Yes, US citizens can freely buy property in Spain — there are no nationality restrictions, and Americans enjoy exactly the same purchase rights as EU buyers. The two things you must do first are obtain a Spanish tax number (NIE) and budget for roughly 11–14% in additional buying costs on top of the purchase price. Buying the property does not, however, give you the right to live in Spain long-term — for that you need a visa such as the non-lucrative visa. This guide focuses on the four regions Mediter Real Estate works in: the Costa Blanca, Costa Cálida, Costa del Sol and Costa Almería.
The most important practical points for Americans are: (1) the buying process itself is straightforward and identical to any foreign buyer; (2) taxes vary by region — the transfer tax is around 10% on the Costa Blanca and the Alicante side of the Costa Cálida (Comunitat Valenciana) versus around 8% on the Costa del Sol and Costa Almería (Andalucía); and (3) the US–Spain double taxation treaty means you generally won't be taxed twice on the same income, but as a US citizen you must still file with the IRS and disclose foreign accounts. We'll unpack each below.
Absolutely. Spain places no restrictions on foreign ownership of residential property, and this applies fully to US citizens. You can buy a villa in Marbella, an apartment in Torrevieja, a townhouse in Mojácar or a finca near Murcia in your own name, jointly, or through a company. There is no requirement to be a resident, and no minimum spend to become an owner.
The single administrative prerequisite is the NIE (Número de Identidad de Extranjero) — your Spanish foreigner's identification and tax number. You cannot complete a purchase, open a resident bank account or pay Spanish taxes without one. Americans typically obtain the NIE either at a Spanish consulate in the US (New York, Miami, San Francisco, etc.) before travelling, or in Spain via a power of attorney granted to your lawyer.
Regardless of nationality, expect total transaction costs of about 11–14% of the purchase price. The single biggest item is the property transfer tax, and this is where the region genuinely matters — it is set by each autonomous community, not by the national government.
| Cost item | Costa Blanca & Alicante-side Costa Cálida (Comunitat Valenciana) |
Costa del Sol & Costa Almería (Andalucía) |
|---|---|---|
| ITP transfer tax (resale) | ~10% | ~7% (a simplified flat rate applies in Andalucía) |
| Notary fees | ~0.1–0.5% | ~0.1–0.5% |
| Land Registry fees | ~0.1–0.4% | ~0.1–0.4% |
| Lawyer fees | ~1% (+ VAT) | ~1% (+ VAT) |
| Bank/mortgage costs (if applicable) | Varies (valuation, arrangement) | Varies (valuation, arrangement) |
For a new-build property the tax structure changes: instead of ITP you pay IVA (VAT) at 10% plus AJD stamp duty (around 1.5% in both the Comunitat Valenciana and Andalucía). Because tax rates and reduced-rate bands are adjusted periodically by each region, always confirm the exact current figure with your lawyer before signing — never assume last year's rate.
Many American buyers complete the whole transaction without being physically present in Spain by granting power of attorney — particularly convenient given the transatlantic distance.
You do not need any visa to buy property. But US citizens can only stay in Spain (and the Schengen Area) 90 days within any 180-day period as a tourist. To live in your new Costa home long-term you need a residence permit.
Note that Spain's former "Golden Visa" (residency through property investment) was ended in 2025, so buying property no longer provides a direct route to residency. Plan your residency around the NLV or digital nomad visa instead. Always confirm current requirements with the Spanish consulate covering your US state.
This is the area where American buyers differ most from other foreigners, because the United States taxes its citizens on worldwide income regardless of where they live. The good news: the US–Spain double taxation treaty and the US foreign tax credit mean you should not pay full tax twice on the same income. In practice:
Because US-side reporting is genuinely complex, most American owners work with a cross-border tax adviser who understands both systems. Mediter can point you towards professionals experienced with US clients on the Costas.
| Tax | Who pays | Notes |
|---|---|---|
| IBI (council tax) | All owners | Annual local property tax, based on cadastral value. |
| Non-resident imputed income tax | Non-resident owners | A notional tax on a second home even if not rented out. |
| Rental income tax | Owners who let | Non-EU residents (including Americans) generally cannot deduct expenses and pay a flat rate on gross rent. |
| Wealth tax | Higher-value owners | Varies significantly by region; check Andalucía vs Comunitat Valenciana rules. |
One point US buyers should note: because non-EU residents are generally taxed on gross rental income without the expense deductions available to EU residents, holiday-let returns can be less favourable than they first appear. Budget for this if you plan to rent your Costa del Sol or Costa Blanca property.
Yes. Spanish banks lend to non-resident US buyers, though typically at a lower loan-to-value — often around 60–70% of the purchase price for non-residents, versus up to 80% for residents. You'll need US income documentation (usually translated), tax returns, and bank statements. Interest rates and terms are set individually, and having a Spanish account and NIE in place speeds approval. Many Americans buy in cash and remortgage later, or use funds released from US assets.
Yes. There is no residency requirement to own Spanish property. You only need an NIE. However, ownership does not grant the right to live in Spain beyond the 90-in-180-day tourist limit — for that you need a visa such as the non-lucrative or digital nomad visa.
Generally no. The US–Spain double taxation treaty and the US foreign tax credit prevent full double taxation on the same income. You must still file a US return and, where applicable, an FBAR for Spanish accounts over US$10,000. Use a cross-border tax adviser.
Around 11–14% of the price. The main variable is transfer tax: roughly 10% on the Costa Blanca and Alicante-side Costa Cálida, and a lower rate in Andalucía (Costa del Sol and Costa Almería). New builds attract 10% IVA plus AJD stamp duty instead.
No. Spain ended the residency-by-investment Golden Visa in 2025. Americans wanting residency should look at the non-lucrative visa or digital nomad visa. Buying a home still supports these applications but is no longer a direct route to residency.
Yes. By granting a power of attorney to your Spanish lawyer, you can complete the entire purchase — including obtaining your NIE and signing at the notary — without travelling. This is common and fully legal.
It is strongly recommended. You'll use it to pay taxes, utilities and community fees, and it simplifies mortgage arrangements and the purchase transfer itself.
Mediter Real Estate specialises in guiding international buyers — including US citizens — through every step of purchasing on the Costa Blanca, Costa Cálida, Costa del Sol and Costa Almería. From arranging your NIE and connecting you with cross-border tax and legal experts to finding the right home, we make buying from the US simple. Contact Mediter Real Estate today to discuss your move to the Spanish coast.
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