Investing in France from the USA: A Complete Guide 2025
Are you a French expatriate in the United States looking to invest in real estate in France? This strategic decision allows you to diversify your assets while maintaining a foothold in the French market. Between tax treaties, specific financing, and remote management, investing from the USA requires methodical preparation. This guide presents the key steps, tax opportunities, and concrete solutions for successfully investing in French rental property.
Why invest in French real estate from the United States?
Diversify your assets between dollar and euro. For French expatriates in the USA, real estate investment in France provides natural protection against monetary fluctuations. You build assets in your original currency while benefiting from rental income in euros.
The French real estate market offers a remarkable stability compared to the American market. According to data from Service-public.fr, non-residents can acquire real estate in France without nationality restrictions. This accessibility is accompanied by a protective legal framework for owners.
French rental yields are attractive, particularly in major university cities. The rental demand remains strong thanks to:
A large and mobile student population
Professionals undergoing geographical changes
A dynamic furnished rental market
Incentive tax schemes (LMNP)
The leverage effect of mortgage is a major advantage. Fixed rates in France allow you to secure your investment over 15 to 25 years, unlike the more common variable rates in the USA. You can borrow up to 90% of the amount with a 10% contribution, even as a non-resident.
💡 Key takeaway: French real estate offers stability, predictable returns, and protection against inflation, three essential assets for a diversified portfolio.
Real estate financing for American non-residents
Obtaining a mortgage from the USA is entirely possible. French banks have developed specific pathways for expatriates, although conditions differ slightly from residents.
The personal contribution varies according to banking institutions. Traditional banks generally require between 30% and 40% of the purchase price for non-residents. However, Invexa works with specialized banking partners who accept contributions of 10% to 20%, similar to the conditions of French residents. This accessibility greatly facilitates your investment project.
The acceptance criteria include:
Stable and regular income in the USA
Maximum debt ratio of 35%
Proof of income for the past 3 years
Active French bank account
Borrower insurance adapted to expatriates
The guarantees required vary depending on the banks. The mortgage remains the standard guarantee, but some establishments accept the Lender’s Privilege (PPD), which is less expensive and quicker to set up.
According to Bofip.impots.gouv.fr, the tax treaty between France and the United States recognizes mortgage interest, which facilitates cross-border banking procedures.
✅ Good to know: Thanks to Invexa’s network of banking partners, you can finance up to 80-90% of your acquisition, compared to only 60-70% with traditional channels.
⚠️ Attention: Anticipate 3 to 6 months to compile your financing file from the USA. The distance lengthens the administrative deadlines.
To delve into specific conditions and optimize your application, consult our complete guide to mortgages for French expatriates.
France-USA Taxation: Convention and Obligations
The Franco-American tax treaty of August 31, 1994, prevents double taxation. This fundamental text protects American expatriates investing in France. You pay your taxes in France on your rental income, then obtain a tax credit in the United States.
As a non-resident French taxpayer, you are taxed at a minimum rate of 20% on your property income, according to Service-public.fr. This rate applies to the bracket up to €29,315, then the progressive scale takes over for higher amounts.
Social contributions are added to income tax. Unlike residents, non-residents do not pay CSG/CRDS (17.2%) on their property income. This exemption represents significant savings that improve your net profitability.
The declarative obligations include:
Declaration 2044 for property income in France
FATCA Declaration if your French accounts exceed $10,000
FinCEN Form 114 (FBAR) for foreign accounts
Schedule E of your American IRS declaration
✅ Good to know: The tax convention allows deductions for certain expenses (mortgage interest, works, property tax) before calculating tax.
To accurately understand how to optimize your taxation and calculate your actual charges, discover our article on tax rates for non-resident property income.
LMNP and SCPI: Optimize Your Investment from Abroad
The LMNP status (Non-Professional Furnished Rental) is particularly suited to expatriates. This advantageous tax regime applies if your annual rental income remains below €23,000, according to Service-public.fr.
The advantages of LMNP for American investors:
Micro-BIC regime: 50% flat-rate deduction on rents
Real regime: deduction of charges and property depreciation
Taxation in BIC (Industrial and Commercial Profits)
Possible VAT recovery on new real estate
Furnished rental generates 10 to 20% higher rents than unfurnished rental, which more than compensates for management efforts. Tenants (students, young professionals, mobile professionals) accept shorter leases but higher rents.
Managing Your French Property Remotely
Delegated rental management is the preferred solution from the USA. Entrusting your property to a specialized agency frees you from daily constraints while ensuring professional monitoring. Management fees represent between 7% and 10% of net rents.
Services included in delegated management:
Tenant search and selection
Lease drafting and signing
Rent and charge collection
Management of unpaid rent and disputes
Coordination of maintenance works
Inventory checks at entry/exit
For everything about digital platforms, real costs, and how to choose the right manager from the USA, consult our complete guide to rental management for expatriates.
Unpaid Rent Insurance (GLI) is highly recommended for expatriates. This protection costs 2.5% to 4% of annual rents but covers unpaid rents, damages, and legal fees. It secures your cash flow despite the distance.
📋 Remote management checklist:
Choose an agency with expatriate experience
Open a dedicated French bank account
Subscribe to non-occupant owner insurance (PNO)
Set up automatic transfers USA→France
Designate a trusted contact in France (family, notary)
To avoid common pitfalls and secure your investment, read our article on the 10 fatal errors to avoid when investing in France from abroad.
Conclusion
Investing in French real estate from the USA combines asset advantages and tax opportunities. The two keys to success: take advantage of favorable financing conditions (a mere 10-20% contribution with the right partners) and correctly structure your tax situation to avoid double taxation. The Franco-American treaty and LMNP status create a favorable framework for building profitable rental property.
Invexa accompanies you in your real estate investment project in France: access to financing with a contribution starting at 10% thanks to our specialized banking network, tax optimization, property selection, and rental management setup. Our experts understand the specificities of American expatriates and secure your project from start to finish.
Investing from abroad is no longer an obstacle but a winning asset strategy. With the right partners and rigorous preparation, your French investment will become a pillar of your international portfolio.
