Foreign Real Estate Planning
Buy Property Abroad Without the Stress or Surprises
Investing in property abroad can be exciting, but the rules and paperwork are often complex. Different countries have different tax laws and reporting requirements that can be tricky to navigate.
We help you manage these details from start to sale. We guide you through the process, serve as a sober second thought on any details, bring in all the experts as needed to keep things compliant, and can assist in any future sale.
Who This Is For
A Comprehensive Real Estate Solution
This service has been designed for clients looking for holistic support all the way through the lifecycle of international real estate ownership – from acquisition to annual maintenance and compliance to eventual sale.
- You want to buy (or are currently buying) property abroad but don’t know the local rules.
- You are worried about making expensive tax-related mistakes.
- You don’t want to spend hours researching laws and rules in a foreign country.
- You want to make sure that your foreign property purchase fits properly into your US planning.
- You need someone trustworthy to guide you from start to finish.
The Problem
The Trouble with International Real Estate
International property offers a number of benefits. But it also comes with a number of problems that most investors don’t expect. It’s important to be aware of these at the beginning, and proactively address them before they become an issue.
Taxes
Foreign property triggers tax obligations you might not see coming—income tax, capital gains, transfer taxes, and property taxes that vary wildly by country and sometimes by region within a country.
Compliance
Owning foreign real estate can create reporting and licensing requirements in both the US and the country in which the property is located.
Estate Planning
Foreign inheritance laws and succession rules don't often work like US law. In some countries, you can't simply leave property to whoever you want—and if you haven't planned ahead, local courts may decide for you.
Just as important, many US heirs struggle to understand how to proceed with probate in a foreign country.
Hidden Closing Fees
Clients are often surprised by how high expected closing costs can be. Depending on the jurisdiction, we’ve seen people pay upwards of 8-12% on such fees alone. For budgeting purposes, it’s important you have a clear view before getting started.
Fraud
Unfortunately, fraud is very common in many foreign real estate transactions. From fake listings to undisclosed structural problems to shady developers, there’s a lot that can go wrong.
“Non-Resident” Problems
When it comes to real estate, non-residents are often treated differently than locals. It’s often manageable, but it’s important to be aware of these issues, and how to deal with them.
Decades of Experience to Help You Avoid These Problems
We act as your guide through all of these problems. You get to spend more time enjoying the benefits of international property while we take care of the nitty-gritty.
We Support
Jurisdictions
We currently help US clients buy, manage, and sell real estate in a wide variety of countries, situations, and economic activity – no matter where they are in the buying journey.
Europe
- 🇦🇹 Austria
- 🇧🇪 Belgium
- 🇬🇷 Greece
- 🇮🇪 Ireland
- 🇮🇹 Italy
- 🇲🇪 Montenegro
- 🇵🇹 Portugal
- 🇸🇰 Slovakia
- 🇪🇸 Spain
- 🇨🇭 Switzerland
- 🇬🇧 United Kingdom
North & Central America
- 🇨🇷 Costa Rica
- 🇲🇽 Mexico
- 🇵🇦 Panama
Caribbean
- 🇧🇸 Bahamas
- 🇩🇲 Dominica
- 🇩🇴 Dominican Republic
- 🇰🇳 Saint Kitts and Nevis
South America
- 🇵🇾 Paraguay
- 🇺🇾 Uruguay
Asia & Pacific
- 🇮🇩 Indonesia (including Bali)
- 🇹🇭 Thailand
Property Types
Residential Vacation Homes
Second homes, holiday properties, personal retreats
Rental Properties
Long-term rentals, short-term/vacation rentals
Commercial Property
Office buildings, retail spaces, redevelopment projects
Revenue Source
Long-Term Rentals
Steady income from year-round tenants
Short-Term Rentals
Higher potential income from vacation/weekly rentals
Personal Use Only
No rental income; focused on lifestyle and enjoyment
Entry Points
Early Search
You're looking for a property but haven't found one yet
Due Diligence
You've found a development deal or property and need to evaluate it
Deal Structuring
You've entered into a deal and need help with planning and compliance
Important Note: US clients may not be able to access all property types in all countries. Some jurisdictions restrict foreign ownership of agricultural land, coastal property, or commercial real estate. We’ll confirm what’s available for your specific situation before moving forward.
What We Do
We bridge the gap between international real estate and US planning. We coordinate the experts you need so your investment is structured correctly for both countries.
Your Main Contact
You work with us every step of the way. We handle the coordination of lawyers and tax pros, so you don't have to juggle multiple people.
Entity Reporting Support
If your investment involves a foreign entity (like an LLC or trust), we help you understand the required US filings (such as Forms 8832, 8858, 8865, or 3520/3520-A) and coordinate with your tax preparer to get them filed.
