitors using ESTA or another visitor status can use their property while legally visiting, but owning the house doesn't allow them to live or work permanently in the United States.

Longer-term residence comes through America's separate immigration system.

That can include employment routes such as H-1B, L-1 and O-1, family routes and qualifying investment programmes.

The EB-5 immigrant investor programme exists, but it isn't “buy a condo in Miami and receive a green card”.

It's a separate qualifying investment programme with substantial requirements.

America will happily let you own the house. That doesn't mean America is letting you live in it.

Sort immigration first if permanent relocation is the goal.

How much does property cost in the USA?

National median existing-home prices in 2026 have broadly been sitting around the low-to-mid US$400,000s.

Useful?

A little.

But this is America.

Regional differences are enormous.

The Northeast and West generally have much higher prices, particularly around places such as New York, Boston, Los Angeles, San Francisco and San Diego.

The South and Midwest can offer dramatically more house for the money.

In parts of Ohio, Indiana, Michigan, Missouri and other central states, a few hundred thousand dollars can still buy a substantial family house.

Take the same budget to coastal California and you'll learn a great deal about optimism.

Florida is another market entirely.

Miami, Palm Beach and desirable coastal areas can be expensive international markets, while other parts of the state offer considerably lower entry prices.

Then you've got Texas, Arizona, the Carolinas, Tennessee and the wider Sun Belt, which have attracted huge amounts of domestic migration and investment.

Don't search for “property in America”.

Decide whether you want Florida, Texas, California, New York, the Midwest or somewhere else entirely.

Choose the state.

Then choose the city.

Then choose the neighbourhood.

Only then choose the house.

What are rental yields in the USA?

The US can be an excellent rental market because of the sheer depth of tenant demand.

But again, location changes everything.

Expensive coastal cities often produce relatively modest gross yields because purchase prices are so high.

Cheaper cities in the Midwest and South can potentially produce considerably stronger percentage returns.

Broad gross yields around 5–7% are achievable in many markets, with some lower-cost cities showing considerably higher numbers on paper.

But don't confuse gross with profit.

American landlords can face property tax, insurance, repairs, management, vacancies, HOA charges and potentially substantial maintenance costs.

A Florida property can look fantastic until you add hurricane insurance.

A Texas house can have an attractive purchase price until you see the property-tax bill.

A California property can have beautiful woodland behind it until the insurer decides it also has beautiful wildfire risk.

In America, the rent is only half the spreadsheet.

Short-term rentals need particular care.

City, county and HOA rules can completely change whether Airbnb or another holiday-rental model is allowed.

Check before buying.

Not after you've furnished it.

How much does it cost to buy property in the USA?

Buying costs vary enormously by state and by whether you're financing the property.

A broad allowance of around 2–5% is reasonable for many transactions, although mortgage costs can push this higher.

Typical expenses include title insurance, escrow or attorney fees, lender charges, appraisal, inspection, recording fees, prepaid insurance and property taxes.

There isn't a single national stamp-duty system like you'll find in many other countries.

Some states and cities impose transfer taxes.

Others are considerably cheaper.

The inspection is also worth taking seriously.

American houses can be beautifully presented while hiding roofs, HVAC systems, foundations and plumbing that have reached the “next owner's problem” stage.

Don't become the next owner without knowing.

What does it cost to own property in America?

This is where foreign buyers sometimes get surprised.

Property tax.

Annual property taxes are a major part of US home ownership and vary dramatically by state, county and city.

Effective rates can range from well below 1% of the property's value in some areas to around 2% or more in higher-tax jurisdictions.

States such as New Jersey and Texas can have significant property taxes.

Other states are considerably lighter.

Then there's insurance.

Florida and the Gulf Coast have hurricane exposure.

Parts of California have wildfire risk.

Other states have tornadoes, hail, flooding or brutal winters.

Insurance costs have become an increasingly important part of the American property calculation.

If you're buying a condo, check the HOA as well.

That US$400,000 apartment can look very different after adding a US$1,000 monthly HOA.

