DO I NEED TO BE A CITIZEN OR A RESIDENT TO PURCHASE A HOME OR PROPERTY IN SICILY?
 

No, you do not. 
 

WILL PURCHASING A HOME OR PROPERTY IN SICILY HELP ME OBTAIN CITIZENSHIP OR RESIDENCY?
 

No.  Owning a property in Italy does not make it easier to acquire citizenship or residency; however, owning a home in your own, familiar environment would make it more comfortable for you to achieve your residency status.

WHERE SHOULD I PURCHASE A HOME IN SICILY?
 

Unless you already have a personal connection to a town or region (i.e. your family is from a particular area), we encourage you to really ascertain what your interests are, the kind of lifestyle you would like to have, and what necessities mean the most to you.  Sicily is a very large and diverse island offering a variety of lifestyles and activities.  Make a list of what is most important to you and work from there.  Share these interests and needs with our team and we can help you narrow down areas that will meet your needs.
 

DO I NEED A REAL ESTATE AGENT TO PURCHASE A PROPERTY IN SICILY?

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No, a real estate broker is not required.  However, it is important to know that unlike the U.S. or other countries, there is no MLS in Italy and many agents do not share listings.  While we do not have any scientific proof, based on our experience and observations, we also guesstimate that about 30-40% of the properties are for sale by owner and are not listed online.  Should you decide to use an agent, keep in mind that they typically only show you the homes that they represent, so you may wind up missing out on a lot of properties.  Fees for agent services are usually paid by the seller and the buyer and can range anywhere between 3-6% of the purchase price.  Be careful as some agents may try to get a higher commission.
 

HOW DO I OBTAIN A MORTGAGE FOR A PROPERTY?
 

U.S. banks do not provide mortgages for overseas properties; however, some Italian banks will provide you with a mortgage.  Note that most will only allow you to borrow up to 50% of the purchase price and it is a very lengthy process similar to the States where you need to disclose financial documents, proof of income, assets, collateral, etc.  It is important to keep in mind that unlike the U.S., Italian banks do not pre-approve clients.  Only once the property is identified and the purchase price is negotiated will the bank start the process.  This could work to your disadvantage as the seller may not want to wait for several weeks, or months, to find out if you qualify for the mortgage which will hold up the closing date.

WHAT POTENTIAL PROBLEMS CAN I RUN INTO WHEN PURCHASING A PROPERTY?

 

As mentioned above, we want to make sure that the house is legal and does not have any outstanding financial issues like owed back taxes.  What we mean by the house being "legal" is that many Italian homes were renovated without proper permits or permission from the local municipality.  We can help you identify whether or not there are any outstanding issues.  Additionally, we want to check to make sure that there are not multiple owners of the property.  As an example, homes are typically handed down to next of kin, so the home could potentially be owned by several siblings - all of whom are required to sign off on the sale.  This could be very easy or this could create a major issue if one sibling does not want to sell (it is not majority rule - it has to be a unanimous decision).

One other thing to keep in mind.  If you identify a property that you would like to renovate or rebuild, it is imperative to do additional research.  In many historical districts, and there are many in Sicily, the local municipality will dictate what types of alterations can be made.  Adding additional doors or windows or enlarging windows are typically not allowed.  Also, while there may be a very small, old farmhouse on 20 acres of land, Italian law typically dictates that you can only rebuild to the original size.  So your dream of owning a 3,000 sq ft home on 20 acres in the Sicilian country-side may not be achievable.  There may also be restrictions which will determine whether or not you are allowed to install a pool.  Again, this is an area where we can help you to do the necessary research to understand what you can and cannot do before you purchase the home.

 

SHOULD I HIRE A HOME INSPECTOR?
 

Yes, absolutely.  This is not a common practice amongst locals; however, we strongly advise that you hire a third-party engineer and possibly a geometra.  You want to identify and choose your own engineer - not someone recommended by the realtor or seller.  An engineer is trained to look at the home from the inside out - plumbing, electric, insulation, materials used to construct the home, load bearing walls, the structure itself, etc.  He will be able to assess the quality of the work, the quality of the materials, and will communicate if everything is up to code and legal and if the footprint of the property matches what is in the records of the comune (city hall). 

