FAQ: Buying a Home in Italy
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Clear Answers for American Buyers
Buying property in Italy can be an extraordinary personal and financial decision, but the process differs significantly from buying real estate in the United States. I’m Piero Lorenzo, a dual Italian-American real estate broker and international advisor with 25 years of experience across Italy and California. I help Americans understand where, when, why, and how to buy in Italy—before they commit to a property. The answers below address the questions I receive most frequently from American buyers. |
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1. Can an American buy property in Italy?
Yes. American citizens can generally purchase residential property in Italy without becoming Italian residents.
The notary handling the transaction will verify the buyer’s identity, legal capacity, marital status, applicable reciprocity requirements, and the documentation required for the specific purchase.
Owning property in Italy does not automatically provide residency, a visa, or Italian citizenship.
2. Do I need to live in Italy to own a home there?
No. You can live permanently in the United States and own property in Italy as a vacation home, future retirement residence, rental property, or long-term personal asset.
Property ownership and immigration status are separate matters. If you intend to remain in Italy beyond the period permitted to visitors, you should obtain advice from a qualified Italian immigration professional.
3. Do I need an Italian Codice Fiscale?
Yes. A Codice Fiscale is the Italian tax identification number used for the purchase and for many related administrative matters.
Depending on the circumstances, an American buyer may request it through the appropriate Italian consulate. It may also be obtained in Italy through an authorized representative when that authority is expressly included in a properly executed Power of Attorney.
Because procedures and processing times can vary, I recommend addressing the Codice Fiscale early rather than waiting until closing.
4. Do I have to travel to Italy to complete the purchase?
Not necessarily.
Many of my American clients complete part or all of the process from the United States. When the property and circumstances are appropriate, the transaction may be managed through:
5. Can I buy a home in Italy without seeing it in person?
Yes, and many of my clients have done so successfully.
However, not every buyer and not every property is suitable for a remote purchase. Some properties can be evaluated effectively through live video, detailed documentation, independent technical inspections, local market analysis, and professional due diligence. Others present conditions or uncertainties that make an in-person visit advisable.
My role is to distinguish between the two.
When I believe a remote purchase is realistically manageable, I explain why and organize the necessary verification. When I believe the risk is excessive or the information is insufficient, I say so clearly.
The objective is not to encourage or discourage remote buying. It is to determine whether the specific transaction makes sense.
6. What is a Power of Attorney, and how does it work?
A Power of Attorney allows an appointed representative in Italy to perform specifically authorized acts on your behalf, which may include signing the final deed before the notary.
For an Italian property purchase, the Power of Attorney is generally prepared or approved in Italian by the notary handling the closing. The American buyer may obtain an English translation to understand the document, but the operative document used in Italy is normally in Italian.
When executed in the United States, it will generally need to be signed before the appropriate notarial authority and receive an apostille from the competent Secretary of State. The original must then be delivered to Italy and accepted by the Italian notary.
Requirements can vary according to the notary, transaction, buyer’s circumstances, and state in which the document is signed.
7. How is the Italian real estate system different from the American system?
Italy doesn't have a single national Multiple Listing Service comparable to the systems used in the United States.
Listings may be exclusive or non-exclusive, the same property may be advertised by several agencies with inconsistent information, and cooperation among agents is not always systematic.
Professional roles also differ. In a traditional Italian transaction, the real estate agent often acts as a mediatore, an intermediary between the parties, rather than as an exclusive fiduciary representative of one side.
This is one of the principal reasons I use a buyer-only advisory model.
8. Does the listing agent represent the buyer?
Not necessarily.
The listing agent has obtained the property from the seller and has a commercial interest in completing the transaction. Under the traditional Italian mediation structure, the agent may work between both parties and may receive compensation from both.
That doesn't automatically mean the agent is acting improperly. It does mean that the buyer should understand whose interests are being represented and where potential conflicts may exist.
When I represent an American buyer, I work exclusively for that buyer. I am paid by my client, not by the seller or the listing agent, and I don't accept compensation from the other side of the transaction.
9. Do both the buyer and seller pay real estate commissions in Italy?
In many Italian transactions, both the buyer and seller pay a commission to the real estate agency involved. This differs from the structure Americans may be accustomed to in the United States.
When you retain me as your buyer’s advisor, my professional fee is paid directly by you. This allows me to represent your interests independently rather than relying on compensation from the seller or the listing brokerage.
All fees and the scope of my work are explained and agreed upon in writing before the engagement begins.
10. What happens if the property is one of your own listings?
I maintain a limited number of direct listings in Italy.
