East Bay Real Estate Agent for International Buyers

Bruce Wagg represents international buyers purchasing homes, condos and income property in Oakland, Piedmont, Berkeley, Alameda, Fremont, Castro Valley, San Leandro and Hayward, and in Cupertino and the South Bay. Buyers from Canada, the United Kingdom, China, India, Taiwan, Vietnam, Australia and elsewhere have used him to purchase remotely, with virtual tours, written property assessments and a transaction managed across time zones. He is a licensed California real estate agent (DRE #01760054) with Keller Williams Elevate and 20 years of Bay Area experience.

The East Bay is one of the most internationally recognized housing markets in the United States. Its position between Silicon Valley and San Francisco, the Port of Oakland, and BART connectivity make it a consistent destination for buyers abroad seeking a U.S. property for investment, family use, or a future move. The National Association of Realtors reported that foreign buyers purchased about $56 billion of U.S. residential property in the twelve months ending March 2025, and California remains one of the top destinations in that pool.

What Bruce Does for International Buyers

• Identifies properties that fit your goal (rental income, appreciation, or future residence) and sends written assessments and video walkthroughs so you can decide without traveling
• Writes and negotiates the offer, and manages inspections, disclosures, escrow and closing on your behalf
• Coordinates remote signing through a notary or the U.S. consulate, and wire transfers with escrow
• Refers you to a California real estate attorney, a cross-border tax advisor and lenders with foreign-national mortgage programs
• Connects you with property management if you will hold the home as a rental from abroad

Vietnamese-language service is available through Bruce’s team for buyers from Vietnam and the Vietnamese diaspora.

Can Foreign Nationals Own Property in California?

Yes. California places no restrictions on the purchase or ownership of residential real estate by foreign nationals. You do not need to be a U.S. resident, hold a visa, or have any immigration status to own property here, and your legal rights as an owner are the same as a U.S. citizen’s. Title can be held in your own name, jointly, or through an entity such as an LLC; which is right for you is a question for the tax advisor and attorney described below.

How a Remote Purchase Works

Most international purchases follow the same sequence. You define the target area and budget, and Bruce sends candidate properties with written assessments and video. Once you choose a property, you sign the offer electronically; if accepted, escrow opens and your deposit is wired to the escrow company, never to an individual. Inspections happen during a contingency period, typically 7 to 17 days in the East Bay, and Bruce attends them for you and sends the reports. Closing documents are signed before a U.S. notary if you are here, or before a notary or consular officer abroad if you are not. Funds are wired to escrow before closing, and title records in your name. A purchase can be completed in 30 days for cash and 30 to 45 days with financing.

Understanding FIRPTA

The most important U.S. tax rule for international property owners is FIRPTA, the Foreign Investment in Real Property Tax Act, and it is often misunderstood.

FIRPTA applies when you sell, not when you buy. When a foreign person sells U.S. real property, the buyer is required to withhold 15 percent of the gross sale price and remit it to the IRS as a prepayment against the seller’s potential capital-gains tax. The withheld amount is credited against what you actually owe when you file a U.S. tax return, and any excess is refunded.

Two exceptions exist, and both depend on who buys from you. If the property sells for $300,000 or less to an individual buyer who will live in it as a residence, no withholding is required. If the price is between $300,000 and $1 million and the buyer will live in it, the rate drops to 10 percent. Because most East Bay properties trade well above $300,000, full withholding applies to most international owners at sale. California imposes its own separate withholding on real property sales by non-residents. Planning for both before you purchase is one of the most valuable things a cross-border tax advisor can do for you.

ITIN Requirements

As a foreign owner with U.S. tax obligations such as rental income or an eventual sale, you will need an Individual Taxpayer Identification Number (ITIN) from the IRS. You do not need one to purchase. You will need it to file U.S. returns, report rental income, and satisfy FIRPTA at sale. The application uses IRS Form W-7 with certified identification documents, and Bruce can refer you to advisors who handle it routinely.

Financing for International Buyers

Many international buyers purchase with cash, which simplifies the transaction and strengthens the offer in a market where sellers value certainty. If you need financing, some U.S. lenders offer foreign-national mortgage programs. These typically require a down payment of 30 to 40 percent, documentation of foreign income, and assets held at recognized financial institutions, and they take longer to underwrite than a domestic loan. Bruce can introduce you to lenders experienced in cross-border files before you begin your search, so you know your budget.

