Can a foreign national buy property in California?

Yes. There are no restrictions on foreign nationals owning real estate in California. International buyers can purchase residential property — whether as a vacation home, primary residence, or investment property — with the same legal rights as U.S. citizens. Working with a licensed California real estate agent and a real estate attorney familiar with cross-border transactions is strongly recommended.

What is FIRPTA and does it affect international buyers of U.S. property?

FIRPTA — the Foreign Investment in Real Property Tax Act — primarily affects foreign sellers of U.S. property, not buyers. When you eventually sell a U.S. property as a foreign person, the buyer is required to withhold 15% of the gross sales price and remit it to the IRS as a prepayment of your capital gains tax. If the property sells for $300,000 or less and the buyer uses it as a primary residence, withholding may be waived. For sales between $300,000 and $1 million for primary residence use, the withholding rate drops to 10. Foreign buyers purchasing U.S. property are not subject to FIRPTA withholding at the time of purchase.

Do I need an ITIN to buy property in the East Bay as a foreign national?

An Individual Taxpayer Identification Number (ITIN) is required for foreign nationals who need to file U.S. tax returns — including reporting rental income from U.S. property or claiming refunds under FIRPTA when you eventually sell. You do not need an ITIN to purchase property, but you will need one to comply with ongoing U.S. tax obligations as a foreign property owner. A tax professional experienced in international real estate transactions can help you obtain one.

Can international buyers get a mortgage in California?

Some U.S. lenders offer foreign national mortgage programs, though the requirements are stricter than for U.S. residents — typically requiring larger down payments (30–40%), documentation of foreign income, and proof of assets held in U.S. or internationally recognized institutions. Many international buyers purchase with cash to simplify the transaction. Bruce Wagg can refer you to lenders experienced in foreign national financing.

What types of East Bay properties make sense for international buyers?

The East Bay offers a wide range of options for international buyers: condos near BART stations for low-maintenance vacation or rental use, single-family homes in Oakland, Fremont, and San Leandro for long-term appreciation, multi-unit income properties that generate rental revenue while you're abroad, and hillside luxury properties in Fremont's Mission San Jose or Castro Valley's canyon neighborhoods. The right choice depends on your goals — vacation use, rental income, long-term investment, or a future primary residence.

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Out Of Country Purchasers

Out-of-Country Property Purchase

If you live in another country and are looking to buy a property here, we can certainly help you. When you're buying property outside of your country, you require professional assistance to ensure that the purchase is conducted smoothly. We offer competent representation in international real estate dealings.

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International Home Buyers

Buying property in our nation can be a great investment strategy. You can find a place that works as a vacation home, a permanent residence, or as a rental property. Chances are that your property value will go up, leaving you with a significant asset.

It's advisable to take a trip to the neighborhood you're considering buying in for the express purpose of looking at properties and the community. If you can't visit, seek out a comp

Buying East Bay Real Estate from Abroad

The East Bay — Oakland, Fremont, Hayward, San Leandro, Alameda, and Castro Valley — is one of the most internationally recognized real estate markets in the United States. Its proximity to Silicon Valley, the Port of Oakland, and the broader San Francisco Bay Area makes it a consistent destination for international buyers seeking a U.S. property for investment, vacation use, or future relocation. Foreign buyers purchased over $56 billion worth of U.S. residential property in the 12 months ending March 2025 — and the East Bay's combination of strong appreciation, diverse employment, and BART connectivity makes it one of the most compelling markets in that pool.

Buying property outside your home country requires a higher level of professional support than a domestic transaction — not because the process is prohibitive, but because the legal, tax, and financing frameworks are different from what you may be used to. Bruce Wagg works with international buyers to navigate those differences and find the right East Bay property for their goals.

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Can Foreign Nationals Own Property in California?

Yes — there are no restrictions on foreign nationals purchasing or owning real estate in California. Whether you're a citizen of Canada, the United Kingdom, China, India, Australia, or any other country, you have the same legal right to own residential property in the East Bay as a U.S. citizen. You do not need to be a U.S. resident, hold a visa, or have any immigration status to own property here. California's real estate market is open to international buyers, and tens of thousands of foreign nationals own property across the state.

Understanding FIRPTA — The Key Tax Law for International Buyers

The most important U.S. tax law for international property owners is FIRPTA — the Foreign Investment in Real Property Tax Act. It's worth understanding clearly, because it is often misunderstood.

