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U.S. citizens and residents (green card holders) can purchase an apartment or house in Bulgaria without Bulgarian citizenship or a residence permit. For long-term living, you will need to obtain an appropriate visa or residence permit. Bulgaria is attractive for its more affordable housing and living costs, mild climate, and the opportunity to own property by the sea.
In recent years, U.S. citizens have shown a growing interest in purchasing property in Bulgaria. We've received an increasing number of requests from Americans looking for resort homes by the sea.
Who are our clients? These include U.S. citizens who:
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Want to affordably purchase a seaside home in Europe, enjoy many sunny days year-round, and live comfortably without financial worries (the income from renting out properties in the U.S. is sufficient for a carefree life in Bulgaria without financial concerns).
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Prefer not to pay annual property taxes (2–3% of the property value), as well as rising home insurance and HOA fees.
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Plan to enjoy inexpensive, delicious food by the sea during retirement, travel around Bulgaria and Europe, and improve their health in local sanatoriums (an American pension is sufficient for this).
The experts at BolgarskiyDom Agency have prepared this article to answer the following questions:
Can a U.S. citizen buy property in Bulgaria?
U.S. citizens and residents (green card holders) have the right to purchase an apartment or house in Bulgaria without any restrictions. There is no need to have Bulgarian citizenship or a temporary/permanent residence permit. However, if you plan to live in Bulgaria long-term, you will need to obtain a visa or residence permit. The process for obtaining a D visa and residence permit is quite straightforward.
Why should a U.S. citizen consider buying property by the sea in Bulgaria?
Brits, Irish, and Germans have been actively buying property on the Bulgarian coast for over 20 years. And now, U.S. citizens are taking interest as well.
Attractive seaside location
Purchasing property in Black Sea cities (Nessebar, Sunny Beach, Sveti Vlas, Burgas) offers a unique combination of access to:
Beautiful, clean beaches. The coastline from Burgas to Sveti Vlas is dotted with clean, well-equipped beaches (sunbeds, umbrellas, showers, changing cabins).
Bulgaria is one of the few European countries with a unique combination of sea and mountains.
Many beaches have been awarded the Blue Flag – an international quality symbol guaranteeing high standards of water and beach cleanliness.
Cultural, natural, and historical attractions. Nessebar is an ancient city listed as a UNESCO World Heritage Site. Nearby, there are many fascinating historical, natural, and architectural attractions. These include fortresses, caves, cliffs, and mountain lakes. If you decide to move to Bulgaria, you will certainly never get bored.
Bulgaria ranks third in Europe in terms of the number of cultural values and attractions under UNESCO protection.
Developed infrastructure. Shops, restaurants, entertainment centers, medical facilities, banks – everything is within reach.
“Prices in Bulgarian restaurants are significantly lower than in the U.S. While the average bill for a family of four in a U.S. restaurant is about $150, in Bulgaria it is around $50. Portions in Bulgarian restaurants are also very large. One salad is often enough for two people.”
Proximity to Turkey and Greece
From Burgas to Istanbul is less than 350 km. This is very convenient if you are interested in shopping. Prices for European brand clothing and shoes are significantly lower than in the U.S.
“The price difference in clothing and shoes in Turkey compared with the U.S. is significant. The savings can offset part of the cost of a family flight from the U.S. to Bulgaria.”
Near Burgas you can reach beautiful Greek beaches on the Aegean, Adriatic, Mediterranean, and Thracian coasts. Many of these beaches and coastlines are world renowned.
Flights from the U.S. via Istanbul
From Istanbul (located about 330 km from Burgas by road), there are regular direct and connecting flights to the U.S. You can choose a convenient flight option. About 12 hours on a plane and you are by the sea in your second home in Europe. This can play a key role in deciding to buy property on the Bulgarian coast.
Low cost of living
Prices for groceries, clothing and shoes, utilities, medical services, and medications are significantly lower than in the U.S. This is particularly attractive for retirees who plan to cover living expenses in Bulgaria with a fixed monthly income.
Favorable climate
Bulgaria has a mild subtropical climate. Winters are short and summers are not too hot, making living comfortable throughout the year.
The sea is calmer than the ocean and more comfortable for relaxing with children. There are many clean sandy beaches, as well as options for those who prefer rocky and pebble beaches.
Healthcare
Bulgaria is a leading spa center in Eastern Europe. There are many well-known balneological resorts with healing muds, thermal and mineral springs, as well as physiotherapy clinics.
Combined with the clean mountain-sea air and natural products, everything here contributes to health improvement.
Bulgaria ranks second in Europe in the number of hot mineral springs. One-third of the country is covered in forests.
Considering these factors, purchasing property on the Bulgarian coast and relocating for retirement can be an attractive solution for U.S. citizens who wish to enjoy beach relaxation, travel opportunities, and a comfortable life in Europe.
Purchasing Real Estate in Bulgaria by a U.S. Citizen – Main Stages
Initial Consultation
We get acquainted and clarify the desired characteristics of the property. We answer any questions you may have.
