Buying property in California as a foreigner: Complete UK guide (2026)

Planning to move to sunny California from the UK? Whether you’re interested in tech job opportunities in Silicon Valley, are enrolling to study at Stanford or want a beachside holiday home in Santa Monica, there’s something for everyone in the Golden State.

If you’re looking to buy property in California - whether to live in or rent out - we’re here to help.

Read on for the ultimate guide to buying property in California as a UK national.

This includes essential info on how the purchase process works, current California state property prices, fees and taxes, and the pitfalls you’ll want to avoid.

We’ll also introduce a reliable and cost-effective way to send large sums internationally from the money services provider Wise. Over 14.8 million people worldwide use Wise to move £36 billion every quarter.

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Table of contents

Can UK foreigners buy property in California? Can I get a mortgage in California as a non-resident? What’s the real estate market like in California? How much are the property prices in California? Where is the cheapest place to buy property in California? How to search for a property in California How to buy property in California as a foreigner - a step-by-step guide Fees and costs of buying property in California Risks and pitfalls of buying property in California Moving into your California property Save on currency conversion fees with Wise when buying property in California Key takeaways

Can UK foreigners buy property in California?

Yes, foreign nationals can buy property and land in California without restrictions, and there are no residency or citizenship requirements either.

However, you will need to navigate a number of legal, tax and financial requirements. These can sometimes be complex for non-residents, especially when it comes to getting a US mortgage.

Can I get a mortgage in California as a non-resident?

Many US banks and other lenders do offer mortgages (known as home loans in the US) to foreigners. However, the requirements and rates differ compared to how it works for local applicants.

For example, you might have to pay a larger down payment of around 30% as a non-resident, and prove that you have cash reserves for at least 12 months.¹ You may need to provide more documentation, and interest rates can be slightly higher too.

The requirements for application will vary between banks, but generally you’ll need the following:

• Valid photo ID
• Individual Taxpayer Identification Number (ITIN) for non-residents, or Social Security Number (SSN)
• Proof of income and employment
• Recent bank statements
• A credit report from the UK (if asked)
• Proof of funds for the down payment and associated costs.

It’s a good idea to get pre-approval for your mortgage before starting your property search, as this can strengthen your negotiating position as a buyer.

What’s the real estate market like in California?

The property market in California is characterised by very high prices (and high interest rates) constrained supply and slow sales growth.

The market experienced a rather flat 2025, but there are slight changes on the horizon for 2026.

According to the California Association of Realtors (C.A.R.), average prices are expected to rise by around 3.6% in 2026 - with the average home price potentially reaching a new record high of $905,000 US .²

Meanwhile, sales of single family homes are predicted to increase by 2% in the same period.²

How much are the property prices in California?

So, how much is property in California? This is an essential thing to know as you set your budget and start your search.

The average (median) price for a home in California is $779,800 USD, as of January 2026.³

However, it varies considerably depending on what you buy and in which part of the state.

If you're wondering where to buy a home in California, here are the average property prices across major cities (as of January 2026):³

City	Average (median) property price in USD
San Francisco	$1,300,000
Los Angeles	$975,000
Santa Monica	$1,504,000
San Diego	$970,000
San Jose	$1,255,000
Fresno	$400,000
Sacramento	$465,000
Long Beach	$912,000

And, if you’re arranging your property purchase from the UK, you’ll need a safe, reliable and preferably low-cost way to send over fees, deposits and other payments.

The Wise account could be a great solution, with transparent, low fees, and multiple layers of security, so you can safely transfer large amounts both in the UK and overseas.

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Where is the cheapest place to buy property in California?

If you’re property hunting on a budget, you might want to look in the northern region of the state, as well as the Central Valley.

Some of the cheapest counties in California for property prices are:

• Trinity
• Lassen
• Siskiyou
• Tehama.

How to search for a property in California

If you’re new to the California property market, it could be worth using a specialist real estate agent to help you find the right property. This service is likely to come with a fee, however.

And when choosing a realtor, make sure to check that they’re licensed with the California Department of Real Estate (DRE).

You can also start the search online yourself, using one of these US property websites and portals:

• Zillow
• Realtor.com
• Trulia
• Redfin
• RE/MAX
• Rightmove Overseas

How to buy property in California as a foreigner - a step-by-step guide

Now, let’s run through the main steps involved in buying property in California as a foreigner:

1. Get your finances in order

First up, you need to get your finances in order. This means setting your budget for the purchase, making sure to factor in all fees, taxes and other costs (more on this later).

You’ll also need to apply for pre-approval for a US home loan, or arrange alternative financing.

2. Apply for an ITIN

If you don’t already have one, you’ll need to apply to the Internal Revenue Service (IRS) for an Individual Taxpayer Identification Number (ITIN). This is a tax number for non-US citizens who don’t have a Social Security Number (SSN).

It isn’t absolutely essential for US property purchases, but it is a key requirement for applying for US mortgages or opening a US bank account. Both of these may be crucial for your purchase.

3. Find a property and arrange viewings

Now it’s time to find the perfect property. You can use online property portals or use local realtors to find properties that match your criteria, and arrange viewings (known as showings in the US).