America doesn't necessarily make you pay heavily to buy the house. It can make you pay heavily to keep it.

How easy is it to sell property in the USA?

This is one of America's biggest advantages.

The US has probably the deepest and most organised resale market of any country in these guides.

MLS systems, comparable-sales data, title companies, mortgage lenders and large numbers of buyers make transactions relatively transparent.

A sensibly priced property in a liquid market can find a buyer within weeks.

Recent national figures have often shown homes spending roughly a month on the market, although listing-to-sale times vary considerably by location and price.

Once under contract, 30–45 days is a common closing period.

So an ordinary transaction can potentially run from listing to completion within two or three months.

Estate-agent compensation has also changed.

The old assumption that every transaction simply costs the seller 6% no longer reflects how commissions are negotiated after recent industry rule changes.

Treat commission as negotiable and understand exactly what each side is paying.

For foreign owners, selling has another important complication:

FIRPTA.

Foreign sellers can face withholding — commonly 15% of the gross sale price — when selling US real estate.

That's generally a withholding against the eventual US tax liability, not automatically the final tax bill.

But imagine selling a US$1 million house and discovering US$150,000 is being withheld at completion.

That's worth knowing before the closing table.

Get a US tax adviser involved well before selling.

What should foreign property investors know about US tax?

Quite a lot.

Foreign owners renting US property can face federal tax and reporting requirements.

Without the appropriate election and structure, rental income can potentially be subject to withholding on gross income rather than simply your profit.

Many foreign landlords therefore elect to have qualifying rental income treated on a net basis, allowing appropriate expenses to be considered.

Then you've got federal income tax, potential state income tax and the tax rules applying when you eventually sell.

There's another issue wealthy foreign buyers shouldn't ignore:

US estate tax.

The rules and exemptions for non-resident non-citizens can be dramatically different from those applying to US citizens and residents.

If you're buying substantial US property, particularly high-value property, get cross-border tax advice before deciding whether to buy personally, through a company or through another structure.

This isn't something to investigate when you're writing the will.

What's it actually like living in America?

Again:

Which America?

Living in Manhattan bears almost no resemblance to living in suburban Texas.

Florida isn't Colorado.

California isn't Tennessee.

Even within the same city, moving ten miles can completely change the schools, property taxes, commute, house prices and lifestyle.

America is incredibly convenient in some ways.

Large houses. Big supermarkets. Excellent roads in many areas. Endless restaurants. Online deliveries for almost anything. Huge amounts of space outside the densest cities.

But it can also be extremely car-dependent.

The beautiful suburban house may require driving to buy milk.

That's normal.

In America, location isn't just about whether you like the neighbourhood. It's about whether the neighbourhood works for your entire life.

Weather

America has almost every climate available.

Florida and the Gulf Coast are hot, humid and exposed to hurricanes.

Coastal California is famously mild, while inland California can be extremely hot and exposed to wildfires.

The Northeast has genuine four-season weather and proper winters.

The Midwest can become brutally cold.

The Mountain West gives you snow, mountains and enormous skies.

Arizona and the desert Southwest can spend summer attempting to cook you.

And Hawaii is Hawaii.

If you're buying primarily for climate, don't ask what the weather is like in America.

That's roughly the same as asking what the weather is like on Earth.

Food

America does food both brilliantly and terribly.

Sometimes on the same road.

You've got Texas brisket, Carolina barbecue, New England lobster, Louisiana Cajun and Creole cooking, New York pizza, California produce, Southern food, diners and enormous immigrant communities bringing cuisines from practically everywhere on the planet.

Major cities can have extraordinary restaurants.

Small towns can have one diner where everybody knows your order by Tuesday.

The supermarkets are enormous.

The portions can be enormous.

The drink may arrive in something roughly the size of a flower vase.

You'll work it out.

Things to do

Where do you start?

New York.

The Florida Keys.

California's Pacific Coast.

The Grand Canyon.

Yellowstone.

Yosemite.

The Rockies.

New England in autumn.

Hawaii.

Alaska.

