Esprit de France: Buying Property in France

Esprit de France: Buying Property in France – A Strategic Move for US Investors and Lifestyle Buyers

Residential, Lifestyle, and Commercial Real Estate Opportunities with Cross-Border Guidance from Alpen Partners International

For generations, France has held a special place in the imagination of American travelers, writers, and families—from the romance of Paris to the luminous Côte d’Azur. That tradition continues today, with a growing number of US citizens looking to own a part of the French lifestyle—not just visit it.

Whether you’re seeking a Parisian pied-à-terre, a Provençal stone mas surrounded by lavender fields, or a sleek Riviera villa overlooking the sea, owning property in France is about more than bricks and mortar. It’s about beauty, tradition, and belonging. But making that dream a reality requires more than inspiration. It demands a carefully structured, tax-aware approach, and the right financial and legal partners on both sides of the Atlantic. That’s where Alpen Partners International plays a vital role in guiding you toward the true art of savoir-vivre.

Buying Property in France: A transparent but formal process

France allows foreign ownership of property. The process is deliberate, designed to protect both buyer and seller, and includes:

• A preliminary agreement (Compromis de Vente) once you’ve selected a property
• Legal due diligence by a notaire (public attorney) to confirm ownership, zoning, and taxes
• A final deed (Acte de Vente) that formalizes the transfer

Whether you’re buying a centuries-old farmhouse in the Luberon, a beachside apartment in Antibes, or a cozy hotel, the process follows a time-tested, transparent structure.

But what matters even more, especially for US citizens, is how the property is owned.

Structure first, buy second: Avoid costly mistakes

One of the biggest pitfalls for American buyers in France is direct ownership. It may seem straightforward, but it can expose you to:

• French wealth tax (IFI), even if you’re not a French resident
• High French estate taxes (up to 45%)
• Unfavorable treatment of property income or capital gains

Choosing the wrong structure may result in avoidable tax exposure or administrative complexity

That’s why, at Alpen Partners International, we begin every property discussion with a structural lens. Depending on your needs and legacy goals, options may include:

• A French SCI (Société Civile Immobilière) for smoother estate planning
• A properly managed non-French entity
• Alternative structuring for commercial real estate or multi-generational ownership

We coordinate with cross-border legal and tax advisors to ensure US and French rules work together—not against you.

Mortgage financing for US clients: Not easy, but possible

While France offers attractive mortgage terms (up to ~70% loan-to-value, often with lower rates than the US), many banks are hesitant to work with American buyers due to FATCA and compliance hurdles.

But thanks to Alpen Partners International’s network of trusted relationships, we can help you find financing—residential or commercial—from institutions still open to US clients.

Financing also brings planning advantages:

• Keeps capital available for other investments
• Aligns with estate and ownership structures
• Helps avoid overexposure to French tax systems

Our goal is to simplify the process and help clients make well-informed decisions.

We’ll help you find the property, too

Beyond financing and structuring, we can also assist in identifying properties based on your budget, location preferences, and personal goals.

Whether it’s:

• A heritage townhouse in the Marais
• A chic apartment in Cannes
• A vineyard estate in Burgundy
• A historic villa tucked in the hills above Nice

We collaborate with local agents and trusted brokers who understand the needs of international clients, and respect their privacy and time.

Beyond residential: Commercial and lifestyle investments

For clients seeking broader diversification, France also offers mature commercial real estate markets, from hospitality and retail to logistics and agriculture. Think:

• A boutique hotel in the Dordogne
• A wellness retreat in the Alps
• A perfume atelier in Grasse
• A winery in the Rhône Valley

These are not just investments, they are a way to embed your capital in France’s culture and economy, while also pursuing returns or residency advantages.

Tax and reporting: Coordination is critical

Taxes on French property can be significant if not well-managed. These may include:

• Purchase stamp duty (~5–7%)
• Annual property taxes (Foncière and Habitation)
• Wealth tax (IFI) on real estate assets over €1.3M
• Rental income and capital gains taxes

US tax reporting must also be handled with care, especially when entities are involved. We help clients navigate both systems, coordinate expert advice, and avoid surprises.

Bienvenue en France. Let’s make it work for you

We work with US individuals and families seeking smart, structured ways to enjoy all that France offers—while staying compliant and tax-efficient.

Our services include:

• Identifying suitable properties across France’s most desirable regions
• Advising on optimal ownership structures to avoid French wealth and estate taxes
• Facilitating mortgage financing with lenders open to US clients
• Coordinating legal and tax professionals in both France and the US
• Assisting with relocation, visa considerations, and long-term planning

Whether you’re drawn by the Riviera sun, the Alps’ fresh air, or the timeless allure of Paris, we make it possible to do it the right way, beautifully and intelligently.

Owning property in France is a dream many Americans share—but realizing that dream takes more than desire. It takes structure, foresight, and cross-border fluency.

At Alpen Partners International, we combine local insight with international expertise to help our clients get established.

All investments involve certain risks. All investments carry the potential for financial loss, including the loss of the principal amount invested. Past performance should not be viewed as an indicator of future results.

Market conditions and broader economic factors can significantly impact the value of investments. Investments in international markets are subject to additional risks, such as currency exchange fluctuations, political or economic instability, and variations in accounting practices. Alternative investments, including but not limited to hedge funds, private equity, and real estate, may be illiquid, speculative, and are not suitable for all investors.

The above information should be considered before making any investment decisions.

Alpen Partners International is not a tax specialist or advisor. The information provided by Alpen Partners International is for general informational purposes only and should not be considered as tax advice. The financial strategies and services we offer may have tax implications, and it is important to understand that tax laws and regulations are complex and subject to change.

We strongly recommend consulting with a qualified tax professional or advisor who can provide personalized advice tailored to your specific financial situation and needs. Your tax advisor will be able to assess your individual circumstances, guide you on any tax-related matters, and help you make informed decisions.

Alpen Partners International does not assume any responsibility or liability for any tax consequences that may arise from actions taken based on the information provided by our firm.

All posts and publications are for your information only and are not intended as an offer, promotion, or solicitation to buy or sell any financial instrument or engage in financial services of any kind. All information and opinions expressed in posts and publications reflect our current views as of the date of the publication and may be liable to change without notice.