APP Real Estate

Homes for sale in the United States

APP Real Estate has 6407 properties for sale in the United States, across 560 cities. Choose a city to see what is available, with photographs, prices and a full description of each property.

The United States is the most liquid market in the world and one of the easiest to buy from as a foreigner: there is no authorization to ask for, no nationality to prove, you don't need to live there. What exists, which catches almost everyone by surprise, is a layer of annual taxes, insurance and condominium rules that has no equivalent in Europe. This page shows where we have properties and explains this layer before it appears in the account.

Where do we have properties?

The portfolio is concentrated in three states, and within New York in five very different realities.

What money buys

There is not one American market, there are dozens. The same amount that buys a one-bedroom apartment in Manhattan buys a house with land in the Hudson Valley, and on the outskirts of Orlando buys a new house with a pool.The difference between states is greater than the difference between countries in Europe.

And there is a rule that changes everything and does not appear in the price:annual property tax varies greatly from county to county. Two houses with the same price, twenty minutes from each other, can have very different annual bills. Comparing prices without comparing tax is comparing half the bill.

How a foreigner buys in the United States

There is no restriction. A non-resident can purchase in their own name, without a visa and without residency. The process:

Buying through a company is common and sometimes advisable, but it has tax consequences in both countries. It is a decision to be made with those who understand on both sides, before the offer and not after.

Costs that do not appear in the advertisement

What should weigh against

Co-op and condominium are not the same thing

In New York, most apartments areco-ops: you don't buy the property, you buy shares in a company that owns it, and entry depends on the approval of a board. This advice canrefuse the buyer without giving a reason, often requires proof of income and assets in the United States, and most do not accept non-residents or buy-to-let. THEcondominiumit's real property and it's what a foreigner can actually buy — and it costs more for that reason. Confirming this before falling in love with the apartment saves months.

The annual tax is an invoice, not a detail

In parts of New York, New Jersey and Connecticut, the annual tax on a single-family home is an amount that many European buyers only find out about later. It doesn't go away when the house is empty and goes up with county reassessments.

FIRPTA: when selling, withholding tax

When the seller is a foreigner, the law obliges the buyer to retain a percentage of thegross price— not from profit — and hand it over to the American tax authorities. He recovers later, with a declaration, but with money sitting idle for months. Anyone who does the resale accounts without taking this into account is making a mistake with their cash flow.

Successor tax and the lesser-known risk

A non-resident without American citizenship has, in the federal inheritance tax, an exemption of onlysixty thousand dollars— against the millions enjoyed by a resident. A property of average value left as an inheritance can generate a very significant tax bill. There are ways to structure this, but they have to be dealt withbeforeof the purchase.

In Florida, insurance changed the calculation

The cost of insurance in coastal areas has risen sharply, insurers have left the state and older buildings face mandatory structural assessments with associated spills. A cheap property with expensive insurance may yield less than an expensive property with standard insurance.

Buy not from the residence

There is no visa for purchasing property in the United States. The property does not change in any way the right to be there, and the day limit of the visa or exemption with which you enter remains valid.

Credit exists, but requires a large down payment

There are banks that lend to non-residents, typically with a much higher down payment than they would ask a resident and at a higher rate. It is not the European scenario of almost total financing.

Rent and income

Seasonal rentals pay well in Orlando, on the Florida coast and in the Hamptons, but they are seasonal, require local management and are subject to changing municipal rules. Permanent rentals, in the suburbs of New York and Connecticut, yield less but yield throughout the year. In either case, the income is taxed in the United States and must be declared — the ITIN exists for that.

Cities

New York, USA

Florida, USA

Connecticut, USA

Texas, USA

New Jersey, USA

Selections in this country

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