Buying a Home in Italy as an American: The Complete 2026 Guide

Purchasing property in Italy as an American is absolutely achievable — but it is not a weekend project. Between the codice fiscale, notary requirements, and regional tax variations, the process rewards preparation and a bilingual team on the ground.

Why Americans buy in Italy

Italy offers something difficult to replicate elsewhere: historic architecture, a lifestyle centered on food and community, and — in many regions — relative value compared to major US metros. Buyers fall into three common profiles:

• Relocators planning a primary residence or retirement
• Second-home owners seeking a pied-à-terre in Rome, Tuscany, or the lakes
• Investors targeting short-term rental or long-term appreciation

Each profile has different tax implications. Get those clear before you fall in love with a terrace.

Step 1: Obtain your codice fiscale

The codice fiscale is Italy's tax identification number. You need it to open an Italian bank account, sign a preliminary contract (compromesso), and complete the final deed (rogito).

You can apply through an Italian consulate in the US or in person at an Agenzia delle Entrate office in Italy. Allow two to six weeks if applying remotely.

Step 2: Build your professional team

At minimum, plan for:

ATRIA coordinates this team so you are not translating emails at midnight.

Step 3: Understand the purchase timeline

A typical timeline from offer to keys:

1. Offer and negotiation — 1–2 weeks
2. Compromesso (preliminary contract) — deposit of 10–20%, due diligence period
3. Mortgage approval (if applicable) — 4–8 weeks for non-residents
4. Rogito at the notary — final payment, keys, registration

Total: 3–6 months is common. Historic properties with structural issues or unclear title can take longer.

Taxes and costs to budget

Plan for 10–12% of the purchase price in closing costs on top of the property price:

• Registration tax (imposta di registro) — 2–9% depending on primary vs. second home
• Notary fees — typically €1,500–€3,000+
• Agency commission — 3–4% (+ VAT), often split between buyer and seller
• IMU — annual property tax, varies by comune and cadastral category

Due diligence checklist

Before signing the compromesso, verify:

• Cadastral records match the physical property
• Conformità urbanistica (planning compliance) for any renovations
• Condominium (condominio) rules and pending special assessments
• Energy certificate (APE) and structural survey for buildings pre-1970

How ATRIA helps

We guide international buyers from first search through the rogito — handling translations, contractor introductions, and renovation planning before you even land in Italy.

Frequently asked questions

Can I buy without an Italian bank account? You typically need one before the rogito. Some banks accept remote opening for non-residents; others require an in-person visit.

Do I need to be present for the rogito? Yes, or you can grant a notarized power of attorney to a representative in Italy.

Is cash still common? Bank transfers are standard. Large cash transactions trigger anti-money-laundering scrutiny.