A geometra, on the other hand, is a mix of a land surveyor and an architect.  He'll be able to communicate the condition of the surrounding land and communicate any issues (is this a flood zone, is the foundation appropriate for the land under the home, is it an earthquake zone, is ground water easily accessible, etc.).

If the seller and/or realtor refuse the request the allow an engineer to inspect the property, this is a bad sign and we recommend to not pursue the purchase.

NOTE:  When submitting an offer on a property, you must state that the purchase is predicated on the results of the report from the engineer and/or geometra and again, insist that the deposit goes to the notaio in case any issues arise prior to closing.

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ASSUMING EVERYTHING RUNS SMOOTHLY, HOW LONG DOES IT TAKE TO CLOSE ON A PROPERTY?
 

With the exception of securing a mortgage as outlined above, if you have cash on hand, you can expect to close in as little as 4-5 weeks or up to 8 weeks depending on the needs of the seller and any details that may need to be worked out.  This is also assuming that the house is legal and does not have any outstanding taxes, liens, or issues with the local municipality.

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SOME TIPS WHEN YOU ARE NEGOTIATING/CLOSING ON A PROPERTY:
 

Many Sicilians (and Italians in general) will do one of two things when they sell a property:

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1.  Remove everything that they can - this can include the entire kitchen, appliances, light fixtures, etc.

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2.  They will leave everything including all of their furniture and all of their junk in closets, garages, or basements

 

In order to save yourself from surprises during or after closing, make sure you understand what is being left behind and what is being removed.  If nothing is recognized in writing in a negotiation and reflected in the closing documents, you will have little to no recourse if the owner left you with a big mess to clean up, nor will you have recourse if the owner decided to remove everything that wasn't nailed down.  We would encourage you to extend these details for the land as well - you do not want the owner removing plants and you also do not want them leaving behind an old, rusty tractor either.

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HOW MUCH ARE MY PROPERTY TAXES GOING TO BE?
 

If this is your only home, or your "prima casa," and you are residing in Italy, you will pay 4% of the purchase price in taxes at closing and then no property tax thereafter, depending on location and property type. If this is a secondary, or holiday home, you will pay 10% VAT of the purchase price in taxes and 0.4% to 0.7% of the property's cadastral value each year in property taxes. Note that there is a wealth tax in Italy and if the property is deemed a luxury property, you can expect additional taxes to be paid.  Finally, individuals are exempt from capital gains tax five years after the purchase.  Should you choose to purchase a second home in Italy, your taxes on the second home will be 10% of the purchase price at closing and 0.4% to 0.7% each year thereafter (again, note the additional taxes if it is deemed a luxury property).

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ARE THE €1 HOMES A GOOD DEAL?  SHOULD I BUY ONE?

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This is a tough one, and unfortunately, the answer is 'maybe.'  These homes are typically offered in villages and towns that are losing population and have become somewhat decrepit.  Additionally, do not be fooled that you get a home for €1.  The local commune typically requires a certain amount for taxes and the home needs to be renovated and brought up to code in 3 years.  That may sound reasonable, but if you do not live in Sicily and due to the high demand for laborers with a government scheme created during Covid that's offering homeowners fat rebates for modernizing old homes and making them more energy efficient, it could be very difficult to find laborers to perform the necessary work.
 

WILL I MAKE A LOT OF MONEY RENTING OUT MY PROPERTY WHEN I AM NOT IN SICILY?

Again, this is another 'maybe.'  If you purchase a home in a popular area and it is well-maintained, there is a very good chance that you can make a nice passive income as each year passes.  However, if you purchase a home in a more rural area or less popular area for tourists, it's unlikely you will be able to rent the property for a week (or weeks) at a time.  Between management fees, booking fees, cleaning, wear and tear, utilities, insurance, taxes, maintenance, etc., it may not even be worth it to rent during your absence.
       *Ask about our estimated income-calculation exercise to help you decide what the property may generate

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VISITING SICILY?

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WHERE SHOULD I VISIT?

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Identify what interests and what activities are of most interest to you and how long you will be visiting the island.  What is most interesting to you?  Beaches, historical sites, wine tasting, etc.?  Do you want a more relaxed exploration or do you want to constantly be on the go?  Sicily is a very diverse island with cultural differences from region to region.  Keep this in mind when deciding where to visit.