FIRPTA primarily affects you when you eventually sell, not when you buy. When a foreign person sells U.S. real property, the buyer is required to withhold 15% of the gross sales price and remit it to the IRS as a prepayment of the seller's potential capital gains tax. That withheld amount is credited against what you actually owe when you file a U.S. tax return — if you owe less, you receive a refund. Two important exceptions apply: if the property sells for $300,000 or less and the buyer intends to use it as a primary residence, FIRPTA withholding may be waived entirely; if the price is between $300,000 and $1 million for primary residence use, the rate drops to 10%.

Given that most East Bay properties trade well above $300,000, the FIRPTA withholding provision will apply to most international buyers when they eventually sell. Planning for this in advance — ideally before you purchase — is one of the most valuable things a tax advisor experienced in international real estate can do for you.

California also imposes its own state withholding on real property sales, separate from FIRPTA. A tax professional familiar with both federal and California state requirements is essential for international sellers.

ITIN — Your Individual Taxpayer Identification Number

As a foreign property owner with U.S. tax obligations — rental income, eventual capital gains — you will need an Individual Taxpayer Identification Number (ITIN) issued by the IRS. You do not need an ITIN at the time of purchase, but you will need one to file U.S. tax returns, report rental income, and comply with FIRPTA requirements when you sell. Obtaining an ITIN involves submitting IRS Form W-7 along with certified identification documents. A tax professional can assist you with this process, and Bruce can refer you to advisors experienced in international property ownership.

Financing Options for International Buyers

Many international buyers purchase East Bay property with cash, which simplifies the transaction significantly and makes your offer more competitive in a market where sellers prefer certainty. If financing is needed, some U.S. lenders offer foreign national mortgage programs — though they typically require larger down payments in the range of 30–40%, documentation of foreign income, and assets held in recognized financial institutions. The number of lenders offering foreign national programs has grown, but the qualification process is more demanding than for U.S. residents. Bruce can connect you with lenders experienced in cross-border financing if needed.

What Kind of East Bay Property Is Right for You?

The best property depends on what you're trying to accomplish. International buyers in the East Bay generally fall into a few categories, each with different ideal property types.

Rental income while abroad: Condos near BART stations in Oakland, Fremont, or Hayward are the most manageable rental investment for owners who won't be on-site — low-maintenance, professionally managed, and in high rental demand from tech and healthcare workers. Multi-unit income properties in Hayward and San Leandro offer stronger cash flow potential at lower entry prices than Oakland.

Long-term appreciation: Single-family homes in Fremont's Mission San Jose neighborhood (median $2.03M, among the highest-appreciating in the East Bay), Oakland's Piedmont-adjacent neighborhoods, and Alameda offer strong 10-year appreciation track records driven by school quality and employment proximity.

Vacation or future relocation: Hillside homes in Castro Valley's canyon neighborhoods, Fremont's hillside districts, or luxury condos in the Oakland/Alameda waterfront area offer the lifestyle and views that make the East Bay an attractive destination — and a potential primary residence if you eventually relocate.

The Professionals You Need

A successful international property purchase in the East Bay requires the right team. A local real estate agent — Bruce Wagg — to identify the right property, navigate the offer and negotiation process, and manage the transaction timeline on your behalf. A real estate attorney familiar with California title transfers and cross-border transactions to review contracts and protect your interests. A tax advisor experienced in U.S. international real estate tax law — FIRPTA, rental income reporting, ITIN applications, and California state obligations. Bruce can refer you to attorneys and tax professionals he trusts for each of these roles.

Working with Bruce Wagg

Whether you're buying remotely without an in-person visit or planning a trip to tour properties, Bruce Wagg and his Keller Williams team provide the competent, personal representation that international transactions require. Virtual tours, detailed written property assessments, and clear communication throughout the process make it possible to purchase confidently from abroad.

Call (669) 202-7777 or use the contact form below to begin the conversation about buying East Bay real estate.

Contact Bruce for more information about international property purchases in the East Bay.

etent professional to find the type of property you want for a fair price. You may wish to retain an attorney in addition to hiring a real estate agent, so that your property purchase is problem-free.

An important part of buying property here is knowing local real estate laws. You should have a good working knowledge of these laws, but if you don't, then it's advisable to retain some kind of legal counsel experienced in these matters as well as a real estate professional who can help you find the best property for your needs.

No matter what your goals are for purchasing property in this country, we're dedicated to working hard for you and finding you what you want.