Updated October 2026. We went back to the five markets on our first list and checked who can buy there now. Rules were read on official sites on October 27, 2026.
The best international real estate opportunities in 2026 depend as much on who’s allowed to buy as on prices. Of the five markets on our original list, two now shut most foreign buyers out of existing homes: Canada, under a ban set to run to January 1, 2027, and Australia, where the ban on established dwellings runs from April 1, 2025 to June 30, 2029. Germany, Serbia and the United States remain open, each with its own costs.
Jump to: 🏢 The five markets · 📍 Foreign-buyer rules · 💲 US tax filings · 🪜 Checklist · ❓ FAQ
Key takeaways
- Canada bars most non-Canadians from buying homes. The ban now runs to January 1, 2027 (Department of Finance Canada).
- Australia bars foreign buyers from existing homes from April 1, 2025 to June 30, 2029. New homes and land are still open, with approval (ATO).
- Germany has no nationality limits on buying; the buyer usually pays a one-time transfer tax of 3.5% to 6.5%, depending on the state (GTAI).
- US owners of foreign accounts above $10,000 in total must file an FBAR; directly held foreign real estate itself isn’t reported on it (IRS).
Real estate abroad can diversify income and give you a place you love. It also adds currency risk, distance, unfamiliar law and new tax filings. We’re a US brokerage, so we can’t help you buy overseas, but we see plenty of clients sell or buy here to fund a move abroad. Here’s what changed since we first wrote this list.
Which global markets are still open to buyers?
| Market | Can a US buyer purchase an existing home? | Key rule or cost |
|---|---|---|
| Serbia | Yes, on reciprocity | Foreigners can’t own agricultural land |
| United States | Yes (home market for US investors) | Median home $417,500 (NAR, Sept. 2026) |
| Germany | Yes, no nationality limits | Transfer tax 3.5% to 6.5% by state |
| Australia | Mostly no, to June 30, 2029 | New homes, off-the-plan and vacant land possible with approval |
| Canada | Mostly no, until Jan. 1, 2027 | Some exceptions; no word yet on 2027 |
1. Serbia
Our first list picked Serbia for its low prices, mostly in Belgrade. Real estate investments in Serbia are open to foreigners, with one condition. A legal guide from City Expert says foreign buyers need “reciprocity”: Serbs must be able to own property in the buyer’s country too. Foreigners can buy flats and houses, but not farm land. Ask a Serbian lawyer to confirm this for your passport before you sign.
Residency is a separate question. Owning property doesn’t by itself give you a right to live there, so check visa rules on their own.
2. United States
For US investors, home is still the easiest market: same language, same courts, no currency risk. NAR put the median existing-home price at $417,500 in September 2026. Rules vary a lot by state and city, especially for short-term rentals, so read our guides on investing in short-term rentals and using real estate data to invest smarter. Florida is a frequent pick; see four investment locations in Florida.
3. Germany
Many investors look at Germany’s big cities, like Berlin, Munich and Hamburg, and many people move to Deutschland for work. There’s no general restriction on foreigners buying. The main entry cost is the one-time real estate transfer tax, usually paid by the buyer.
Germany Trade & Invest lists the rates by federal state: 3.5% in Bavaria; 6.0% in Berlin, Hessen and Mecklenburg-Vorpommern; and 6.5% in Brandenburg, North Rhine-Westphalia, Saarland and Schleswig-Holstein. On a €400,000 Berlin apartment, that’s €24,000 before notary and land registry fees. Check local tenant rules before you count on a rent figure.
4. Australia
Australia’s big cities have long attracted overseas money, but the door is mostly shut to buying existing homes for now. The Australian Taxation Office says foreign buyers can’t buy existing homes (“established dwellings”) from April 1, 2025 to June 30, 2029, with a few exceptions. The ban was due to end March 31, 2027, but it was extended.
Foreign buyers can still apply to buy a new or near-new home, an off-the-plan unit, vacant land, or an old home to knock down and rebuild. All need approval, and all come with fees.
5. Canada
In 2022, Canada passed a law that bars most non-Canadians from buying homes. In February 2024, the Department of Finance Canada said the ban would run to January 1, 2027. Foreign firms and people who aren’t citizens or permanent residents still can’t buy, with some exceptions. As of late October 2026, we found no word on what comes after that date. Check before you plan a deal.
How do foreign-buyer rules change your plan?
They decide what you can buy, not just how much it costs. Before you look at listings, answer three questions:
- Can someone with my citizenship buy this type of property here, and does it need approval?
- Does buying give me any right to stay, or do I need a separate visa?
- Can I get a local mortgage, or will this be a cash purchase?
Then budget for the local costs: transfer taxes, notary or lawyer fees, registry fees, annual property tax and any rental registration. Our guides on buying property abroad: here’s what you should know and seven destinations abroad for a second home go deeper on the buying process and lifestyle side. If you’d like to try a place first, see how to find a great rental abroad.
Sell smarter
List your home on the MLS from $99
A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
Sell your home →Buy smarter
Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →What do US investors need to file when they own property abroad?