Smart Team Building
We help you select and engage the right local attorneys and US tax advisors. We make sure to understand your strategy before any work begins.
Estate Planning
If your property is designed for a long-term hold, we will help the conveyance of the asset to your heirs with a minimum of hassle or fuss.
We Stay Involved
We don't just introduce you to experts and walk away. We stay connected, manage communication across your team, and help to make sure everyone is working toward the same goal.
Ongoing Support
We watch for changes in laws that could affect your structure and coordinate with your team to keep your plan current.
Deal Checks
We help you look at potential properties and identify key tax or legal questions. We work with the team to address these issues before you buy.
Sell the Property
If you plan to sell your real estate in the future, we can assist with regulatory, compliance, and tax issues both in the US and where the property is located.
Note: We are consultants, not lawyers or accountants. Licensed professionals prepare all legal documents and tax returns. We coordinate these experts to help make sure the process is smooth and aligned with your goals.
OUTCOMES
What You Can Expect to Gain from Our Service
Clients ultimately rely on us to make their foreign property ownership a pleasant one. This plays out in multiple ways.
Clarity
You understand how your foreign investment fits into your US financial picture before you commit.
Efficiency
You have one team to coordinate with instead of juggling multiple lawyers, agents, and advisors across borders.
Reduced Risk
You avoid common pitfalls by having a structured plan that considers both foreign rules and US requirements from the start.
Confidence
You move forward knowing your investment has been reviewed by the right experts to support your overall goals.
Ongoing Peace of Mind
You have a consistent point of contact to help you navigate changes in laws or your personal situation over time.
Fee Structure
Our fees are clear, transparent, and always locked-in before we start working.
Project-Based Fee
A flat fee for specific engagements with a clearly defined goal: Building your initial strategy, reviewing deals, selecting your team, overseeing the purchase, restructuring, or selling of a property.
Annual Retainer
A predictable monthly or yearly fee for ongoing advisory, monitoring regulatory changes, and coordinating your annual reporting and tax obligations.
Third-Party Costs
Although we will coordinate the various professionals, attorneys, tax preparers, government filings, and other third-party fees are billed separately by those resources. We help you estimate these costs upfront to avoid surprises.
Contact us for a custom quote based on your specific investment goals and location.
FAQ
Common Questions about International Real Estate
Answers to what people are asking about this service.
Do I need to be a resident of the foreign country to buy property?
Not necessarily. Many countries allow foreigners to buy property without residency, though some have specific restrictions or require a local representative. We’ll help you understand the rules and build the team needed to make your project a success.
How does owning foreign property affect my US taxes?
Owning property directly usually doesn’t trigger complex US filings, but if you hold the property through a foreign entity (like an LLC or Trust), you may have additional reporting requirements (such as Forms 8832, 8858, or 8865, or 3520/3520-As). We help you understand what’s required and coordinate with your advisors so that everything is reported correctly.
How does foreign real estate fit into dollar diversification plans?
Holding assets in foreign currencies and jurisdictions can help diversify your portfolio away from a single economy. If the US dollar weakens, assets held in other currencies or stable economies may behave differently, providing a hedge.
We help you understand the currency risks and economic stability of a specific country so you can decide if it fits your broader diversification strategy.
If I've already bought a property, can I still do planning?
Yes, but with some caveats. While we can often help you review an existing structure or bring reporting up to date, changing the ownership structure after a purchase may trigger transfer taxes or capital gains taxes in the foreign country. We will review your specific situation to see if a restructuring is cost-effective or if it’s better to leave the current structure in place and focus on compliance.
If you are still in the purchase agreement phase (before taking possession), some developers allow you to ‘assign’ the contract. In many cases, this can be done without triggering immediate taxes, but this depends entirely on the specific jurisdiction and contract terms. We will coordinate with relevant advisors to analyze the specific assignment clause before you proceed.
What happens if I miss a reporting deadline?
Missing deadlines can lead to penalties from the IRS or foreign tax services. While we can’t guarantee a penalty-free outcome, we help you stay organized, track important dates, and coordinate with your tax preparer to file on time.
Don't see your question? Contact us - we're happy to help.
Schedule a Complimentary Introductory Call
The first step is a conversation with one of our associates. This gives us a chance to learn more about you, answer your questions, and determine whether we’re the right fit to help.
During the call, we'll:
Learn about your goals and what you're trying to accomplish
Discuss any international investments or assets you own (or are considering)
Answer questions about our services and how we work
Explain what working with Nestmann Group typically looks like
Determine whether it makes sense to move forward
There’s no obligation. If we believe we can help, we’ll explain the next steps. If not, we’ll tell you that too.
Schedule Your Introductory Call
The easiest way to get started is to schedule a conversation with one of our associates.
Call us directly:
(602) 767-1717
Mon - Fri, 8am - 5pm MT