When I represent the seller of a particular property, I don't also act as the buyer’s exclusive advisor on that same transaction. The roles and compensation are disclosed clearly.
When I work as a buyer’s advisor, I don't represent the seller, negotiate directly for the seller, or receive compensation from the seller or listing agent. This separation protects the clarity of my mandate.
11. Can you help me search beyond your own listings?
Yes. My buyer representation is not limited to properties listed by my company.
I coordinate with local agents and professionals throughout Italy and can help clients evaluate properties advertised across much of the Italian market.
If you find a property online, you can send me the link. I will help determine whether it deserves further investigation based on its location, price, condition, documentation, market context, and compatibility with your objectives.
The goal is not to show you the largest number of properties. It is to identify which properties are worthy of your time, attention, and capital.
12. How much does it cost to buy a home in Italy?
The purchase price is only one component of the total investment.
Additional costs may include:
Before proceeding, I help clients consider the complete acquisition cost—not simply the advertised price.
13. Is an accepted offer legally binding in Italy?
It can be.
An Italian purchase proposal is not always a preliminary expression of interest. Depending on its language and how it is accepted and communicated, it may become a binding preliminary agreement.
That is why a buyer should not sign a proposal simply because it appears to be a standard agency form.
Before my client commits, I review the commercial structure, coordinate the necessary professionals, request available documentation, and help ensure that appropriate protections and conditions are considered.
No offer should be treated casually.
14. What is a caparra confirmatoria?
A caparra confirmatoria is a deposit governed by Italian law that supports the parties’ contractual commitment.
It is not automatically equivalent to an American earnest-money deposit. Its consequences can be significant if either party fails to perform, and they depend on the contract and applicable law.
The amount, timing, recipient, payment method, conditions, and consequences should be understood before funds are transferred.
15. What does the Italian notary do?
The Italian notary is a public official who performs important legal and formal checks, prepares or reviews the final deed, verifies the parties and the transaction, collects applicable taxes, registers the deed, and arranges its recording in the public land registers.
The buyer generally selects the notary.
However, the notary is impartial and doesn't serve as the buyer’s personal advocate, property inspector, investment advisor, or replacement for a surveyor or attorney.
The notary is essential—but the notary doesn't perform every form of due diligence a buyer may need.
16. Do I also need a surveyor, attorney, or tax professional?
It depends on the property and the specific circumstances of the transaction.
A qualified Italian technical professional—usually a geometra, architect, or engineer—may be needed to verify:
Only in exceptional circumstances—such as litigation, a complex inheritance dispute, company ownership, or a matter requiring a specialized legal opinion or formal legal representation—may an independent practicing attorney be necessary.
Tax matters should be reviewed by professionals familiar with Italian taxation and, when applicable, U.S. taxation.
When specialized professionals are needed, I coordinate their work while remaining the client’s central point of contact throughout the transaction.
17. Can you guarantee that a property has no problems?
No responsible professional should guarantee that a property is risk-free.
My role is to create a structured review process, obtain and examine available information, engage qualified professionals where necessary, identify material concerns, and help the client make an informed decision.
Sometimes the result is a clear recommendation to proceed. Sometimes it is appropriate to proceed only if specific conditions are satisfied. Other times, my recommendation is not to buy.
Protecting a client occasionally means helping the client walk away.
18. Can Americans obtain a mortgage in Italy?
Sometimes, but financing for non-resident American buyers can be more restrictive than financing for Italian residents.
Eligibility, down-payment requirements, loan-to-value ratios, property acceptability, documentation, income verification, timing, and interest rates depend on the lender and borrower.
A buyer requiring financing should begin the process before concentrating on individual properties. A financing contingency must also be structured carefully because Italian purchase proposals can create binding obligations.
When appropriate, I can introduce clients to professionals who evaluate financing options for international buyers.
19. Can I rent my Italian property?
Often yes, but the answer depends on the property, condominium rules, municipality, region, intended rental model, and regulations in effect at that time.
Short-term rental projections should never be accepted at face value. Gross revenue is not the same as net return.
A realistic analysis should consider:
20. Do you help investors evaluate ROI and rental potential?
Yes. My work increasingly combines real estate experience with economic and financial analysis. I am completing my Bachelor’s degree in Economics at San José State University, expected in December 2026, and plan to continue with graduate studies in Financial Management with a concentration in International Finance.
When evaluating an income-producing property, I look beyond the asking price and projected gross rent. Depending on the transaction, the analysis may include:
21. Can you advise me on where in Italy to buy?
Yes—but I don't begin by telling every American to buy in the same famous location.