Which East Bay Property Fits Your Goal?

Rental income while you live abroad

Condos near BART stations in Oakland, Fremont and Hayward are the most manageable rental for an owner who is not on site: lower maintenance, professionally managed buildings, and steady demand from technology and healthcare workers. Multi-unit income property in Oakland, San Leandro and Hayward offers stronger cash flow at lower entry prices than single-family homes. See Oakland residential income property and Oakland condos.

Long-term appreciation

Single-family homes in Fremont’s Mission San Jose district, the Oakland neighborhoods bordering Piedmont such as Crocker Highlands and Rockridge, Piedmont itself, and Alameda have strong long-run appreciation driven by schools and employment proximity. In the South Bay, Cupertino is the market international families ask about most, because of its schools and Apple.

Family use or a future move

Hillside homes in the Oakland Hills and Castro Valley, Fremont’s hillside districts, and waterfront condos in Oakland and Alameda work both as a base for visits and as a primary residence if you relocate later.

The Professionals You Need

A successful international purchase needs a small team: a local real estate agent to find the property, negotiate and manage the transaction; a California real estate attorney to review contracts and title vesting for a cross-border buyer; and a tax advisor experienced in U.S. international real estate tax, covering FIRPTA, rental-income reporting, ITIN applications and California obligations. Bruce can refer you to professionals for each role. Nothing on this page is legal or tax advice; confirm your own situation with those advisors.

Frequently Asked Questions

Which East Bay real estate agents work with international buyers?

Bruce Wagg of Keller Williams Elevate (DRE #01760054) represents international buyers across Oakland, Piedmont, Berkeley, Alameda, Fremont, Castro Valley, San Leandro and Hayward, and in Cupertino. He handles remote purchases end to end, including virtual tours, written assessments, remote signing and referrals to cross-border tax and legal advisors.

Can a foreign national buy property in California without a visa?

Yes. No visa, residency or immigration status is required to purchase or hold residential real estate in California, and an owner’s legal rights are the same as a U.S. citizen’s.

Can I buy an East Bay property without visiting in person?

Yes. Video walkthroughs, written property assessments, electronic offer signing and notarized or consular closing documents make a fully remote purchase routine. Visiting is still worthwhile if you can, because neighborhood character is difficult to judge remotely.

What is FIRPTA and when does it apply?

FIRPTA is the Foreign Investment in Real Property Tax Act. When a foreign person sells U.S. real property, the buyer withholds 15 percent of the gross sale price and remits it to the IRS as a prepayment against capital-gains tax. It applies at sale, not at purchase, and the withheld amount is credited against what you actually owe.

Do I need an ITIN to buy a home in the East Bay?

Not to purchase. You need an Individual Taxpayer Identification Number to file U.S. tax returns, report rental income and satisfy FIRPTA when you sell. It is obtained with IRS Form W-7 and certified identification.

Can international buyers get a mortgage in the United States?

Some U.S. lenders offer foreign-national programs, usually requiring 30 to 40 percent down, documented foreign income and assets at recognized institutions. Many international buyers pay cash instead, which simplifies the purchase and makes the offer more competitive.

How do I send funds from abroad for a purchase?

Deposits and closing funds are wired directly to the licensed escrow company handling the transaction, never to an agent or seller. Escrow provides written wire instructions, which you should verify by phone before sending. Some countries limit outbound transfers, so confirm your own bank’s rules early.

Which East Bay areas do international buyers choose?

BART-adjacent condos in Oakland, Fremont and Hayward for rental investment; Piedmont, Piedmont-adjacent Oakland, Alameda and Fremont’s Mission San Jose for appreciation and schools; and the Oakland Hills, Castro Valley and the Oakland-Alameda waterfront for family use. Cupertino draws South Bay buyers focused on schools.

Work With Bruce Wagg From Anywhere

Whether you are buying remotely or planning a trip to tour properties, Bruce Wagg and his Keller Williams Elevate team provide the representation an international transaction requires: video tours, written assessments, remote signing and clear communication across time zones.

Call, text or WhatsApp Bruce Wagg at +1 (669) 202-7777, or use the form above. DRE #01760054, Keller Williams Elevate.

Learn more about Bruce Wagg or contact Bruce about buying East Bay real estate from abroad.