Americans buy ski property in France every year — but there are specific considerations around reporting, currency, and ownership structure that are worth understanding before you begin. This guide covers the key points.
There is no restriction on US citizens purchasing property in France. The legal process is the same as for any overseas buyer — all transactions are handled through a French notaire (a state-appointed public official) who carries out the legal searches and registers the transfer of ownership.
Where the situation differs for American buyers is primarily in the area of US financial reporting obligations. The United States taxes its citizens on worldwide income and requires reporting of foreign financial accounts and assets above certain thresholds. These obligations apply regardless of where you live. We strongly recommend consulting a qualified US tax professional — ideally one with experience of French property ownership — before completing any purchase.
The notes below are general information only. They are not legal or tax advice. Requirements change and individual circumstances vary significantly.
Important: The information on this page is general guidance only and does not constitute legal or tax advice. US tax and reporting obligations are complex and individual. Consult a qualified professional before making any decisions.
The French buying process follows a standard structure: search and viewings → verbal offer → Compromis de Vente (preliminary contract with 10% deposit and 10-day cooling-off period) → notaire due diligence period (typically 8–12 weeks) → Acte Authentique (final deed, completion, keys). Full details are in our Buying Guide.
As an American buyer, you can purchase in your own name, jointly with a partner, or through a French legal structure such as an SCI (Société Civile Immobilière). Each approach has different implications for French inheritance law, French tax, and your US reporting obligations. Take independent advice before choosing your ownership structure.
US citizens and residents with foreign financial accounts holding more than $10,000 at any point during the year are required to file a FinCEN Form 114 (FBAR) annually with the US Treasury. If you open a French bank account to complete your purchase (which is standard practice), this account must be reported.
FBAR is a reporting requirement, not a tax. But failure to file carries significant penalties. Your US accountant or tax adviser will handle this as part of your annual returns.
Under FATCA, US persons with foreign financial assets above specified thresholds must report those assets on Form 8938, filed with their federal income tax return. French property held directly (not through a foreign financial institution) is generally not a FATCA-reportable asset in itself — but shares in an SCI or similar structure may be. Again, this is an area for your US tax professional.
You will need a French bank account to complete a property purchase — the notaire's fees and the purchase price are paid from a French account. Opening a French bank account as a non-resident is straightforward but requires documentation. We can point you towards banks that routinely work with non-resident buyers.
Note that some French banks have become more cautious about opening accounts for US citizens due to FATCA compliance costs. It is worth starting this process early.
All French property transactions are priced and completed in euros. As a US buyer, you will be converting dollars to euros. Exchange rates fluctuate, and the difference between the rate on the day you agree a purchase price and the day you complete can be significant on a large transaction.
Many buyers use a specialist currency exchange service rather than their bank, as these services typically offer better rates and allow you to lock in a rate in advance (a forward contract). We can introduce you to currency specialists if helpful — there is no obligation.
French mortgages are available to non-resident buyers including US citizens, though the number of French banks willing to lend to non-residents has reduced in recent years. Loan-to-value ratios for non-residents are typically lower than for French residents. Many US buyers purchase with cash or use alternative financing from their home country.
If you require mortgage financing, we recommend beginning enquiries early and using a broker experienced in cross-border lending.
France has specific rules on succession (inheritance). For EU residents, EU Succession Regulation 650/2012 allows non-French EU residents to elect for the law of their country of habitual residence to apply to their estate. For non-EU residents including Americans, the position is more complex and has been subject to legal debate.
The way you structure your ownership (personal name, joint ownership, SCI) affects how French succession rules apply. Take specialist advice — preferably from a professional with experience of both French and US law — before completing your purchase.
If you rent your French property — even occasionally — the rental income is generally taxable in both France and the United States. France and the US have a tax treaty that mitigates double taxation, but you will need to declare rental income in both countries and understand how the treaty credits work. Consult a tax professional before letting your property.
Our team is based in France and works with international buyers from the US and beyond every year. We can point you in the direction of legal and financial professionals with cross-border experience. Get in touch for an informal conversation.