Buying Property in Spain as an American Investor, Without the Guesswork
From mortgage pre-approval and FATCA-compliant structuring to NIE, banking and residency — we represent US and Canadian buyers end-to-end on the buyer’s side of the table.
Why American & Canadian Buyers Work With Us
The Spanish property process is nothing like Florida, California, Texas or Ontario. We translate every step — legally, culturally and financially — into the playbook a North American buyer can actually trust.
Time-Zone Aligned Operation
We schedule calls, video walkthroughs and document reviews around your time zone — from EST to PST. No 3 AM emails, no week-long delays.
Mortgage Partners for USD Income
We work with Spanish banks that specifically underwrite non-resident borrowers with US or Canadian income — Sabadell, UCI, Bankinter and CaixaBank — and structure around their stress tests.
FATCA, FBAR & Modelo 720 Aware
We coordinate with your US/Canadian tax advisor and our Spanish gestoría to keep both sides compliant from day one — including the Modelo 720 declaration of foreign assets.
Buying in Spain From the US Doesn’t Work Like Buying in the US
If you’ve bought a home in the United States or Canada before, almost everything you know about the process will catch you off guard in Spain. Here’s the honest difference — and how we close that gap.
What Trips Up Most US/Canadian Buyers
- No escrow system — the deposit goes directly to the seller or, with our help, into a notarial deposit account.
- No US-style title insurance — title security comes from the Land Registry and lawyer due diligence.
- Spanish banks don’t recognize US/Canadian credit history, so non-resident mortgages have stricter LTV caps.
- “Asking price” often isn’t real — most sellers negotiate, and listing portals are noisy.
- Notary signs the deed, not an attorney closing — and unlike the US, there’s no buyer-side standard agent by default.
- You’ll need an NIE (foreigner ID), Spanish bank account, and several apostilled documents before closing.
How We Close the Gap
- Notarial deposit accounts and structured deposit protection — your money never moves unprotected.
- Full legal due diligence on title, charges, planning, debts and licenses before any binding commitment.
- Pre-qualified mortgage path with non-resident specialists — typically 60–70% LTV at fixed competitive rates.
- Off-market sourcing plus negotiated discounts on listed inventory (15% achieved in recent cases).
- Full English contracts, sworn translations, and a notary walkthrough so you know exactly what you’re signing.
- NIE, banking, apostilles, powers of attorney and document chain handled from your country.
The Three Layers That Matter Most for American Buyers
Taxation
FATCA, US-Spain Treaty & Modelo 720
The US-Spain Tax Treaty prevents double taxation on most income streams. You’ll still need to report Spanish accounts (FBAR/FATCA) to the IRS and Spanish foreign-asset holdings annually (Modelo 720) if thresholds are met.
Non-resident rental income is taxed in Spain via Modelo 210 at 19% (EU rate) or 24% (non-EU rate, which currently applies to US/Canadian residents).
For Canadian buyers, the Canada-Spain Tax Convention applies similar principles. We coordinate with your CPA on both sides.
Banking & Financing
Non-Resident Mortgages That Actually Close
Spanish banks treat US/Canadian borrowers as non-resident foreign income, which triggers stricter underwriting: typically 60–70% LTV, currency stress tests on USD/CAD income, and additional documentation (US tax returns translated and apostilled).
We’ve structured recent deals at 3.00% fixed with 70% LTV. The key is matching the right bank to your profile — not every Spanish bank lends to non-residents, and terms vary widely between Sabadell, UCI, Bankinter and CaixaBank.
Residency Options
Visa Pathways for US/Canadian Citizens
The Spanish Golden Visa was eliminated in April 2025. Today’s residency pathways for North Americans include the Non-Lucrative Visa (for retirees or passive-income buyers), the Digital Nomad Visa (for remote workers), and the Entrepreneur Visa.
Each route has different requirements on income, residency days and family eligibility. We pre-qualify you for the right one before you commit to the property.
From California Living Room to Spanish Notary, in 5 Steps
Discovery Call
We map your goals, budget, timeline, residency interest and tax constraints.
Pre-Qualification
Mortgage pre-approval, NIE initiation, banking setup and documentation pipeline.
Sourcing & Visits
Curated shortlist — on-market and off-market — with video walkthroughs and in-person trips.
Negotiation & Due Diligence
Price negotiation, legal review, contract drafting, deposit structuring.
Closing & Turnkey
Notary signing (in person or by power of attorney), utilities, insurance, rental setup.
Featured US Buyer Case
Florida Couple, Costa Blanca Apartment, 15% Discount & 3.00% Fixed Mortgage
“As Americans unfamiliar with the Spanish buying process, we absolutely would not recommend trying to do this alone. They handled absolutely everything — NIE, bank account, legal coordination, translators, utilities. It truly was a one-stop solution.”
15%
Discount Negotiated
3.00%
Fixed Mortgage Rate
70%
Loan-to-Value
100%
Remote & Turnkey
What American Buyers Ask Us Most
Can I get a Spanish mortgage if I’m a US/Canadian citizen with no Spanish credit history?
Do I need to fly to Spain to buy?
What’s the real total cost of buying in Spain?
How does FATCA affect my Spanish purchase?
Is the Spanish Golden Visa still available?
Ready to Move Beyond Browsing
Talk to a Buyer’s Agent Who Actually Speaks Your Process.
A free 45-minute discovery call with our senior team. We map your goals, your tax situation, your mortgage path and your residency strategy — and tell you whether buying in Spain right now actually makes sense for you.