This guide is what worked for us and the people we've helped — it is not legal or tax advice, and we are not legal or tax professionals. Rules change, every situation is different, and the cost of getting it wrong (denied visas, double taxation, fines, missed deadlines) is real.
Before you act on anything here, speak with a qualified legal or tax professional — an immigration lawyer (abogado de extranjería), a cross-border tax accountant, or a licensed gestor — who can review your specific facts. Use this guide to know what questions to ask, not as a substitute for paid advice.
Yes — Spain has no nationality restriction on property buyers. Americans buy freely, with or without residency. What changed in 2025 was the repeal of the Golden Visa: buying property no longer grants you Spanish residency, but the purchase process itself is unchanged.
The one new wrinkle being debated in the Congreso is a proposed 100% tax on property purchases by non-EU non-residents (announced January 2025). As of this update it has not been enacted, but if you're buying as a non-resident, get the latest from a Spanish abogado (Balcells Group, Strong Abogados) before signing anything.
Every property buyer needs an NIE (Número de Identidad de Extranjero). Without it, no notary will sign, no bank will lend, and no purchase can be registered.
Apply via the Spanish consulate covering your US state (4–8 weeks) or in person at a Spanish Comisaría de Policía once you're here (1–3 weeks). Bring passport, completed Modelo EX-15 form, proof of why you need the NIE (a signed reservation agreement works), and the €9.84 fee paid via Modelo 790-012.
If you're buying jointly, both partners need separate NIEs. Get them in parallel, not in sequence.