Then there are hundreds of state parks, lakes, ski resorts, beaches and small towns you've probably never heard of.

Sports are another culture entirely: NFL, NBA, MLB, NHL and college sport that occasionally appears more important than the actual university.

The US is so large that owning a property there can give you years of domestic travel without repeating yourself.

America isn't really one destination. It's fifty holidays sharing a currency.

Schools

Public schools are generally free to local residents.

Quality varies enormously.

And because school funding and admission can be closely connected with local districts, the neighbourhood you choose can directly affect the school your child attends.

That's why American estate agents talk about school districts so much.

A house across the road can occasionally feed into a completely different school system.

Good public-school districts can command substantial property premiums.

Private and international schools are available in larger cities, but fees can be significant.

For a family relocating to America:

Choose the school district with the same care you choose the house.

It may affect both your children's education and the property's eventual resale value.

Healthcare

The United States has some of the best hospitals, doctors and medical technology in the world.

It also has one of the most complicated healthcare-payment systems in these guides.

There isn't automatic universal public healthcare for a newly arrived foreign resident.

People commonly rely on employer-provided insurance, individually purchased policies or other qualifying healthcare coverage.

Without insurance, medical bills can be extremely expensive.

That's not an exaggeration.

A relatively ordinary emergency-room visit can cost enough to make you deeply interested in the small print of your insurance policy.

Major cities have world-class specialist hospitals.

Rural areas can have much more limited access.

In America, don't just ask where the nearest hospital is. Ask whether your insurance thinks it's the right hospital.

Is the USA safe?

The US is too large for a national crime statistic to tell you very much about the street where you're considering buying.

Crime varies enormously between states, cities and even adjoining neighbourhoods.

There are extremely safe suburbs and small towns.

There are also urban neighbourhoods with substantially higher levels of violent crime.

Property crime and vehicle theft can occur even in otherwise desirable areas.

This is another reason local research matters so much.

Look at the specific neighbourhood.

Visit during the day and evening.

Understand the school district.

Talk to people who actually live there.

Choose the neighbourhood as carefully as you choose the state.

That's more useful than trying to decide whether 340 million people collectively live somewhere “safe”.

So, is the USA a good place to buy property?

For an international property buyer, America has enormous advantages.

Foreigners can generally buy.

The legal system around property is highly developed.

There's an enormous amount of market data.

Financing can be available.

And when the time comes to sell, you're operating inside one of the world's deepest residential property markets.

But the country has its own traps.

Property taxes can be substantial.

Insurance can completely alter the economics.

Foreign owners need to understand US tax.

Healthcare matters if you're relocating.

And owning the property gives you absolutely no automatic right to live there.

Most importantly, stop thinking about “American property”.

Nobody really buys America.

They buy Miami, Orlando, Dallas, Austin, Phoenix, Chicago, New York, Los Angeles, Cleveland or one of thousands of other individual markets.

The country is simply too big for the national average to make the decision for you.

Choose the metro like you'd choose the island.

Then choose the neighbourhood.

Then choose the house.

Frequently asked questions about buying property in the USA

Can foreigners buy property in the United States?

Yes. There is no general federal ban on foreign ownership of US residential property, although some states have additional restrictions affecting particular buyers or types of land.

Does buying property in America give you a green card?

No. Property ownership doesn't provide US residency or a green card. Immigration routes, including qualifying investment programmes such as EB-5, are separate.

How much does a house cost in the USA?

The national median existing-home price in 2026 has broadly been in the low-to-mid US$400,000s, but regional differences are enormous. Some Midwest and Southern markets are substantially cheaper than coastal California, New York and other premium areas.

Can foreigners get a mortgage in the USA?

Yes. Foreign-national mortgages are available from some lenders, although buyers commonly need larger deposits and may face different rates and documentation requirements.

What happens when a foreigner sells US property?

Foreign sellers can be subject to FIRPTA withholding, commonly 15% of the gross sale price. This is generally a withholding against the eventual US tax liability rather than automatically the final amount of tax owed.