Key Takeaways
• US citizens can purchase property in Italy without residency, citizenship, or a visa due to bilateral reciprocity.
• Buying real estate in Italy does not grant longer stays, visas, or automatic residency; 90-day Schengen limits apply.
• Non-residents pay higher purchase taxes—typically 9% on cadastral value—and must obtain a Codice Fiscale and use a notary.
Many people from the United States 🇺🇸 dream about owning a house or other property in Italy 🇮🇹, whether it’s a cozy villa in Tuscany, a city apartment in Rome, or a seaside home in Sicily. But it’s common for US citizens to wonder: can you buy property in Italy 🇮🇹 without living there or having residency? What rules must you follow? What does it mean for your stay and your legal rights? This detailed guide answers these common questions and more, using only clear, simple words.
Below you’ll find answers to the most important questions about buying property in Italy 🇮🇹 as a US citizen, including what you need to do, what to expect during the process, tax and legal points to consider, and what buying property means for your ability to live or stay in Italy 🇮🇹.
Most Popular Questions
Can a US citizen buy property in Italy 🇮🇹 without being a resident?
Yes. If you’re a US citizen, you can buy property in Italy 🇮🇹 even if you are not a resident and have no plans to become one. Italian law allows people from outside the European Union—including Americans—to purchase all types of property, such as apartments, houses, or land, with no special restrictions. You do not need to live in Italy 🇮🇹, become a citizen, or even have a visa to own property.
Is there an agreement that lets US citizens buy real estate in Italy 🇮🇹?
Yes. The United States 🇺🇸 and Italy 🇮🇹 have a “reciprocity agreement.” This means Americans are treated the same way as Italians when it comes to buying real estate in the United States 🇺🇸, so Italy 🇮🇹 offers the same rights to US citizens. As a result, no extra permits or permissions are needed—the law makes it clear you can buy property just like an Italian national.
Does owning property in Italy 🇮🇹 give me residency, a visa, or citizenship?
No. Buying a house, apartment, or any other real estate in Italy 🇮🇹 does not grant you automatic residency, a visa, the right to stay past the usual tourist rules, or Italian citizenship. You will still need to follow the normal rules about how long you can stay as a visitor. For Americans, this means staying for up to 90 days in any 180-day period under the Schengen visa waiver. If you want to live in Italy 🇮🇹 for a longer period—or make Italy 🇮🇹 your new home—you would need to apply for a specific visa or residency permit.
What are the basic steps for a US citizen buying property in Italy 🇮🇹?
If you’re a US citizen and you wish to buy property in Italy 🇮🇹, the main steps are:
- Get an Italian Tax Identification Number (Codice Fiscale):
This is a unique number that’s used for all legal, financial, and property matters in Italy 🇮🇹. You can apply for it at the Italian tax office, or sometimes through the Italian consulate in the United States 🇺🇸. -
Open an Italian bank account (usually needed):
Most property transactions in Italy 🇮🇹 are done through Italian banks, so having a local bank account is usually required. -
Choose your property and agree on a price:
Once you’ve found a property you want and agreed on a price with the seller, a formal offer is made and—after acceptance—a preliminary sale agreement (“compromesso”) is signed. -
Hire a local notary (Notaio):
The notary checks the property’s title, ensures everything is legal, and prepares the final deed (“rogito”). The notary also handles any official payments of taxes and fees. -
Sign the final deed and pay taxes and purchase price:
The deal is then finalized with the signing of the deed in front of the notary. Once this is done, you’re the legal owner of the property.
Do I need to come to Italy 🇮🇹 in person to buy property?
It’s possible to buy property without traveling to Italy 🇮🇹 yourself, although most buyers choose to visit to view the property first. If you cannot travel, you can give someone a legal power of attorney to handle the purchase on your behalf. However, using a trusted local lawyer and notary is very important.
Requirements and Documents
What is a “Codice Fiscale,” and why do I need it?
A “Codice Fiscale” is an Italian tax identification number—every person buying property in Italy 🇮🇹 needs one. It’s a bit like a social security number in the United States 🇺🇸, but it’s used in all dealings with Italian authorities, including banks and property transactions.
Must I have an Italian bank account?
While not strictly mandatory by law, almost all real estate transactions require you to have an Italian bank account. Payment for the property, as well as taxes and notary fees, are usually made through an account in your name at an Italian bank. It also makes paying ongoing bills, taxes, and fees much easier.
Who is the “Notary” (Notaio), and what do they do?
A “Notary” in Italy 🇮🇹 is a specially trained lawyer with an official role. Their job is to make sure the property transaction is legal and correct, to check that the title is clear and there are no debts or problems, and to authorise the sale. You cannot complete a property sale in Italy 🇮🇹 without involving a notary.
Are there restrictions on the kinds of property US citizens can buy?
No. US citizens can buy any kind of real estate in Italy 🇮🇹: apartments, houses, farmhouses, land (in both cities and the countryside), and even commercial property like shops or offices.
Taxes and Fees
Will I pay different taxes if I am not an Italian resident?
Yes. When you buy property in Italy 🇮🇹 but do not live there as a resident, some taxes are higher:
- Purchase tax: If you buy a property from an individual (private seller) and you’re not a resident, you pay 9% tax on the “cadastral value” of the property. This is a special value assigned by the Italian tax authorities, usually lower than the market value. If you were a resident and planned to live there as your main home, this rate would be only 2%.
