Question 1

Can I buy property in Spain as a US citizen — completely remotely?

Accepted Answer

Yes. US citizens can purchase property in Spain without restrictions, and the process can be completed 100% remotely via a notarised Power of Attorney granted to a local lawyer. You will need a NIE (Número de Identificación de Extranjero — your Spanish tax ID), a Spanish bank account, and proof of funds. For the NIE you have two routes from the US: applying through the Spanish consulate in your jurisdiction (Miami, Los Angeles, New York, Chicago, Houston or San Francisco — appointments can take weeks), or — faster for most buyers — having your Spanish lawyer obtain it on your behalf under the same Power of Attorney. Your NIE never expires. Most US buyers completing a purchase remotely combine both steps under one POA and only travel to Spain to enjoy the property.

Question 2

How do US taxes work alongside owning property in Spain?

Accepted Answer

US citizens are taxed on worldwide income regardless of where they live — the IRS obligation does not disappear when you buy in Spain. The US–Spain tax treaty prevents double taxation, and mechanisms like the Foreign Earned Income Exclusion and Foreign Tax Credits typically apply. Spanish rental income must be reported on both your Spanish and US tax returns. FBAR and FATCA reporting obligations apply to Spanish bank accounts above the relevant thresholds. This is manageable — but it requires a tax advisor with specific US expat and Spanish property experience from the outset, not as an afterthought.

Question 3

Is the Golden Visa still available? What are my residency options as an American?

Accepted Answer

No — the Golden Visa linked to property investment was officially abolished in April 2025. Buying property in Spain no longer grants any residency rights. Americans in 2026 are pairing property purchases with one of two visa routes. The Digital Nomad Visa requires provable remote income from outside Spain — the 2026 thresholds are €2,849/month for a single applicant, plus approximately €916/month for a spouse and €305/month per dependent child, with a maximum of 20% of income from Spanish clients. The Non-Lucrative Visa suits retirees or those with sufficient passive income or savings, and does not permit work in Spain. Both are applied for through the Spanish consulate before arriving — Miami, Los Angeles and New York are the most active for US applicants. Without a visa, your property use falls under the Schengen 90/180-day rule.

Question 4

Can I get a Spanish mortgage as a US non-resident?

Accepted Answer

Yes. Spanish banks lend to non-residents including Americans, typically at 60–70% LTV — meaning a minimum 30–40% deposit, plus the 10–13% in taxes and fees on top. You will need your last two years of US tax returns (W-2 or 1040), proof of employment or business income, and bank statements. One key difference from home: Spanish banks do not use your US credit score — they assess your income and debt ratio independently, so a thin Spanish credit history is not a problem. Mortgage pre-approval before beginning your search is strongly recommended: it defines your real budget and strengthens your negotiating position.

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What Americans Need to Know Before Buying Property in Spain