How to Find the Right Property If You’re an Expat (2026 Guide)

Updated October 2026. How expats can find the right home, whether renting first or buying, with U.S. figures from NAR’s 2026 international report and IRS rules read October 29, 2026. General information, not legal or tax advice.

To find the right property as an expat, decide how long you’ll stay, rent for the first 6 to 12 months if you can, then buy only once you know the neighborhood, your commute and your budget in local terms. If you’re buying in the U.S., you’re not alone: NAR’s 2026 report counts 67,100 homes bought by foreign buyers from April 2025 to March 2026, at a median price of $465,000.

Jump to: ⏱️ How long you’ll stay · 🏠 Where to search · 📍 Size and location · 💲 Buying in the U.S. · 🤝 Closing safely · ❓ FAQ

Should an expat rent or buy?

Start with time. Buying and then selling a home has real transaction costs on both ends: closing costs, taxes, moving and, often, an agent’s fee. If your contract is for two years and could end early, renting keeps you flexible. If you expect to stay five years or more, and your job and visa are stable, buying can make sense. No US credit file yet? See how to buy a house with no US credit history.

Ask yourself a few honest questions.

• How sure is the job, and how long is the visa or permit?
• Will your family join you, now or later?
• Can you get a mortgage locally, or would you be paying cash?
• Can foreigners own property outright where you’re going? Rules differ a lot by country.
• What happens to the home if you move again? Could you rent it out?

Renting for the first 6 to 12 months is the move we’d suggest to most people. You learn the neighborhoods, the traffic and the school runs before committing. You also learn what “a good price” means in local money.

Where should expats search for a home?

Online is where most searches start. Use the big local listing sites in your new country, plus expat forums and company relocation services if your employer offers them. Read reviews of any site or agency before you pay anything, and ask colleagues which ones they used.

Be careful with listings that look too good. Rental scams target newcomers who can’t visit in person. A few rules protect you.

• Never send a deposit for a place you or someone you trust hasn’t seen, in person or on a live video call.
• Check that the person renting or selling actually owns the property or represents the owner.
• Pay through traceable channels, never gift cards or crypto.
• Get the lease or contract in writing, and in a language you read well.

In the U.S., most homes for sale appear on the major home search sites and the MLS. Our guides on FSBO websites and flat fee MLS reach and the best websites to sell a home fast explain how listings spread, which helps buyers know where to look.

How do you choose the right size and location?

Size first. Count the bedrooms you need today and in three years, plus a home office if you’ll work remotely. Bigger isn’t free: property taxes, insurance, utilities and upkeep usually rise with size. The Motley Fool has a good way to think about how big of a home is enough before you fall for extra rooms you won’t use.

Then location. List what you need within 20 or 30 minutes: work, schools, a grocery store, a hospital, public transit and, for many expats, an airport. Visit at rush hour and on a weekend night. A quiet street at noon can be a different place at 6 p.m.

Look at the home itself with care. Climate matters: heating in cold countries, cooling and storm protection in hot ones. Our piece on how reliable heating systems enhance property value is useful in colder places.

Planning a second home or investment abroad instead? Our guide to the top destinations abroad for a second home compares options.

What should foreign buyers know about buying in the U.S.?

Foreign buyers can and do buy U.S. homes, but rules can vary by state, so have a local real estate attorney check the state you’re targeting. NAR’s 2026 International Transactions report gives a picture of who buys.

Some practical points for non-residents.

• Tax ID. If you don’t have a Social Security number, you may need an Individual Taxpayer Identification Number (ITIN) from the IRS for tax filings tied to the property, such as rental income.
• Financing. Many foreign buyers pay cash. Loans for non-residents exist but usually need larger down payments.
• Selling later (FIRPTA). When a foreign person sells U.S. real estate, the IRS says the buyer generally must withhold 15% of the amount realized. There’s an exception when the buyer will live in the home and the price is $300,000 or less, among other conditions.
• Ownership structure. Personal name, LLC or trust each has tax and estate effects. Get advice from a U.S. tax professional and an attorney before you sign.

Do you need a real estate agent? No, it’s not required; it’s your choice. An agent can help with local knowledge, showings and negotiation, and many expats like that support from far away. Others prefer to search on their own and hire an attorney for the contract.

If you do use an agent on a home listed by another agent, the Beycome buyer program has no upfront fee: Beycome keeps 1% of the price (minimum $1,499) and credits the rest of the buyer-agent commission at closing, with lender approval. It’s open to every buyer on homes listed by other agents; the credit can’t apply where no buyer-agent commission is offered, like most FSBO homes, or on homes listed by Beycome sellers.

How do you close safely from abroad?

Closing from another country is common. A title or escrow company handles the funds and paperwork, and many documents can be signed remotely or before a notary or a U.S. consulate, depending on the state.

Wire fraud is the main risk. Criminals send fake wiring instructions that look like they come from the title company. Always call the title company at a number you found yourself, not one in an email, before sending money.

Ask early what closing costs to expect. Our guide on how much closing costs are breaks them down. Buying in Florida or Texas? Beycome Title handles closings there, and also in Michigan, Ohio, Illinois and Indiana.

Once you have the keys, our guide on how to organize and store your stuff before moving helps with the move itself, and if you’re leaving the U.S. rather than arriving, read how to make your international move less stressful. You can also browse homes and services on the Beycome website.

Expat property questions