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Old 08-10-2010, 10:40 AM   #1 (permalink)
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Buying an international Property in the US

im looking at my options of buying some property back home, but currently the Aussie dollar is extremely strong compared to the US, and the US dollar doesnt seem to be anywhere near recovering now or in the near future.

since the currency im paid in is pegged to the US Dollar, and the fact that rates are extremely low, im looking at the idea of buying a property in the US. The US housing market is struggling, and im guessing there are some good buys out there.

since i know next to nothing about US tax laws, im hoping some of you can give me some insight on federal and state tax laws or things i need to consider if i intend on buying something there as a non citizen/non resident.

secondly, if i am going to buy something in the States, where do you people recommend buying? and where can i look for US properties.

if i was going to buy something it'd have to be somewhere warm or at least warm for a part of the year, since i currently live in a place where summers are at almost 50C and winters are low 20C.

i understand that ill need to talk to a broker or tax lawyer, so i know i need to do some more research, but i guess im looking for preliminary advice and pointers at this point in time.

what do you recommend?
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Old 08-10-2010, 11:26 AM   #2 (permalink)
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If I could, I would be buying another rental property in Las Vegas, it's just really that cheap out there. I have a good manager and management office to deal with it all.

As far as other cities, you could still do the same.

From what I know of relatives who have purchased property here in the US, they paid cash. Since they don't file income tax, there is no incentive to have a normal mortgage since the interest is not tax deductible for them.
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Old 08-10-2010, 02:28 PM   #3 (permalink)
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Carova Beach, NC Rated best private beach and property this side of the North East. I'm retiring there.

Last edited by Xerxys; 08-10-2010 at 03:25 PM..
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Old 08-10-2010, 03:04 PM   #4 (permalink)
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what are you planning to do with the property once you have it? Use it for yourself? Rent out and earn income? Combination of both?


I think your answer to that question might help narrow down where to start and which markets will be owner friendly compared to rental friendly.
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Old 08-10-2010, 04:00 PM   #5 (permalink)
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Having never been a property owner myself I'm not sure if I can help you with intricacies of tax laws (when it comes to owning property anyway) but most laws will vary state to state and town to town (I think almost all property taxes are paid to the town/city itself the state has little other then help regulate as I understand). You're taxes will also be assessed based on a number of issues from location to near by features/amenities to how nice the dwelling/land is to weather or not you own land in a rural vs urban setting.

To find property simply do a search for US real estate a lot of websites will allow you to search by state, county, town or region.

Real Estate Listing, Homes For Sale and Apartments by USRealEstate.com
^^^ might be a good place to start. Once you narrow it down to a place you'd like to live I'd start searching for local real estate offices and work with an actual agent.

You're going to be hard pressed to find anything in the temperature range you're looking for. Death Valley, California, the hottest place in the US, ranges on average from roughly 45c in the summer to 18c in the winter...but there isn't much going on there. You can however find similar weather/temps around the southwest in places like Southern California, Arizona (Phoenix might be a good city to explore), New Mexico, Nevada (I think) and Western Texas....although it does depend on where you live in those areas as the temperature swings can be extreme from low land deserts to mountains to coastal areas.

If you're looking for a hot climate you'll want to shy away from any northern US state as they usually have mild summers and very cold winters (it does vary by region however). The southeastern US is generally very hot yet extremely humid, the southwestern US tends to be hot and arid.

I'd also think about what kind of culture you enjoy living around as it varies heavily from region to region as do politics, religion, laws, taxes and customs. The southeastern US is going to be starkly different then the northeastern US and both differ from what you might find in the midwest, west coast, southwest..well you get the idea. If you enjoy the culture in Boston you might hate Atlanta, people from New York dislike Los Angeles and vice versa, folks from Texas might feel extremely out of place in Seattle. In other words keep in mind what culture and lifestyle might suit you best as you're looking for a place to purchase, you should find a good fit somewhere but it might limit your options.

