So you’ve been dreaming about it for a while. A stone farmhouse in the French countryside, maybe a flat near Bordeaux, or something with a terrace and a view. And at some point, the dream starts feeling like an actual plan. That’s when things get interesting – and a little overwhelming.
France is one of the most popular countries in the world for foreign real estate buyers. And honestly, it’s not hard to understand why. The quality of life is real, the landscapes are stunning, the food culture alone is worth the move. But buying property in France comes with its own set of rules, timelines, and vocabulary. If you’re not prepared, it can get messy fast. For anyone looking at the southwest, a good starting point is immobilier-gironde.com, which focuses specifically on the Gironde region and gives you a solid sense of what the local market actually looks like.
The French Buying Process : Slower Than You Think
One thing that surprises a lot of first-time buyers ? How long it takes. From the moment you sign the first document to the moment you get the keys, you’re looking at roughly three months minimum. Sometimes four or five. That’s just how the system works, and there’s no rushing it.
Here’s the basic sequence :
1. The compromis de vente – This is the preliminary sales agreement. Both buyer and seller sign it, and from that point, you have a 10-day cooling-off period if you’re buying as an individual. After those 10 days, you’re legally committed. The seller, on the other hand, is committed from the moment they sign. Important asymmetry.
2. The notaire – In France, all real estate transactions go through a notaire, which is a state-appointed legal officer. Not optional. Not replaceable by a regular lawyer for this purpose. The notaire handles the legal checks, the transfer of title, and the official deed (called the acte authentique de vente). You can have your own notaire in addition to the seller’s, and it doesn’t cost you anything extra – the fees are split between the two offices.
3. The acte de vente – The final deed, signed in front of the notaire. You pay the balance, they hand you the keys. Done.
How Much Do You Actually Need ?
This is where people often miscalculate. The purchase price is just the beginning.
Notaire fees (officially called “frais d’acquisition”) typically run between 7% and 8% of the purchase price for older properties. For new builds, it’s lower – around 2% to 3%. These fees include taxes, registration costs, and the notaire’s actual fee. So if you’re buying a €300,000 house, budget around €20,000 to €24,000 on top of that just for notaire fees.
Then there’s the real estate agent commission. In France, this is usually between 3% and 8% of the sale price, and it’s often included in the displayed price – but not always. Always ask whether the price shown is FAI (frais d’agence inclus) or not.
And if you’re getting a mortgage, factor in bank fees and potentially a mortgage broker fee too.
Frankly, a lot of buyers come in thinking they need 5% extra. The real number is closer to 10% to 15% when you add everything up.
Can Foreigners Buy Property in France ?
Short answer : yes, with very few restrictions. France does not have nationality-based barriers to buying real estate. Americans, Canadians, Australians, British citizens – all can buy without needing residency or special permits. The process is the same as for a French buyer.
Where it gets more complicated is financing. French banks will lend to non-residents, but the criteria are stricter. You’ll typically need a larger down payment (30% to 40% is common), and you’ll need to provide a lot of documentation – income proof, tax returns, bank statements. It’s doable, but it takes more preparation.
What to Watch Out For
A few things that catch buyers off guard :
Diagnostic reports. By law, sellers must provide a comprehensive set of technical diagnostics – energy performance, asbestos, lead paint, termites (depending on the region), flood risk, and more. Read these. Seriously. Some buyers skim them and then discover issues after the sale. The DPE (diagnostic de performance énergétique) in particular has become very important since recent French regulations started restricting rentals of poorly rated properties.
Co-ownership charges. If you’re buying an apartment in a building, you’ll be part of a copropriété. Ask for the last three years of meeting minutes and the building’s maintenance fund balance. Old buildings with deferred maintenance can turn into expensive surprises.
The taxe foncière. This is the annual property tax in France, paid by the owner. Amounts vary a lot by location. In some rural areas it’s a few hundred euros a year ; in others, it can exceed €3,000. Always ask for the current amount before you sign anything.
Choosing the Right Region
Maybe the most personal part of the whole process. France is enormous and enormously varied. Paris and Île-de-France remain the most liquid market, but also the most expensive. The south – Provence, the Côte d’Azur – attracts a lot of international buyers, which pushes prices up considerably.
The southwest has been gaining real traction over the past decade. The Gironde department, with Bordeaux as its anchor city, has seen strong demand and price appreciation, while still offering more value than Paris or the Riviera. The Atlantic coast, the wine country, the proximity to Spain – it ticks a lot of boxes for people looking for quality of life without paying Parisian prices.
One Last Thing
Don’t underestimate how useful a bilingual or internationally experienced agent can be. Not just for translation, but for understanding the market, negotiating effectively, and helping you avoid the kind of rookie mistakes that cost real money. France is a great country to buy in. The legal framework is solid, property rights are well protected, and the quality of life arguments are genuinely compelling.
But like anywhere, the difference between a good deal and a stressful one often comes down to how well you prepared before you started looking.