By Susan Breitenbach
Buying a luxury home in the Hamptons from outside the U.S. can feel overwhelming—but it doesn’t have to be. I’ve helped international buyers from all over the world navigate this process, and I understand the details that matter most when you're purchasing from abroad.
Whether you're looking for a waterfront retreat, an income-producing estate, or a long-term investment, I’ll guide you through every step so you can buy confidently, even from across an ocean.
Key Takeaways
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International buyers can purchase in the Hamptons with no citizenship restrictions.
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Legal and financial preparation is key for a smooth transaction.
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Working with a local expert helps avoid delays and missed opportunities.
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Luxury properties may be available off-market—especially for serious buyers.
Yes, You Can Buy Here Without U.S. Citizenship
One of the most common questions I hear is whether international buyers can legally purchase property in the Hamptons. The answer is yes—there are no citizenship or residency requirements to buy real estate in New York.
What to Know About Legal Eligibility
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No U.S. Residency Required to Purchase
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Financing Is Available, But Often Requires Larger Down Payments
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Ownership Can Be Personal or Through a Legal Entity
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Visa Not Required to Purchase, But May Affect How the Property Is Used
That said, understanding how property taxes, income reporting, and ownership structure affect your investment is crucial. I connect clients with local attorneys and advisors who specialize in international real estate transactions.
Prepare Financial Documentation in Advance
In a competitive market like the Hamptons, you’ll need to act fast when the right home becomes available. Whether you’re paying cash or financing, preparation is key. U.S. banking and lending institutions have specific documentation requirements for foreign buyers.
What You’ll Need to Provide
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Proof of Funds or International Bank Statements
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Letter of Reference From a Bank or Financial Institution
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ID Documentation for All Buyers or Entity Members
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Source of Funds Explanation (when applicable)
I work with buyers and their legal teams to prepare documentation that meets both seller expectations and regulatory standards.
Understand the True Costs of Buying
Beyond the purchase price, there are several transaction-related costs to plan for. These vary depending on whether you’re buying in your name or through an LLC, and whether the property is new construction or resale.
Common Costs for International Buyers
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New York State Transfer Tax
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Attorney Fees and Title Insurance
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Mansion Tax (1% on purchases over $1 million)
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Escrow Deposits and Currency Conversion Fees
I’ll help you break down these numbers in advance, so you know exactly what to expect—no surprises. If you sell the property in the future, foreign ownership may also trigger U.S. tax withholdings, which I help clients plan for with their tax advisors.
Work With a Local Expert Who Understands the Market
Luxury properties in the Hamptons can move quickly, and the most desirable ones often trade off-market. As an international buyer, it’s critical to work with a local agent who understands not just pricing, but strategy, access, and negotiation.
How I Help International Clients
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Preview Properties and Provide Virtual Tours
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Coordinate With Attorneys, Advisors, and Lenders
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Provide Real-Time Market Intel and Negotiation Support
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Access Off-Market Listings and Pocket Opportunities
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Guide You Through Inspections and Contract Timing
Having someone on the ground who can act quickly in your best interest makes a significant difference—especially when time zones and travel delays are involved.
Know What You Want, But Be Ready to Adapt
The Hamptons market is driven by lifestyle, not just square footage or finishes. International buyers often come in with a strong vision—but local conditions (zoning, availability, and design trends) may shift your strategy. I help clients align their priorities with what the market offers right now.
Factors to Be Flexible About
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Location Trade-Offs (beach proximity vs. privacy)
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Architectural Styles That Fit the Area
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Pool and Guest House Permits or Limitations
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Rental Rules by Township
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Timing Around Seasonal Inventory
When you’re open to expert feedback, you often end up with a better fit than you originally imagined.
Plan for Ownership and Management
Whether you're using the property seasonally or full-time, you'll need to plan for property care and access when you're not physically present. Many of my international clients use their homes for a few months a year and rent or simply hold them the rest of the time.
Services You’ll Likely Need
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Property Management and Maintenance
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Landscaping and Pool Care
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Security System Installation and Monitoring
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Housekeeping and Pre-Arrival Preparation
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Rental Management, If Applicable
I connect buyers with trusted vendors and service providers so that ownership feels seamless—even from a different continent.
FAQs
Can I Get a Mortgage in the U.S. as an International Buyer?
Yes, though the process takes more time and usually requires a larger down payment. Several U.S. lenders have programs specifically designed for non-resident buyers.
Do I Need to Be Present to Close on the Property?
No. Most closings can be done remotely with proper legal authorization. I guide clients through every step and coordinate with their legal teams to make it easy.
Can I Rent the Property If I Don’t Use It Year-Round?
In many areas, yes—but each village and town has specific rental regulations. I’ll help you understand what’s permitted based on the location of your property.
Contact Me Today
If you're an international buyer considering a home in the Hamptons, you deserve expert guidance, local insight, and real-time support from a professional who understands both sides of the process. I’ll help you navigate every legal, financial, and logistical step with clarity and confidence.
Reach out to me, Susan Breitenbach, and let’s talk about how to find the perfect luxury property in the Hamptons—no matter where in the world you’re starting from.
Reach out to me, Susan Breitenbach, and let’s talk about how to find the perfect luxury property in the Hamptons—no matter where in the world you’re starting from.