Hope some of that was helpful.
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Old 08-11-2010, 01:35 AM   #6 (permalink)
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thanks for the advice so far. some good tips so far.

i dont intend on moving the the States anytime soon, so the intention is to rent it out for now with the view of it appreciating. Australian property and interest rates arent very accessible to a lot of people right now, and much more expensive than in the states. hence, why im looking at my options.

a few questions if anyone knows...

as a non resident/non citizen will i be liable to pay tax under US laws? i currently live in a tax free country, so i dont know how rental income in the states would affect me or even be applicable.

Ideally id want to buy a place in a well sought after location and that has good access to public transport and schools.

im not interested in buying in Utah, Texas or the south. As much as i love the people of chicago, id freeze the moment the mercury went under 10C. I dont have to live out in death valley. Sydney is quite temperate, and i enjoy that weather (ranges between 30-10C generally), so im ok with winters (even though i havent experienced a full winter in about 4 years now)

obviously i want to spend as less as possible, but also own a place in a nice suburb so that the place doesnt get trashed. if i got someone to manage it, what sort of fees do they take for managing the property?

ive had a look at that link Wes. is there a way of searching without going to individual agents?

...and Xeryxs, im not moving to NC. Gucci lives there.
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Old 08-11-2010, 10:09 AM   #7 (permalink)
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Sorry about that dlish, I linked the wrong website.

Try this one;

REALTOR.com Nationwide Real estate listings & homes for sale

Although once you've narrowed it down to a location you can search on local real estate sites and probably get better results.
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Old 08-11-2010, 10:19 AM   #8 (permalink)
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What I've learned in Pennsylvania:

Property taxes and school taxes vary from none on both counts to wildly expensive. It depends on the state and municipality where the property is located. Property taxes are paid to the municipality, School taxes to the school district.

(I think) you pay income taxes on there money where you earn it. This includes (again) local and school taxes. You should only have to pay income on whatever monies you earn in the states, from renting, not on your personal income in Australia. There will be federal income taxes, (possibly) state income taxes and (again possibly) school income taxes.

Something else you should be aware of, if you intend to rent as home, it can be really difficult evict someone. It can require multiple court dates, multiple served notices and it still can't be done in certain situations (with children, in the winter for instance).
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Old 08-12-2010, 05:34 AM   #9 (permalink)
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You're going to have to pay property tax. That's the primary funding for most school systems, and you'll be paying it regardless. The only variable is how much.

You may also be paying an assessment if the property is part of a Condo Owners Association (COA) or a Homeowners Association (HOA). There may be other rules about renting out properties so make sure to check (or have someone check for you).

I don't think that you have to file income taxes as a non-resident.

Really, you need two things - a lawyer and a real estate agent. Both should be local to where you want to buy. And that's the real question.

Location - Florida is very nice and a popular destination for foreign visitors. You can get some very good deals on condos in Miami right now. But you need to remember that you're going to pay an arm and a leg for wind insurance. You'll be required to carry it by any lendor, and it's just a plain old good idea considering the risk. There are also good deals in Arizona and Nevada, but you have to want to go to those places. All real estate is local, though, so I think you need to narrow down what you're looking for and where, and let us know so we can give you better advice.
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Old 08-12-2010, 01:22 PM   #10 (permalink)
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Hey there dlish, I had some time to kill this afternoon and thought I'd dig up a few links you might find helpful. About a year ago I wanted to resettle here in the US and went through a similar search, while I never ended up purchasing property I did spend some time thinking about and used some of the below data when finding the best fit for me. I wouldn't rule out any one region of the country just yet, considering the movement people have made here in the last few decades its hard to pin down exactly what any given region in the US will be like in another decade or two. Here in the south for example people have been coming in droves to take advantage of cheaper property, lower taxes and nicer weather, in turn southern cities are growing and becoming much more modern and progressive in the process (of course you never know how that trend will continue). Getting in on the ground floor of an area that could see a significant boom in the next few decades might be a good way to not only buy nicer property for less money but give you a higher return on your investment when/if you decide to sell.

Anyway, here's a few links you might find helpful

Property tax levels by state; buying and owning a home - MSN Money
^^^ A good chart of what you can expect to spend on property taxes per state.