US citizens and residents don’t escape US paperwork by buying overseas. Two filings come up most:
- FBAR (FinCEN Form 114). The IRS says you must file if the combined value of your foreign financial accounts went over $10,000 at any time in the year. A local bank account for rent or bills counts. It’s due April 15, with an automatic extension to October 15.
- Form 8938. The IRS comparison chart says foreign real estate held directly isn’t reported on Form 8938 or the FBAR. If you hold it through a foreign company, that company can be a reportable asset.
Rental income from abroad, local taxes paid and any gain on a later sale all have US tax effects. Talk to a tax professional who works with foreign property before you buy, not after.
How should you vet an international real estate investment?
- Confirm you’re allowed to buy, and whether approval is needed.
- Hire your own local lawyer, not one supplied by the seller or developer.
- Check the title or land registry yourself.
- Price in transfer tax, fees, currency swings and a vacancy cushion.
- Check rental rules and tenant protections before you count on income.
- Plan your US tax filings and keep records from day one.
- Know your exit: who buys this from you, and what it costs to sell.
Funding the move from the US
Many investors free up money by selling a US home first. A flat fee MLS listing with Beycome starts at $99 with $0 to Beycome at closing, so more equity goes into your next investment. Beycome lists in 17 states and DC.
Investing at home instead? Beycome’s buyer program is open to every buyer on homes listed by other agents, with no upfront fee. We keep 1% of the price (minimum $1,499) and credit the rest of the buyer-agent commission at closing, with lender approval. On a $400,000 rental with 3% offered, that’s $8,000 back. The credit can’t apply where no buyer-agent commission is offered, like most FSBO homes, or on homes listed by Beycome sellers.
That 3% is an example only. Commissions are not set by law or by NAR rules, and they’re fully negotiable. Sellers choose whether to offer any buyer-agent compensation, and how much. Since August 17, 2024, those offers can’t be shown on the MLS.
Questions people ask about buying property abroad
Can Americans buy real estate in Canada in 2026?
Mostly no. Canada’s ban on non-Canadian buyers runs to January 1, 2027, with some exceptions. Check for news before you plan a deal.
Can foreigners buy property in Australia?
Not existing homes from April 1, 2025 to June 30, 2029, with a few exceptions. Foreign buyers can still apply to buy new homes, off-the-plan homes or vacant land.
Can a US citizen buy property in Germany?
Yes. There are no general nationality limits. Expect a transfer tax of 3.5% to 6.5% depending on the state, plus notary and registry fees.
Can foreigners buy real estate in Serbia?
Yes, on a reciprocity basis, for apartments and houses. Foreigners can’t own agricultural land. Confirm your case with a local lawyer.
Do I have to report foreign property to the IRS?
Directly held foreign real estate isn’t reported on the FBAR or Form 8938. Foreign bank accounts over $10,000 combined require an FBAR, and foreign rental income has US tax effects.
What are the risks of international real estate investing?
Changing foreign-buyer rules, currency swings, distance, weaker legal protection than you’re used to, tenant rules and harder resale. Hire your own local lawyer.
Foreign-buyer rules are from the Department of Finance Canada (February 4, 2024 release), the Australian Taxation Office (page updated May 13, 2026), Germany Trade & Invest and a City Expert legal guide for Serbia; all can change, so confirm locally. US filing rules are from the IRS. The euro example is arithmetic only.
Beycome prices as of October 2026. “$0 at closing” means no Beycome fee at closing; taxes, title costs and any agreed buyer-agent compensation still apply. Buyer program: no upfront fee; Beycome keeps 1% of the price, minimum $1,499, and credits the rest at closing, subject to the compensation offered and lender approval. Not available on FSBO homes or homes listed by Beycome sellers. General information, not legal, tax or investment advice.
Sources
- Department of Finance Canada, two-year extension to ban on foreign ownership of housing, read October 27, 2026.
- Australian Taxation Office, types of property a foreign person can buy, read October 27, 2026.
- Germany Trade & Invest, taxation of real estate, read October 27, 2026.
- City Expert, buying real estate by foreign citizens in Serbia, read October 27, 2026.
- IRS, FBAR, read October 27, 2026.
- IRS, comparison of Form 8938 and FBAR requirements, read October 27, 2026.
- NAR, September 2026 existing-home sales, read October 27, 2026.
- NAR, what the settlement means for buyers and sellers, read October 27, 2026.
- Beycome, buyer program, October 2026.
Disclosure & Disclaimer
Beycome provides real estate services through affiliated licensed brokerages and has a commercial interest in the services and business models discussed on this blog. Content reflects Beycome’s perspective and may promote our services; it should not be treated as independent or neutral reporting.
Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
Information, opinions, pricing, service descriptions, and comparisons reflect the sources and information available when an article was published or last updated and may change. Although we aim for accuracy, we do not guarantee that all content is complete, current, or applicable to your circumstances. Laws, market conditions, and service availability vary by location. Examples and estimated savings are illustrative, depend on stated assumptions, and do not guarantee individual results.
Verify relevant information directly and consult qualified professionals before making decisions. Beycome services are subject to applicable agreements, eligibility requirements, and state-specific terms.
