Buying a House in the US as a Foreign Visitor

Buying property in the US is a common goal for people looking to either put down roots for time spent there or simply put savings into a stable, dynamic market — and importantly, it doesn’t require US citizenship, a Green Card, or any particular visa category. This guide covers what the process actually involves, what changed recently around agent commissions and foreign-ownership rules, and what a purchase does and doesn’t get you.

Key Facts

• Citizenship/residency required to buy: none — a B1/B2 tourist visa is enough
• Does buying grant any immigration status: no, not under any circumstance
• Annual property tax: varies by state, roughly 1% of value nationally (from about 0.3% in Hawaii to over 2% in New Jersey)
• National median home price: around $420,000 as of mid-2026
• Typical foreign-buyer financing: 30-40% down payment, plus 6-12 months of payments in reserve
• Agent commission: negotiated directly with your agent since a 2024 industry settlement — no longer automatically seller-paid
• State restrictions: target citizens of specific named countries (China, Russia, Iran, North Korea, and similar) — check whether yours is one of them; Turkey isn’t

If you’d rather see the market and handle the process in person, a B1/B2 short-term visa covers exactly that kind of trip. Reach out to us if you’d like support with that visa application alongside your home search.

The Basics of Buying in the US

• You don’t need to be a US citizen or Green Card holder to buy a home. Someone on an E-2 investor visa, an H1B work visa, or simply a B1/B2 tourist visa for a short trip can all purchase property equally.
• Buying a house grants no residency or investor-visa status on its own. If you’re looking at an investment-based visa like E-2, that route requires an active operating business — a passive home purchase doesn’t qualify.
• Every owner, regardless of citizenship or residency status, owes annual property tax, assessed and collected at the state level. Rates vary widely: a home worth $100,000 might cost roughly $1,000 a year in property tax at the ~1% national average rate, but the actual rate can run as low as about 0.3% in a state like Hawaii or above 2% in a state like New Jersey.
• Closing costs are a separate, real line item on top of the purchase price — factor them into your budget alongside the price of the home itself.

Are There Restrictions on Foreign Buyers?

Federal law doesn’t restrict foreign property ownership — the real rules live at the state level, and they vary depending on where you’re buying.

Since 2024-2025, a growing number of states have tightened restrictions specifically framed around national security — for example, Florida restricts purchases near military installations, and a handful of states have broader restrictions aimed at specific nationalities.

These restrictions consistently target a specific, named set of countries — most often China, and also commonly Russia, Iran, and North Korea — along with people or entities connected to them, rather than applying to foreign buyers generally. If you hold citizenship in one of those countries, check the specific state’s current rules carefully before committing, since requirements (and any exemptions, such as for permanent residents) vary by state. Turkey isn’t included in any of these restrictions, and neither are the large majority of other nationalities. That said, this is a fast-moving, state-by-state area of law, so it’s worth a quick check on the specific state you’re buying in before you commit, whichever country you’re from.

How the Home-Buying Process Works

Getting Ready

Decide early whether you’re buying with cash or a US mortgage — cash moves considerably faster. If you’re financing, lenders typically expect a down payment of 30-40% of the home’s appraised value, and may also require proof that 6-12 months of mortgage payments are sitting in your account before approving the loan.

Finding a real estate agent to guide you through the process is the other key early step. Since the 2024 settlement changed how buyer-agent compensation works, expect to sign a written agreement with your agent early on that specifies their commission and who’s paying it — historically the seller covered this automatically, and often still does, but it’s no longer guaranteed by default. A CIPS-certified (Certified International Property Specialist) agent brings specific experience with the parts of this process that are different for international buyers — cross-border fund transfers, foreign-buyer tax obligations, and how your visa status factors into the transaction.

The last piece of preparation, if you don’t already have a US Social Security number, is applying for an ITIN (Individual Taxpayer Identification Number) — a 9-digit tax ID needed for a loan application, setting up utilities, opening a bank account, and paying tax on any rental income down the line.

Making an Offer

Cash buyers can move to a fast close — often around 2 weeks, since there’s no lender approval process involved. You’ll typically need an English-language document showing sufficient dollar funds in your account to cover both the purchase price and closing costs (roughly 5% of the price). Being a cash buyer also strengthens your negotiating position, since there’s no financing risk for the seller to worry about.

Once your offer is accepted, your agent submits a formal offer including proof of funds, and on acceptance, an earnest money deposit — typically around 3% of the purchase price — goes into an escrow account held by an independent title company.

Inspection and Title Review

Request a home inspection, typically over a 7-10 day window, before finalizing the purchase. A licensed inspector checks for structural, mechanical, electrical, and plumbing issues — worth taking seriously, since it can either prompt repairs, a price adjustment, or in some cases walking away from a deal that would otherwise cause expensive surprises later.

A title search runs in parallel, checking for any outstanding debt, liens, or inheritance claims against the property, with title insurance protecting your ownership rights going forward.

Closing

Once everything clears, the remaining balance moves from escrow, the purchase documents are signed, funds transfer to the seller, the title is recorded in your name, and the keys are handed over.

What Do Homes Actually Cost?

Given the size and diversity of the US market, there’s no single number that captures it — but a few reference points help:

• Nationally, the median home price was around $420,000 as of mid-2026.
• Coastal states tend to run considerably higher — California, for instance, frequently starts around $800,000 and up.
• Outside the most expensive city centers (Manhattan in New York, Miami in Florida), homes in the $500,000 range are commonly available in the same states.
• Lower-cost states, often more rural or industrial, run considerably cheaper — homes in the $200,000 range are common in states like West Virginia or Mississippi, and smaller towns can go as low as $100,000-$150,000.

What matters most is being clear on your own purpose — investment income, a future residence, or both — since that shapes which of these markets actually makes sense for you.

What to Watch For

• School district quality affects resale and rental value even if you have no children — homes in strong school districts tend to appreciate and rent faster.
• Look past the sticker price to ongoing costs — HOA dues (if applicable) and annual property tax add up meaningfully over time.
• Always get a home inspection. Skipping it to save time or money is how buyers end up with expensive surprises after closing.
• The US market is seasonal in most regions — inventory shrinks in winter, similar to the pattern in Turkey and many other countries, but pricing can be more favorable during that same window.
• If you’re selling a US property later as a foreign owner, remember that the IRS withholds a portion of the sale price upfront under FIRPTA — 15% standard, dropping to about 10% for qualifying residential sales between $300,000 and $1,000,000, and to 0% for sales at or under $300,000 where the buyer will use it as their own residence. This is a withholding against your eventual tax liability, not an extra tax — you can recover any overpayment by filing a US tax return, and working with a tax advisor on this in advance is worthwhile.

If buying a home is part of a longer visit to explore the market and work with an agent directly, a tourist visa trip is the practical way to handle it in person.

Get Support With Your US Travel Plans

We help with the short-term travel visa side of a US home search — reach out to us for support with your visa application while you handle the real estate side directly with your agent.