America's Fastest-Growing Cities 2010: Biggest Boomtowns by State - BusinessWeek
^^^ an interesting breakdown on the fastest growing cities in the US (at the bottom of the page you'll see some thumbnails of what look like maps click on the arrows to skip to a breakdown of each city)

Change of Address: 10 Fastest Growing & Shrinking U.S. Cities
^^^ A short summary of the fastest growing and shrinking cities in the US, might be helpful.

Best Cities 2010: How Does Your City Stack Up? Sortable Data, U.S. Metropolitan Areas, Population, Cost of Living Index, Creative Class, Median Household Income, Income Growth - Kiplinger
^^^ a spreadsheet of info on the "best cities for the next decade" could have some info you might be interested in, or at least give you an idea of how your chosen city/region might stack up.

Average Home Insurance Rates by US Region: Lowest and Highest Annual Property Insurance Average Premiums
^^^A brief summary of the average cost of homeowners insurance per region/state.
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Old 08-12-2010, 03:33 PM   #11 (permalink)
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Here's another good resource: Best Places to Live | Compare cost of living, crime, cities, schools and more. Sperling's BestPlaces I might be biased with this site, because its studies regularly turn up my place of residence as one of its Best Places.
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Old 08-12-2010, 11:41 PM   #12 (permalink)
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hahah I was actually looking for that site and couldn't find it snowy, tis a very good resource.
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Old 11-09-2010, 06:55 AM   #13 (permalink)
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ok so ive narrowed it down to Florida.

looking at buying a plot instead of a house. land is pretty cheap down there at the moment compared to the highs of 2006/2007. maybe build something there later, or have something for the kid(s) when they grow up to fund their education. so im looking at a 15-20 year plan.

im looking at palm coast as a potential growth area. Plus theres less taxes on plots as opposed to the assessed value of a house and land.

any pointers i need to know about the area?

Noodles has been a great help so far. Thanks btw
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Old 11-09-2010, 07:07 AM   #14 (permalink)
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I would definitely say start looking around for a broker in the area if you are looking for it as an investment property. Florida is a lot of swamp and then there are the hurricanes. Will you have to carry insurance on a plot of land as opposed to any standing structures?
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Old 11-09-2010, 07:08 AM   #15 (permalink)
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My grandparents bought land there 20+ years ago. It didn't appreciate much if anything at all and it's still not worth much more than they paid for it. I don't remember where it was, but at one point they just wanted to sign it over to me because it was more of a headache than it was worth.

Florida land value is very finicky depending on proximity to many things.

Obviously if you bought something in the metropolitan areas it would be very different.
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Old 11-09-2010, 07:27 AM   #16 (permalink)
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Quote:
Originally Posted by amonkie View Post
I would definitely say start looking around for a broker in the area if you are looking for it as an investment property. Florida is a lot of swamp and then there are the hurricanes. Will you have to carry insurance on a plot of land as opposed to any standing structures?
If there's no structure, there's nothing to insure. A lender will tell you what coverage you need to have, but it may not be anything. My guess is that you might need liability coverage, but that should only be a few dollars a year for vacant land.

Florida land prices are driven by proximity to the ocean and to metropolitan areas. The further south you go, in general, the higher the value. Of course, there are also a lot of swamps farther south.
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Old 11-09-2010, 07:32 AM   #17 (permalink)
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Quote:
Originally Posted by The_Jazz View Post
Florida land prices are driven by proximity to the ocean and to metropolitan areas. The further south you go, in general, the higher the value. Of course, there are also a lot of swamps farther south.
Thanks that is what I was trying to say.
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Old 11-09-2010, 07:39 AM   #18 (permalink)
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Friends of ours just spent a week looking at property in FL. They looked at 60 condos and never found one that fit their needs which would be for full time residency. The reason they couldn't find anything that suited them was that nearly every condo they looked at was built for short term rental. They had small closets and very little if any storage. Fine if you are renting it for a week or two but not so great if you are actually living there year round. If you are looking at developing that might be worth noting/doing more research on. All depends on the type of occupant you are hoping to attract: short term vs long term.