4. Make an offer

Once you’ve found your dream home, you’ll need to make a competitive offer or bid in writing. You’ll submit it either to the real estate agent or directly to the seller. At this stage, negotiations on price may take place.

5. Hire a solicitor to carry out due diligence checks

If your offer is accepted, the next step is to appoint a real estate attorney. It isn’t mandatory in California (like in some US states), but it is strongly recommended.

Your solicitor will handle all due diligence checks, which includes:

• Doing a title search to check the legal ownership of the property
• Checking for disputes, claims or other issues which could impact the sale
• Checking zoning and land use compliance.

6. Get a building survey

California state laws require sellers to disclose important known issues with the property via a Transfer Disclosure Statement (TDS).

However, you may also want to commission your own independent property inspection. This can check for structural damage or any other issues/risks with the building.

7. Sign the purchase agreement and pay the deposit

This is the formal and legally binding contract signed by both parties which outlines the terms and conditions of the sale.

You’ll also pay what is known as an ‘earnest money deposit’ as a sign of good faith and commitment to the purchase. This is usually only around 1-3%.⁴

One key detail your real estate attorney will need to help with is negotiating the contingency periods for inspections, appraisals and loan approval.

These are agreed-upon periods after signing the purchase agreement during which you can inspect/investigate the property (and get your financing in place) - with the right to cancel if and get your earnest money back.

8. Finalise your mortgage

This is the time to contact your mortgage provider to finalise the loan. The provider may need to carry out an appraisal of the property.

9. Complete closing/settlement

This is when the purchase is finalised. Your real estate attorney will be crucial to helping with this, as there’s plenty of paperwork and legal steps to be completed. This includes:

• Setting a closing date
• Signing the title deed
• Signing your home loan documents
• Recording the title deed with the local county recorder’s office, to legally transfer ownership of the property
• Setting up a transfer for the remaining balance, including fees and taxes.

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How long does it take to buy a property in California?

Buying property in California tends to take between 30 to 60 days, although it varies between cities and counties. It can also depend on the complexity of the transaction.⁵

Fees and costs of buying property in California

There are quite a lot of closing costs involved in US property transactions, and the buyer has to cover many of them.

In California, you can expect to pay between 2% and 5% of the total purchase price in closing costs.⁶

Here’s a breakdown of the main costs you need to know about:⁶

Fee/tax	Amount (USD)
Legal fees	Varies, around $150 to $500 USD/hour
Title search	$80 to $200 USD
Recording fees	$120 to $150 USD
Property survey	$300 to $700 USD
Mortgage fees
Application fee	Up to $500 USD
Origination/arrangement fees	0.5% to 1%
Valuation/appraisal fee	$300 to $500 USD

California also has a real estate transfer tax of $1.10 for every $1,000 of the property value, but this may be paid by the seller (but not always).⁷

As a property owner, you’ll also need to pay California property tax every year - this varies by county but the average rate is around 0.71%.⁸

Risks and pitfalls of buying property in California

One of the main things to watch out for when buying property abroad are scams.

The best way to protect yourself is to work with registered, licensed and credible professionals, such as realtors and real estate attorneys.

But there are some other pitfalls and risks to look out for when property hunting in California, including the following:

• Home insurance is likely to be very expensive or hard to get - primarily due to California’s recent history of wildfires.
• Many California properties are in Homeowner Associations (HOAs), where there are specific rules and fees which may affect your purchase
• It’s unwise to skip detailed property inspections, especially for older homes which may have problems with pests, mould or structural issues. You should also read the seller disclosure form very carefully.

Moving into your California property

Before you can move into your newly purchased property, there are a final few tasks to check off your list:

• Taking out building insurance
• Setting up utilities
• Carrying out any renovations or energy efficiency improvements.

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Key takeaways

• UK citizens can legally buy property and land in California without being residents, though non-residents will need an Individual Taxpayer Identification Number (ITIN) for financial and tax purposes.
• The market is characterized by high costs, with a median home price of $779,800 USD in early 2026 and an expected price increase of 3.6% throughout the year.
• While major cities like San Francisco average $1.3 million, more affordable options can be found in the northern regions and Central Valley, such as Lassen and Trinity counties.
• Non-residents can access financing but typically face stricter terms, including a 30% down payment and a requirement to prove at least 12 months of cash reserves.
• Buyers must navigate "contingency periods" for inspections and appraisals, which allow them to cancel a contract and recover their 1–3% earnest money deposit if issues are discovered.

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Sources used:

1. NewOmniBank - International Homebuyers
2. California Association of Realtors - C.A.R. releases its 2026 California Housing Market Forecast
3. Redfin - California Housing Market
4. Stephanie Younger Group - What You Need to Know About Earnest Money Deposits in California Real Estate Transactions
5. The Borges Real Estate Team - How Long Does It Take to Buy a House in Los Angeles? Complete 2025 Timeline Guide
6. Houzeo - How Much are Closing Costs for Buyers in California?
7. SmartAsset - Guide to the California Real Estate Transfer Tax
8. SmartAsset - California Property Tax Calculator

Sources last checked 26-Feb-2026