Selection of Options
We select the best options that meet your preferences. For the 3–4 properties you gravitate towards, we take videos, including the surrounding area.
On-Site Selection
We arrange a meeting at Istanbul airport and take you to the location. We view the apartments or houses you like, introduce you to the infrastructure, discuss the features of the area, explain the pros and cons of the property, and assist with hotel accommodation while you are viewing the options.
Reservation Agreement
We draft a reservation agreement and take the property off the market. This process takes 2 to 5 days.
We order a tax assessment, cadastral scheme, and a court certificate confirming the absence of encumbrances. This requires 5 to 30 days.
Transaction Completion
We sign the notarial deed – a document confirming property ownership. Within four working days, we register the property in court. We also register the property with Bulstat and the tax service.
“Remote property purchase in Bulgaria is possible. We will select 3–4 properties that meet all your requirements and wishes. We organize a virtual tour of them and walk around the neighborhood so you can see the streets and infrastructure.
Once you choose a property, we organize the deposit payment – $2,200. We prepare the package of documents. After transferring the full amount, we organize the signing of the notarial deed – a document confirming property ownership.”
Expenses When Purchasing Property in Bulgaria
Translator Services
From €50 to €100.
Communication with the notary and the process of signing the notarial deed are in Bulgarian. A translator is essential.
“We have our own translators. You will not need to look for a licensed specialist. We will take care of everything.”
Legal Services
From €300 to €500. This includes:
Representation by power of attorney (if necessary).
Drafting of the notarial deed.
Verification of the legal status of the property.
Registration in Bulstat.
In the USA, a small legal consultation costs $500. In Bulgaria, for this amount, you can pay for a full range of legal services necessary for purchasing real estate.
Mandatory Payments
Local tax – up to 3% of the property value.
Notary services – up to 1%.
Bulstat registration fee – 0.1% of the amount.
“The exact amount of expenses when purchasing property will be calculated only after preparing the document package, as it depends on several factors: the tax assessment of the property, the number of owners, and document translation.
However, it will definitely be much less than the expenses for purchasing property in the USA!”
Property Maintenance Costs in Bulgaria
Monthly payments for HOA, insurance, and property taxes in Bulgaria are much lower than similar expenses in the USA.
In Bulgaria, there are far fewer mandatory property payments than in the USA. If you are tired of numerous mandatory payments in the USA, you will find property ownership much more comfortable in Bulgaria.
Property Tax
The tax rate is 0.15–0.25% of the tax assessment of the property. It varies by region. For comparison, in the USA the property tax rate is 2–3%. With an average property price of $500,000, you could pay up to $15,000 annually.
If you pay by the end of April, a 5% discount is offered.
“Bulgaria and the USA have an agreement to avoid double taxation. You will not have to pay tax twice on the same income. However, you will still need to declare property in Bulgaria in your U.S. tax returns.”
Utility Services
Electricity (1 kWh) – $0.15;
Water (1 cubic meter) – $2.75.
Maintenance Fee
The maintenance fee is an annual mandatory payment that the property owner pays to the management company for maintaining the apartment complex.
The maintenance fee ranges from $8 to $25 per 1 m², depending on the range of services provided by the management company.
The maintenance fee in Bulgaria for a two-bedroom apartment 50–100 meters from the sea averages $70 per month.
In the USA – $600 for a two-bedroom apartment 1 km from the sea and $1,500–$6,000 on the first line.
How Many Days Can a U.S. Citizen Stay in Bulgaria?
Without a Bulgarian visa, a U.S. citizen with a valid passport cannot stay in Bulgaria for more than 90 days within a six-month period.
Any U.S. citizen intending to move to Bulgaria for more than 3 months and who does not otherwise have the right to reside in Bulgaria requires a type D visa.
To continue staying legally in Bulgaria, you need to obtain a residence permit.
Can I Quickly Sell Property in Bulgaria if Needed?
Yes, if you wish, you can sell your seaside property in Bulgaria. There is steady demand from British, German, and Italian buyers. In case of an urgent sale, we can help with a quick property buyout.
Frequently Asked Questions
Can a U.S. citizen buy property in Bulgaria?
Yes. As stated in the article, U.S. citizens and residents (green card holders) can purchase an apartment or house without Bulgarian citizenship or a residence permit.
Can property in Bulgaria be purchased remotely?
Yes. The article describes a remote purchase process: selecting several properties, viewing them by video, paying a deposit, preparing the documents, and completing the transaction.
What additional costs arise when purchasing property?
The article lists translator services, legal services, local tax, notary fees, and registration charges.
How long can a U.S. citizen stay in Bulgaria without long-term residence status?
The article states a limit of up to 90 days within a six-month period. For a longer stay, an appropriate residence status will be required.
What costs are there after purchasing property?
The main ongoing costs listed in the article are property tax, utilities, and, for properties in complexes, the annual maintenance fee.
Can the property be sold later?
Yes. The article notes that the property can be sold, and the agency can help arrange a quick sale if necessary.