Italy consists of highly fragmented regional and local markets. Two properties separated by a relatively short distance may have very different demand, accessibility, operating costs, rental prospects, liquidity, and long-term usefulness.
I begin with your objectives:
Italy should not be guessed. It should be understood.
22. What if I have already found a property?
You don't need to begin with a full property search.
If you have already identified a property and are ready to evaluate or pursue it, I can provide transaction support that may include:
23. Do you assist clients after closing?
Yes. My involvement does not necessarily end when the deed is signed.
Depending on the client’s needs and the property’s location, I may assist directly or coordinate introductions for:
24. Why should I work with Piero Lorenzo?
Because buying in another country requires more than access to listings.
I bring together:
I don't pass them to junior agents, assistants, or rotating staff. I remain personally involved from the initial strategy through negotiation, due diligence, and closing.
One advisor. No delegation. No dilution of responsibility.
25. How do I get started?
The process begins with a conversation about your goals, budget, timing, intended use, preferred areas, and level of preparation.
From there, I determine whether you need:
👉 Learn How I Work
👉 Explore Homes Across Italy
👉 Contact Piero Lorenzo
This page provides general educational information and does not constitute individualized legal, tax, immigration, investment, or financial advice. Requirements and regulations may vary according to the buyer, property, municipality, transaction structure, and laws in effect. Appropriate Italian and U.S. professionals should be consulted when necessary.
Yes. American citizens can generally purchase residential property in Italy without becoming Italian residents.
The notary handling the transaction will verify the buyer’s identity, legal capacity, marital status, applicable reciprocity requirements, and the documentation required for the specific purchase.
Owning property in Italy does not automatically provide residency, a visa, or Italian citizenship.
2. Do I need to live in Italy to own a home there?
No. You can live permanently in the United States and own property in Italy as a vacation home, future retirement residence, rental property, or long-term personal asset.
Property ownership and immigration status are separate matters. If you intend to remain in Italy beyond the period permitted to visitors, you should obtain advice from a qualified Italian immigration professional.
3. Do I need an Italian Codice Fiscale?
Yes. A Codice Fiscale is the Italian tax identification number used for the purchase and for many related administrative matters.
Depending on the circumstances, an American buyer may request it through the appropriate Italian consulate. It may also be obtained in Italy through an authorized representative when that authority is expressly included in a properly executed Power of Attorney.
Because procedures and processing times can vary, I recommend addressing the Codice Fiscale early rather than waiting until closing.
4. Do I have to travel to Italy to complete the purchase?
Not necessarily.
Many of my American clients complete part or all of the process from the United States. When the property and circumstances are appropriate, the transaction may be managed through:
- live video walkthroughs;
- detailed property documentation;
- inspections and technical verification;
- electronic or remote execution of certain documents;
- international transfers;
- and a properly prepared Power of Attorney.
5. Can I buy a home in Italy without seeing it in person?
Yes, and many of my clients have done so successfully.
However, not every buyer and not every property is suitable for a remote purchase. Some properties can be evaluated effectively through live video, detailed documentation, independent technical inspections, local market analysis, and professional due diligence. Others present conditions or uncertainties that make an in-person visit advisable.
My role is to distinguish between the two.
When I believe a remote purchase is realistically manageable, I explain why and organize the necessary verification. When I believe the risk is excessive or the information is insufficient, I say so clearly.
The objective is not to encourage or discourage remote buying. It is to determine whether the specific transaction makes sense.
6. What is a Power of Attorney, and how does it work?
A Power of Attorney allows an appointed representative in Italy to perform specifically authorized acts on your behalf, which may include signing the final deed before the notary.
For an Italian property purchase, the Power of Attorney is generally prepared or approved in Italian by the notary handling the closing. The American buyer may obtain an English translation to understand the document, but the operative document used in Italy is normally in Italian.
When executed in the United States, it will generally need to be signed before the appropriate notarial authority and receive an apostille from the competent Secretary of State. The original must then be delivered to Italy and accepted by the Italian notary.
Requirements can vary according to the notary, transaction, buyer’s circumstances, and state in which the document is signed.
7. How is the Italian real estate system different from the American system?
Italy doesn't have a single national Multiple Listing Service comparable to the systems used in the United States.
Listings may be exclusive or non-exclusive, the same property may be advertised by several agencies with inconsistent information, and cooperation among agents is not always systematic.
Professional roles also differ. In a traditional Italian transaction, the real estate agent often acts as a mediatore, an intermediary between the parties, rather than as an exclusive fiduciary representative of one side.
