From a beachside shack to a Tuscan villa and destinations in between, everyone has a vacation home fantasy. For Dielmann Sotheby agent Jeffrey Warner, the dream was the south of France. Last year he took the plunge, purchasing a condo in Provence with his spouse, George Hettich. “Several years ago, I said if the exchange rate ever gets close to par, we have to stop talking about it and just do it,” Warner says. “Last spring it hit about 1.05. We looked at one another and said Now is the time.”
After careful consideration of climate, proximity to high-speed rail and prevalence of tourists, the couple settled on Barbentane, a village near Avignon. They were quickly enamored with the quaint, historical town overlooking the Rhone river. “Frankly, we fell in love with the village over lunch,” Warner says.“The main street has a town hall, patisserie, several bars and restaurants, and artisan shops.” It didn’t hurt that Warner’s favorite wine, Châteauneuf du Pape, is produced nearby. “It’s also a mecca for hiking, biking, wine and olive oil,” he points out.
They stumbled on their condo home serendipitously. The men crossed paths with two young girls, who said hello and struck up a conversation. “I mentioned that we were looking to buy a place, and one of the girls invited us into this first-floor pied-àterre her father had purchased from the village and was renovating,” Warner says. “We decided to buy it then and there. As a realtor, to have a 6-year-old sell me a house that was not listed was humbling!”
Warner and Hettich closed on the property in August. Their expenses included contracting with the owner to complete the renovation. “When you purchase a property in France, even if you buy an existing home and even if it’s a rehab, you can’t assume anything is included,” Warner says. “You’re essentially paying only for the ceiling and the walls. You don’t even get light fixtures automatically.”
insider tips
The No. 1 thing you should do when looking for a property overseas is to enlist the help of an experienced professional, Warner says. “It was quite daunting—there were numerous pitfalls not revealed prior to and during the process. I wish there had been a resource to better prepare us.” Below, Warner shares what he learned.
Establish a bank account: You need a bank account in your vacation home’s country to pay bills, taxes, etc. Having a bank account also allows you to wire money from your U.S. bank and have it converted to euros abroad, where the exchange rate currently is more favorable to Americans. Having a bank account abroad also makes paying utilities—which can be daunting in a foreign country—much simpler. Investigate the requirements to open an account before you begin the buying process. As a foreigner in France, you have to have €10,000 in savings (€15,000 for a couple) to obtain a credit card from a bank. That was a big investment we didn’t expect.
Be aware of local property rules: In France, there’s town involvement with any sale, because every village, town and city has first right of refusal. This means once a property goes under contract with a third party, the seller has to file notice with the town hall. Town hall then has a designated period to determine if it wants to purchase the property.
Seek an English-speaking agent: We used Leggett, a U.K. realtor specializing in French properties. If you have an English-speaking realtor, you have somebody who can guide you through the process in your language. This way, nothing gets lost in translation.
Be aware of differences in the process: Even in the small villages in France, there’s no cooperation between realtors, so you have to go to all the different companies yourself to set up property viewings.
Know how the laws protect buyers: Sellers in France have to inspect properties thoroughly at their own expense. If they’re off on the square footage they’ve claimed, you can go back and sue them for reimbursement and discrepancy.
Ask about fees before purchasing: In France, buyers can expect significant fees on top of estate agency fees. You’ll want to be aware of any requirements like this and factor them into your budget ahead of time.