Financing a Paris apartment from the United States

What French banks will lend to a US non-resident

French banks typically lend to American non-resident buyers at 60 to 70% loan-to-value, meaning you provide 30 to 40% of the purchase price (plus the frais de notaire) in cash and the bank finances the rest.

For some American profiles, particularly those with substantial existing assets held in France or other parts of Europe, or those buying for amounts above €2 million, banks may extend up to 80% LTV. This is the exception rather than the rule.

Loan terms typically range from 15 to 25 years. Most American clients choose 20 years as a balance between monthly payment manageability and total interest cost.

Current rates in 2026

French mortgage rates for non-resident buyers are typically 0.3 to 0.7 percentage points above the rates offered to French residents, reflecting the additional risk premium banks attach to non-resident files. As of the most recent quarter, 20-year fixed rates for non-resident American buyers are in the range of 3.5 to 4.2% APR, depending on the borrower profile, the loan-to-value ratio, and the specific bank.

These are fixed rates for the full term of the loan. France does not have the variable-rate culture of the United States, and the dominant product is the fixed-rate amortizing loan with no prepayment penalty (or a small one, capped by law at 3% of the remaining balance, with negotiated waivers common above €500,000).

Documentation French banks will request

For an American non-resident applying for a French mortgage, expect to provide:

• Three years of US federal tax returns (Form 1040 with all schedules); translation to French is not required but professional courtesy.
• Three months of bank statements for all primary accounts.
• Proof of income, typically pay stubs covering 3 to 6 months for W-2 employees, or signed CPA letters for self-employed clients.
• Statement of net worth, listing all assets and liabilities (US, French, other).
• Source of funds documentation for the down payment (FATCA and anti-money-laundering compliance).
• Credit report from the United States, although French banks do not have direct access to the US credit scoring system and rely more on the documents above than on a FICO score.
• Property valuation report, ordered by the bank from an approved appraiser (this is paid by the borrower as part of the bank application fee).

How long it takes

The application process for a French mortgage from a US non-resident, working with a specialized broker, typically takes 6 to 10 weeks from initial file submission to a formal loan offer (offre de prêt). This timeline drives the structure of the compromis de vente: the financing condition (condition suspensive) typically allows 45 to 60 days, with possible extensions, to obtain the formal loan offer.

Once the offre de prêt is issued, French consumer protection law requires a 10-day reflection period during which the borrower cannot accept. After that period, the loan is accepted, the bank releases funds to the notaire on closing day, and the transaction completes.

Required French bank account

The mortgage is granted by a French bank that requires the borrower to open a French current account where the monthly payments are debited. We coordinate this account opening in parallel with the mortgage application, typically with the same bank for simplicity. The account stays open during the life of the loan.

Insurance requirements

French banks require mortgage insurance (assurance emprunteur) covering death, total permanent disability, and often loss of employment. The cost is approximately 0.20 to 0.35% per year of the original loan amount, paid monthly, for a non-smoking borrower in their 40s or 50s. The premium increases with age and adverse health declarations.

Important point for Americans: French law allows you to decouple the mortgage insurance from the lending bank and shop for it independently. This is the Loi Lemoine, applicable since 2022, and it typically saves 30 to 50% on insurance costs compared to the bank's in-house offer. We coordinate this independently of the bank to optimize the total cost.

Alternative: cash purchase plus US-based borrowing

For Americans with significant US-based assets (real estate, investment portfolios), an alternative to French financing is to borrow against US assets and pay cash for the Paris apartment. The two main structures are:

• A HELOC or cash-out refinance on a US property to fund the Paris purchase. Rates are typically lower than non-resident French mortgages, but the loan is collateralized by US property and subject to US tax treatment.
• A portfolio loan or margin loan against a US investment account (Schwab, Fidelity, Goldman Sachs, JP Morgan Private Bank, etc.). Rates are typically very competitive (SOFR + 1 to 2%) for high-net-worth borrowers, but the loan is subject to margin call risk and the line can be called or repriced at the lender's discretion.

This alternative is often simpler and cheaper than a French mortgage when the documentation burden of the French application outweighs the rate advantage. We discuss this structure with each client during the initial planning phase, in coordination with their US wealth advisor.

When paying cash is the better choice

Cash purchase eliminates the documentation burden, the timeline risk on the compromis financing condition, the mortgage insurance cost, and the ongoing bank account requirement. It is the better choice when:

• The total purchase is below €700,000. The fixed costs of a French mortgage (broker fee, bank application, insurance) erode much of the rate advantage at smaller loan sizes.
• The buyer's available cash plus reasonable currency-converted assets cover the purchase plus frais de notaire without strain.
• The buyer prefers transactional simplicity over leverage optimization.
• The buyer plans to hold for less than 5 to 7 years, where the upfront fees of financing have not yet been amortized.

Recommended mortgage brokers for US non-resident files

We work with three categories of partners:

• Specialized brokers focused on international clients, such as Vousfinancer International and Cafpi International, who have established processes for non-resident American files and direct relationships with the banking partners who lend to this profile.
• Private banking arms of major French banks (BNP Paribas Wealth Management, Société Générale Private Banking) for clients with €1 million or more in liquid assets, who can negotiate directly without going through a broker.
• HSBC France, which has a particular focus on cross-border clients and often offers the most straightforward path for clients who already have an HSBC relationship in the United States or the United Kingdom.

We make the introduction based on your specific profile and the structure of the transaction.