La Jolla
Coastal village by the sea- Ocean views, beaches and cove
- Walkable village of shops and dining
- Close to UC San Diego
Property typesEstates, ocean-view homes, condos
The buying process
How a foreign buyer purchases a home in the U.S.
Eight stages, in the order they happen in a typical California purchase. Click through at your own pace.
Myth vs fact
What people get wrong
Tap a card to see the fact.
Entry by country
Where are you buying from?
The process is the same for everyone. The questions are not.
Top 10 countries of international buyers in the U.S.
- CNChina15%
- CACanada14%
- MXMexico8%
- INIndia6%
- GBU.K.4%
- BRBrazil3%
- COColombia3%
- NGNigeria3%
- AEU.A.E.3%
- ILIsrael2%
Share of foreign buyers, April 2024–March 2025. Source: NAR, 2025 International Transactions in U.S. Residential Real Estate. California is the top U.S. destination for buyers from China.
Costs & taxes
What owning in San Diego costs
A quick estimate of your monthly payment, cash needed, annual property tax, and the FIRPTA withholding when you eventually sell. Rough figures for planning only.
Purchase price
$1,200,000
Foreign national loans commonly ask for larger down payments than resident loans, and their rates often run about 0.5–0.75% above typical U.S. rates. Set 100% for a cash purchase.
Estimated monthly payment
Down paymentCash at closing, before fees
Loan amountFinanced portion
Property tax per yearEstimated at 1.1%–1.25% of price
FIRPTA withholding at sale15% of the sale price if sold at this price; exceptions may apply
Your cashLoan
Estimates only. Actual tax rates vary by neighborhood. The monthly estimate covers principal, interest and property tax (about 1.18% a year); closing costs, insurance, HOA dues and your actual loan terms are not included. Confirm with your lender, escrow officer and tax advisor.
Watch
Videos for buyers and owners abroad
Short, straight answers on camera, with a full transcript under every video. New episodes weekly.
For owners abroad
Selling your San Diego home from abroad
If you aren't a U.S. citizen or resident, part of your sale price is usually held back at closing for taxes. Most of it can come back, but only with planning. Start before you list.
Sale price
$1,500,000
FIRPTA withholding drops when the buyer will live in the home and the price is $1,000,000 or less, and is not required at $300,000 or less.
Estimated amount held back at closingA prepayment toward your taxes, not the tax itself. Anything withheld beyond what you owe is refunded when you file U.S. and California returns.
Federal FIRPTA withholding
California withholding3⅓% of the price, unless an exemption applies or you choose the gain-based amount
Step by step
How a sale from abroad works
- Plan your taxes firstMeet a cross-border CPA before you list. They estimate your real tax and can apply to the IRS for a withholding certificate (Form 8288-B) to reduce what's held back.
- Get your ITINYou'll need a U.S. tax ID to file and claim any refund. It takes weeks, so apply early.
- Price and prepare the homeA valuation, then repairs, cleaning and staging handled locally by a property manager. If there's a tenant, plan showings and lease terms around them.
- Market it worldwideYour home is presented to buyers in San Diego and through Sotheby's International Realty's global network.
- Sign from wherever you areListing and closing documents can be signed remotely, or through a power of attorney set up with your attorney.
- Close, with withholdingEscrow sends the federal and California withholding to the tax agencies and the rest of the proceeds to you.
- Move your proceeds homePlan the currency exchange and transfer timing. Confirm wiring instructions by phone.
- File and claim your refundFile a U.S. nonresident return (Form 1040-NR) and a California return to settle your actual tax and recover any excess withholding.
U.S. citizen living abroad?
FIRPTA applies to foreign sellers, not U.S. citizens or green card holders who happen to live overseas. Your situation is simpler, though California rules may still apply.
Selling a home that's been in the family?
Trust and estate sales are a specialty. Brandon works alongside your attorney and trustee, quietly and on your timeline.
General information only, not tax or legal advice. Withholding rules have exceptions; confirm your situation with a cross-border CPA. Sources: IRS FIRPTA rules (15%, or 10%/0% for qualifying residence sales up to $1,000,000/$300,000); California FTB Form 593.
Where to buy
San Diego neighborhoods for international buyers
Seven areas buyers from abroad ask about most, from coastal second homes to lock-and-leave condos you can own from overseas.
Del Mar
Small beach city in North County- Beach lifestyle at a smaller scale
- Home of the Del Mar racetrack and fairgrounds
- Easy reach of coastal North County
Property typesBeach homes, view homes, condos
Coronado
Peninsula across San Diego Bay- Wide beaches and the Hotel del Coronado
- Quiet, walkable streets
- Bridge and ferry links to downtown
Property typesBeach cottages, estates, condos
Rancho Santa Fe
Private estates inland from the coast- Large lots and privacy
- Golf and equestrian properties
- Minutes from Del Mar's beaches
Property typesEstates and acreage
Carmel Valley
Newer neighborhoods inland of Del Mar- Master-planned communities and parks
- Sought-after public schools
- Close to the 5 and 56 freeways
Property typesSingle-family homes, townhomes
Downtown & Little Italy
City living on the bay- Walk to restaurants, the waterfront and Petco Park
- Close to the airport
- Building amenities and concierge
Property typesHigh-rise and mid-rise condos
University City
Near UC San Diego- Close to campus and research employers
- Shopping and transit nearby
- Strong rental demand from the university
Property typesCondos, townhomes, single-family homes
Not sure where fits?
Tell me how you'll use the home and I'll suggest two or three areas, with recent sales.
Borderless Experts
Interviews with the people buyers need
Conversations with the specialists behind a cross-border purchase. First episode: immigration.
For partner brokerages
Your clients' contact in San Diego
For colleagues around the world whose clients ask about buying in the U.S.
Shareable guides
Buyer guides and short videos you can send to clients at no cost.
Q&A calls
With your team, or directly with a client, in their time zone.
Vetted specialists
Introductions to attorneys, tax advisors and lenders who work with foreign buyers.
Updates start to close
You stay informed at every stage on any client you refer.
Start a conversation
Questions about buying in San Diego?
Clients and colleagues welcome. Reader questions become future guides.
CANADAMEXICOCHINAU.K.WORLDWIDE
brandon.white@pacificsir.comFree buying plan
Get your personal plan
Tell me where you're buying from, your budget and your timeline. I'll reply personally within one business day with a short plan: the steps, the team you'll need and the questions to settle first. No obligation.