Most problems we see with American buyers aren’t about whether they’re allowed to buy — that part is settled (see our guide on reciprocity). They’re about process. Three mistakes come up again and again.
1. Treating the real estate agent as their legal advisor. A good agent finds you the right property and negotiates price. In Italy, agents generally aren’t permitted to give legal advice, and it isn’t their job to protect you on contract terms, title issues, or tax exposure. Buyers who rely only on the agent for “everything” often find out too late what wasn’t covered.
2. Underestimating total costs. The purchase price is not the budget. Registration tax, notary fees, and agency commission typically add 10-16% on top for a non-resident buyer. Buyers who budget only for the sale price get an unpleasant surprise at closing.
3. Signing the compromesso before due diligence is done. The preliminary contract is binding. Buyers under pressure to “secure the deal” sometimes sign before a lawyer has checked cadastral records, liens, and ownership — and inherit problems that were entirely avoidable with a two-week delay.
All three are avoidable with the right advice at the right time. Talk to us before you’re mid-negotiation.