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Fixed registration tax: Besides the purchase tax, there are also small fixed fees for registration, cadastral, and mortgage taxes.
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Ongoing annual taxes: Once you own the property, you’ll pay yearly taxes including:
- IMU (Imposta Municipale Unica): This is a local municipal tax on property ownership, paid by non-residents.
- TARI: This is a fee for waste collection (garbage services).
- TASI: This is a service tax for other public services, but it may not apply everywhere or to all property types.
The total amount varies by property type, location, and value. It’s wise to check the specific rates for the area and type of property you’re considering.
Do I owe taxes in the United States 🇺🇸 after buying property in Italy 🇮🇹?
Owning property abroad may have tax consequences at home, like reporting the home or bank account if it meets certain thresholds. It’s important to speak to a tax professional experienced in both Italian and US tax systems to make sure you report everything correctly.
Staying in Italy 🇮🇹
Can I live in Italy 🇮🇹 if I buy a home there?
Buying property alone does not give you the right to live in Italy 🇮🇹 year-round or stay longer than the tourist rules allow. As a US citizen, unless you have a different visa or Italian residency, you can stay a maximum of 90 days in any 180-day period in the Schengen Area (which includes Italy 🇮🇹). If you want to stay longer, you must apply for a visa or residence permit through the proper Italian authorities.
What if I want to move to Italy 🇮🇹 after buying property?
To live in Italy 🇮🇹 as a US citizen, you’ll need to apply for a long-stay visa (such as an elective residency visa, work permit, or student visa) and then register as a resident. Simply owning property is not enough. The process for these visas has its own rules and requirements.
Legal and Practical Considerations
Is property ownership fully protected under Italian law for non-residents?
Yes. Italian law recognizes and protects the property rights of non-residents and foreign nationals, including US citizens, just as it does for Italians. As reported by VisaVerge.com, the legal process is clear, but that doesn’t mean you should skip using trusted legal and real estate experts during your purchase.
Are there risks or things to watch out for as a US citizen buying property in Italy 🇮🇹?
While the process is open and legal, you should still:
- Work with reputable local agents and a trusted notary to check the title and legal status
- Be aware of recurring taxes and fees
- Understand that buying property does not grant any immigration benefits or extra stay time
Common myths debunked:
– Myth: I can get Italian citizenship by buying a home—This is not true. Property ownership does not lead to citizenship or permanent resident status.
– Myth: If I buy property, I can live in Italy 🇮🇹 as long as I want—You must follow normal visa and residency rules.
Can my family or friends stay in the property I buy?
Yes, you can allow friends or family to use your property. There are no laws preventing you from letting others stay, as long as you follow local rules and register guests when required (such as for rental or short-term stays).
Example Scenario
Sarah, a US citizen, buys a small villa in Umbria, Italy 🇮🇹. She does not live in Italy 🇮🇹. She comes for holidays, staying less than 90 days each time. She opens an Italian bank account and gets her Codice Fiscale. She pays 9% purchase tax plus annual IMU and TARI taxes. Owning the villa does not let her stay longer without a residence visa, but she enjoys visiting each year and allows her niece to use the home in summer.
Where to Get More Help
If you want more official information on buying and owning property as a foreigner in Italy 🇮🇹, you can visit the Italian Revenue Agency’s guide for foreign property buyers. For questions about residency, visas, or immigration to Italy 🇮🇹, check with the nearest Italian consulate in the United States 🇺🇸 or a qualified immigration lawyer.
Key Points and Next Steps
- US citizens can buy any kind of real estate in Italy 🇮🇹 with no need for residency or citizenship.
- You must get an Italian tax code (Codice Fiscale), usually open a bank account, and always use a local notary.
- Taxes are higher for non-residents, so budget for all purchase and yearly costs.
- Buying property does not grant visas or the right to stay longer than normal tourist visits.
- Think carefully about your plans: if you want to move to Italy 🇮🇹, you need to apply for residency separately.
If you still have questions or would like tailored support, contact legal experts, talk to your local Italian consulate, or visit trusted immigration information platforms such as VisaVerge.com. Making a safe and happy property purchase in Italy 🇮🇹 is possible with good planning and the right advice.
Learn Today
Reciprocity Agreement → An arrangement where US citizens may buy property in Italy, as Italians may do likewise in the US, with equal rights.
Codice Fiscale → An Italian tax identification number required for all property transactions, similar to a US Social Security Number.
Cadastral Value → A government-assigned property value, usually lower than market value, used to calculate purchase and ownership taxes in Italy.
Notary (Notaio) → A licensed official who legally verifies property transactions, ensures a clean title, and prepares the sale deed in Italy.
IMU Tax → A municipal property tax in Italy, paid annually by non-residents and residents, calculated on the property type and location.
This Article in a Nutshell
Owning an Italian villa or city apartment is possible for US citizens, even without living in Italy. You do not get residency or extra stay rights just by owning property. Important steps include obtaining a Codice Fiscale, opening a local bank account, and budgeting for higher non-resident taxes and notary help.
— By VisaVerge.com
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