This is one of the principal reasons I use a buyer-only advisory model.
8. Does the listing agent represent the buyer?
Not necessarily.
The listing agent has obtained the property from the seller and has a commercial interest in completing the transaction. Under the traditional Italian mediation structure, the agent may work between both parties and may receive compensation from both.
That doesn't automatically mean the agent is acting improperly. It does mean that the buyer should understand whose interests are being represented and where potential conflicts may exist.
When I represent an American buyer, I work exclusively for that buyer. I am paid by my client, not by the seller or the listing agent, and I don't accept compensation from the other side of the transaction.
9. Do both the buyer and seller pay real estate commissions in Italy?
In many Italian transactions, both the buyer and seller pay a commission to the real estate agency involved. This differs from the structure Americans may be accustomed to in the United States.
When you retain me as your buyer’s advisor, my professional fee is paid directly by you. This allows me to represent your interests independently rather than relying on compensation from the seller or the listing brokerage.
All fees and the scope of my work are explained and agreed upon in writing before the engagement begins.
10. What happens if the property is one of your own listings?
I maintain a limited number of direct listings in Italy.
When I represent the seller of a particular property, I don't also act as the buyer’s exclusive advisor on that same transaction. The roles and compensation are disclosed clearly.
When I work as a buyer’s advisor, I don't represent the seller, negotiate directly for the seller, or receive compensation from the seller or listing agent. This separation protects the clarity of my mandate.
11. Can you help me search beyond your own listings?
Yes. My buyer representation is not limited to properties listed by my company.
I coordinate with local agents and professionals throughout Italy and can help clients evaluate properties advertised across much of the Italian market.
If you find a property online, you can send me the link. I will help determine whether it deserves further investigation based on its location, price, condition, documentation, market context, and compatibility with your objectives.
The goal is not to show you the largest number of properties. It is to identify which properties are worthy of your time, attention, and capital.
12. How much does it cost to buy a home in Italy?
The purchase price is only one component of the total investment.
Additional costs may include:
- purchase taxes;
- notary fees;
- real estate commissions or advisory fees;
- technical inspections and professional reports;
- surveyor, attorney, accountant, or translation costs;
- mortgage expenses, when financing is used;
- renovation or immediate repair costs;
- condominium expenses;
- insurance and utilities;
- and ongoing property taxes and operating costs.
Before proceeding, I help clients consider the complete acquisition cost—not simply the advertised price.
13. Is an accepted offer legally binding in Italy?
It can be.
An Italian purchase proposal is not always a preliminary expression of interest. Depending on its language and how it is accepted and communicated, it may become a binding preliminary agreement.
That is why a buyer should not sign a proposal simply because it appears to be a standard agency form.
Before my client commits, I review the commercial structure, coordinate the necessary professionals, request available documentation, and help ensure that appropriate protections and conditions are considered.
No offer should be treated casually.
14. What is a caparra confirmatoria?
A caparra confirmatoria is a deposit governed by Italian law that supports the parties’ contractual commitment.
It is not automatically equivalent to an American earnest-money deposit. Its consequences can be significant if either party fails to perform, and they depend on the contract and applicable law.
The amount, timing, recipient, payment method, conditions, and consequences should be understood before funds are transferred.
15. What does the Italian notary do?
The Italian notary is a public official who performs important legal and formal checks, prepares or reviews the final deed, verifies the parties and the transaction, collects applicable taxes, registers the deed, and arranges its recording in the public land registers.
The buyer generally selects the notary.
However, the notary is impartial and doesn't serve as the buyer’s personal advocate, property inspector, investment advisor, or replacement for a surveyor or attorney.
The notary is essential—but the notary doesn't perform every form of due diligence a buyer may need.
16. Do I also need a surveyor, attorney, or tax professional?
It depends on the property and the specific circumstances of the transaction.
A qualified Italian technical professional—usually a geometra, architect, or engineer—may be needed to verify:
- cadastral plans;
- building permits;
- authorized use;
- alterations and additions;
- urban-planning and building compliance;
- boundaries;
- physical condition; and
- any corrective work that may be required.
Only in exceptional circumstances—such as litigation, a complex inheritance dispute, company ownership, or a matter requiring a specialized legal opinion or formal legal representation—may an independent practicing attorney be necessary.
Tax matters should be reviewed by professionals familiar with Italian taxation and, when applicable, U.S. taxation.
When specialized professionals are needed, I coordinate their work while remaining the client’s central point of contact throughout the transaction.
17. Can you guarantee that a property has no problems?
No responsible professional should guarantee that a property is risk-free.