From what I gather, there are hundreds/thousands of vacant condos available.
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Old 11-09-2010, 08:25 AM   #19 (permalink)
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so should i requesting a soil test to see if the land is in swamp areas?

ive been looking at historical data, and from what i can see these sort of prices existed 10 years ago. it rocketed up in 2005-2007 and then it's fallen back down again since 2008 obviously.

i have spoken to agents in the area, but i dont trust anyone who's going to make commision on my sale.

jazz, nearly all the properties in palm coast have a heap of trees on them. im guessing that if one of them falls over in a storm, the house next door would have insurance? i guess its not safe to assume anything, but what liabilities do i hold as an owner of a vacant block with tall trees?
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Old 11-09-2010, 08:26 AM   #20 (permalink)
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There are a number of concerns in Florida market, and there are a lot of foreclosures there. It is a very scary market for me I have considered a number of times to purchase there, but most areas in Florida do not have a great rental market. Your best bet is trying for a niche rental market. Like house in Orlando that people rent by the week, in Miami a kosher rental for Jewish travelers, Clearwater Beach / Tampa is up and coming a lot since clearwater is owned mostly by the church of scientology. At the same time Tampa is still very low class, prostitutes, crime area.

Vacant Condos are good and bad. If you are one of the only occupants in a condo, well who is going to split the maintenance expenses? There are huge issues in the Condo market there because of this.
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Old 11-09-2010, 08:28 AM   #21 (permalink)
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from when the family owned a plot of land near Big Bear Lake, CA.

If people dump on your property you are responsible for the removal of any debris from refrigerators to cars.

If there is any overgrowth that the fire department deems a fire hazard you may have to hire landscaping folks to remove the brush.

Other than that, we didn't worry much about the property. We'd just get letters about the above topics from time to time.
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Old 11-09-2010, 08:52 AM   #22 (permalink)
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Be careful with Foreclosure properties because they can often be in state of disrepair after the eviction of the previous owners. There are even some horror stories where the previous owners remain as squatters.

It's probably a bit overblown by the media but caveat emptor after all.

Dangers Of Buying Foreclosed Homes
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Old 11-09-2010, 08:56 AM   #23 (permalink)
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thanks xazy. because im not in the country, id be hesitant to own a rental property there for those reasons.

just curious..whats a kosher property? how does that work? are we talking kosher kitchens here? or something else?

The way im looking at it is that some of these prices are so low, how much lower can they really go? im planning on just buying it and leaving it until the market picks up.. i can afford to wait 5, 10, 20 years if i have to. i wont have a mortage to pay off on it. property tax is only a few hundred dollars a year at most and any fire dept maintenance will be low according to the broker.
any ideas on what it costs to send someone out there to do some pruning.

how far up north do the hurricanes come in FL? what about flooding?
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Old 11-09-2010, 09:03 AM   #24 (permalink)
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VACANT LAND. HE'S BUYING VACANT LAND.

Am I the only one reading this? Jeez.

If the tree was an obvious hazard, it's your responsibility. If it wasn't, then it's not. The court decides. Yay American judicial system!

Really, if you're financing this, the lender will tell you what's required. You'll be responsible for some maintenance I'm sure (trash pickup, keeping the grass mowed, etc.). If it's in a subdivided development, there may be some covenants in the deed that you're required to follow that may add some expense. Without knowing more about where or what you're buying, it's kind of hard to be any more specific.

If I knew any FL real estate agents, I'd fork over the names, but I don't. Do you need me to ask my friends that live there? If so, what part of the state?

---------- Post added at 11:03 AM ---------- Previous post was at 11:02 AM ----------

The hurricanes can hit anywhere, including the entire state at once.

Flooding? You're buying vacant land. Unless you're buying beachfront property and you're concerned about erosion, flooding doesn't matter.
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Old 11-09-2010, 09:19 AM   #25 (permalink)
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Thanks Jazz,

im looking at Palm Coast, Flagler Beach area, probably just east or just west of the I 95. youre probably talking 15km from the coast, but has some inland canal systems throughout Palm coast. flooding issues perhaps?

most of that area is a developing neighbourhood and has all services in the street already, so its a good sign i guess.

wont hurt if you threw some names of brokers my way if you're friends can get them jazz. thanks mate
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Old 11-09-2010, 09:21 AM   #26 (permalink)
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