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Buying a home in another country can be exciting, but navigating unfamiliar markets, local practices, language and real estate professionals can also feel overwhelming.
I created Zanella International Homes to help Americans explore real estate opportunities in Croatia and Italy with a trusted connection on both sides of the Atlantic.
As a U.S.-based real estate professional originally from Italy, I work with experienced local real estate professionals to help connect American buyers with properties and knowledgeable representation in the areas they want to explore.
Whether you're dreaming of a contemporary villa overlooking the Adriatic, a historic Italian home, a Mediterranean retreat, or simply a different way of life in Europe, your search starts here.
HOW IT WORKS
Buying a home in Europe doesn't have to be complicated!
I'll help you connect with the right local professionals and guide you through the first steps of finding your home in Croatia or Italy.
Tell Me Your Vision
Tell me where you'd like to live, your budget, lifestyle, and the kind of property you're dreaming about.
Explore Your Options
Together, we'll explore the areas and properties that best match what you're looking for in Croatia or Italy.
Connect with a Local Expert
When you're ready, I'll connect you with trusted local real estate professionals who can help you through the purchase process.
Buying a Home in Croatia
A GUIDE FOR AMERICAN BUYERS
Buying property in Croatia is different from buying a home in the United States. From understanding who can purchase property to contracts, deposits, taxes and closing, knowing what to expect before you begin can make the process much easier.
I've created this guide to help American buyers understand the basics before beginning their property search.
CAN AMERICANS BUY PROPERTY IN CROATIA?
Yes. Americans can buy property in Croatia, but the rules are different from those in the United States. For U.S. citizens, the ability to purchase property is generally based on reciprocity between Croatia and the buyer’s U.S. state of residence. In many states—including Arizona and California—reciprocity requirements are met. Because U.S. citizens are non-EU nationals, the purchase may also require approval from the Croatian ministry responsible for justice. Certain types of property, such as agricultural land and protected areas, can be subject to additional restrictions.
Property laws and requirements can change. Buyers should confirm current requirements with a qualified Croatian legal professional before purchasing.
WHAT IS THE PROCESS OF BUYING A HOUSE IN CROATIA?
The process is different from buying a home in the United States, but it doesn't have to be complicated. Once you've found the right property, the purchase typically involves verifying the property's legal status and ownership, negotiating the terms, signing a preliminary agreement and paying a deposit, completing the final purchase agreement, obtaining any required approval for foreign ownership, and registering your ownership in Croatia's Land Registry.
THE PROCESS
STEP BY STEP
1. VERIFY THE PROPERTY
Before moving forward, the property's ownership and legal status should be carefully checked. This includes reviewing the Croatian Land Registry to confirm the registered owner and checking important documentation such as building and use permits. Working with a Croatian attorney during this stage can help identify potential legal issues before you commit to the purchase.
2. MAKE AN OFFER & SIGN A PRELIMINARY AGREEMENT
Once you and the seller agree on the basic terms of the purchase, a preliminary agreement (predugovor) is commonly signed. It typically identifies the property, establishes the purchase price and payment terms, and sets a deadline for signing the final purchase agreement. At this stage, the buyer commonly pays a deposit (kapara), often around 10% of the purchase price.
3. SIGN THE FINAL PURCHASE AGREEMENT
Once the necessary checks have been completed, the buyer and seller sign the final purchase agreement (kupoprodajni ugovor). The agreement establishes the final terms of the transaction, including the purchase price, payment arrangements and transfer of the property. The seller’s signature is typically notarized so the agreement can be used in the ownership-registration process.
4. OBTAIN APPROVAL FOR FOREIGN OWNERSHIP
Because American buyers are citizens of a country outside the European Union, they may need consent from the Croatian ministry responsible for justice before acquiring ownership. The application includes documents relating to the buyer and the property, and eligibility depends on reciprocity between Croatia and the buyer’s U.S. state.
5. COMPLETE PAYMENT & REGISTER YOUR OWNERSHIP
Once the purchase requirements have been satisfied and the agreed purchase price has been paid, the final step is to register the buyer as the new owner in Croatia’s Land Registry (Zemljišne knjige). Registration is extremely important because signing a purchase agreement alone does not automatically make the buyer the registered owner of the property.
WHAT TAXES AND COSTS SHOULD AMERICAN BUYERS EXPECT?
Beyond the purchase price, buyers should plan for several additional costs, which may include property transfer tax, legal services, notary fees, registration costs and real estate-related fees.
REAL ESTATE TRANSFER TAX
When purchasing a property in Croatia that is not subject to VAT, the buyer generally pays a 3% real estate transfer tax. The tax is calculated on the property's market value at the time of acquisition.
RESALE PROPERTIES
3% Real Estate Transfer Tax
When purchasing a property that is not subject to VAT, the buyer generally pays a 3% real estate transfer tax based on the property's market value.
NEW CONTRUCTION / VAT
VAT May apply instead
Certain properties, particularly new construction sold by VAT-registered developers, may have VAT included in the purchase price. In these cases, the 3% real estate transfer tax generally does not apply.
LEGAL, NOTARY &
REGISTRATION COSTS
Legal Fees: Working with a Croatian attorney is highly recommended, particularly for an international buyer. Your attorney can review ownership records and property documentation, conduct legal due diligence, prepare or review contracts, and help protect your interests throughout the transaction. Legal fees vary depending on the property and complexity of the purchase.
Notary & Registration Fees: Buyers should also budget for notary and Land Registry costs. These are generally relatively small compared with the purchase price. Croatia currently charges official court fees for Land Registry filings, and ownership-registration applications are typically submitted electronically through a notary or attorney
DO I NEED A CROATIAN BANK ACCOUNT?
A Croatian bank account is not necessarily required simply to purchase property in Croatia, but having one can make the process easier.
It can be useful for paying local expenses, utilities, taxes and ongoing property costs after the purchase. Depending on how the transaction is structured, purchase funds may also be transferred from a foreign bank account, subject to the bank's identification, anti-money-laundering and source-of-funds requirements.ering and source-of-funds requirements.
Good to know: International buyers should discuss the transfer of purchase funds with their Croatian attorney and bank in advance, particularly for larger transactions.
CAN I GET A MORTGAGE IN CROATIA AS AN AMERICAN?
Financing may be possible, but it can be more challenging for an American buyer than for a Croatian or EU resident. Croatian banks set their own lending requirements, and eligibility can depend on residency, where you earn your income, creditworthiness, the property being purchased and the amount of your down payment.
Some Croatian mortgage products for foreign buyers require substantial buyer equity and may offer shorter repayment periods than loans available to residents. Americans purchasing as non-residents should therefore speak with Croatian banks or a mortgage specialist early in their property search rather than assume U.S.-style financing will be available.