My role is to create a structured review process, obtain and examine available information, engage qualified professionals where necessary, identify material concerns, and help the client make an informed decision.
Sometimes the result is a clear recommendation to proceed. Sometimes it is appropriate to proceed only if specific conditions are satisfied. Other times, my recommendation is not to buy.
Protecting a client occasionally means helping the client walk away.
18. Can Americans obtain a mortgage in Italy?
Sometimes, but financing for non-resident American buyers can be more restrictive than financing for Italian residents.
Eligibility, down-payment requirements, loan-to-value ratios, property acceptability, documentation, income verification, timing, and interest rates depend on the lender and borrower.
A buyer requiring financing should begin the process before concentrating on individual properties. A financing contingency must also be structured carefully because Italian purchase proposals can create binding obligations.
When appropriate, I can introduce clients to professionals who evaluate financing options for international buyers.
19. Can I rent my Italian property?
Often yes, but the answer depends on the property, condominium rules, municipality, region, intended rental model, and regulations in effect at that time.
Short-term rental projections should never be accepted at face value. Gross revenue is not the same as net return.
A realistic analysis should consider:
- seasonality;
- occupancy assumptions;
- management costs;
- platform commissions;
- cleaning and turnover;
- utilities and maintenance;
- taxes and professional fees;
- regulatory requirements;
- and the time the owner intends to use the property personally.
20. Do you help investors evaluate ROI and rental potential?
Yes. My work increasingly combines real estate experience with economic and financial analysis. I am completing my Bachelor’s degree in Economics at San José State University, expected in December 2026, and plan to continue with graduate studies in Financial Management with a concentration in International Finance.
When evaluating an income-producing property, I look beyond the asking price and projected gross rent. Depending on the transaction, the analysis may include:
- total acquisition cost;
- realistic revenue assumptions;
- operating expenses;
- net operating income;
- ROI and capitalization rate;
- cash flow;
- break-even considerations;
- alternative scenarios;
- liquidity;
- regulatory risk;
- and opportunity cost.
21. Can you advise me on where in Italy to buy?
Yes—but I don't begin by telling every American to buy in the same famous location.
Italy consists of highly fragmented regional and local markets. Two properties separated by a relatively short distance may have very different demand, accessibility, operating costs, rental prospects, liquidity, and long-term usefulness.
I begin with your objectives:
- personal use;
- relocation or retirement;
- rental income;
- investment;
- family needs;
- budget;
- accessibility;
- preferred climate and lifestyle;
- and expected holding period.
Italy should not be guessed. It should be understood.
22. What if I have already found a property?
You don't need to begin with a full property search.
If you have already identified a property and are ready to evaluate or pursue it, I can provide transaction support that may include:
- preliminary property assessment;
- document collection and review coordination;
- offer and negotiation support;
- due-diligence coordination;
- communication with the listing agent;
- coordination with the notary and technical professionals;
- Power of Attorney support when needed;
- and oversight through closing.
23. Do you assist clients after closing?
Yes. My involvement does not necessarily end when the deed is signed.
Depending on the client’s needs and the property’s location, I may assist directly or coordinate introductions for:
- utilities;
- insurance;
- condominium communication;
- property management;
- renovation professionals;
- rental management;
- tax and accounting services;
- and other practical post-closing matters.
24. Why should I work with Piero Lorenzo?
Because buying in another country requires more than access to listings.
I bring together:
- 25 years of real estate experience;
- professional experience in both Italy and California;
- dual Italian-American citizenship;
- direct knowledge of two very different real estate systems;
- native Italian and fluent English communication;
- an expanding foundation in Economics and financial analysis;
- buyer-only representation when acting for purchasers;
- and a network of notaries, surveyors, attorneys, tax professionals, mortgage specialists, and local agents.
I don't pass them to junior agents, assistants, or rotating staff. I remain personally involved from the initial strategy through negotiation, due diligence, and closing.
One advisor. No delegation. No dilution of responsibility.
25. How do I get started?
The process begins with a conversation about your goals, budget, timing, intended use, preferred areas, and level of preparation.
From there, I determine whether you need:
- strategic guidance;
- a complete property search;
- evaluation of a property already identified;
- transaction support;
- or coordination for a remote purchase.
👉 Learn How I Work
👉 Explore Homes Across Italy
👉 Contact Piero Lorenzo
This page provides general educational information and does not constitute individualized legal, tax, immigration, investment, or financial advice. Requirements and regulations may vary according to the buyer, property, municipality, transaction structure, and laws in effect. Appropriate Italian and U.S. professionals should be consulted when necessary.
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