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WHEN IS THE BEST TIME TO VISIT SICILY?

 

Similar to where should you visit Sicily, the best time of the year to visit Sicily depends on your interests and the activities you would like to participate in.  You can see what the average temperature and rainfall is in Sicily all year round by clicking here.  Note that there are many micro-climates in Sicily which will be more unpredictable during the winter months.  While the higher elevations tend to be cooler and more rainy during  the winter, do not be surprised if you go a few kilometers in any direction and have sunny skies.

A few things to keep in mind.  High tourist season is June through August with August being especially busy as many European nations have the entire month off for holiday.  You can expect large crowds at the beaches and popular tourist destinations and attractions.  Should you choose to visit Sicily December through February (great times to visit museums and historical sites with plenty of room to yourself), note that many family-owned restaurants and boutiques may be closed during this time. There are wonderful holiday markets through New Years; however, on January 6th, the Epiphany, many of the family owned businesses will close for several weeks.  Expect things to open in March and Easter typically marks the beginning of the new season. 

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WHEN SHOULD I PLAN MY TRIP TO SICILY?

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We recommend that you at least book flights, lodging, and a car (if you are renting a car) in as far in advance as possible.  This will not only save you on total costs, but it will also insure that you are not stressed trying to find accommodations or a car at a reasonable price.  Too often we read about tourists who visit thinking they will get accommodations or a rental car at the last minute, even though they booked their flights months in advance, only to realize that the accommodations they were hoping for are not available or that car rental prices are beyond their budget.

Booking tours and activities should be booked in advance as well.  The more popular the experience and/or guide, the farther out you should book the experience.

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DO I NEED TO RENT A CAR?

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While public transportation is widely available throughout the island, the frequency of service increases during popular months like July and August; however, outside of large towns or cities like Palermo, Catania, and Trapani, you can expect intermittent service that revolves primarily around commuting times and many visitors find the limitations restrictive to their exploration.

Should you decide to rent a car, if you are a U.S. citizen, you will need an international drivers permit to rent a car or provide to the police if you are pulled over.  You can obtain an international drivers permit by going to your closest AAA office where they will take your picture, review your U.S. drivers license, and provide you with the permit.  The process only takes about 10 minutes, the fee is $30, and the permit is good for a year. 

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CAN I USE CREDIT CARDS IN SICILY?

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While many places in Sicily accept credit cards, always ask prior to ordering food when you go to a restaurant.  In family-owned restaurants and shops, and especially outdoor markets, they will typically prefer cash, especially for smaller transactions.  Be sure to call your credit card company prior to visiting Sicily to alert them to the fact that you will be in Sicily so the card issuer does not deny a transaction.

Note that American Express is not as widely accepted as Visa or Mastercard in Sicily.

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WHERE SHOULD I CONVERT MY CURRENCY TO EURO?

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The answer here is, "it depends."  Some credit card companies do not charge foreign transaction fees and offer market exchange rates, so this is your best option for larger purchases.  For carrying around money, we recommend that you call your bank to alert them to the fact that you will be using foreign ATMs otherwise the ATM transaction will likely be denied.  Many find the rates with the ATM to be most cost-effective.  Exchanging currencies at the airport or hotels typically carry the highest fees.

CAUTION:  If you are paying by credit card and they offer you the "convenience" to charge in dollars instead of euro, do not take them up on the offer.  There is usually a hidden fee or markup for this "convenience" that goes directly to the merchant.  It's basically an easy way for them to overcharge you for your purchase.  Your credit card will automatically make the conversion for billing purposes, so this is not something that you should request or approve with the merchant.

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DO I NEED TO TIP FOR SERVICES IN SICILY?

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Sicily is not a tipping culture; however, as a tourist, should you decide to show some appreciation to your local hosts, this is a very loose guideline you can follow:

• When purchasing a coffee and some snacks, rounding up or leaving one euro will be appreciated.

• For larger tabs on a nice lunch or dinner, it is at your discretion as to whether or not you will leave a tip.   We recommend 5% cash as a nice gesture.

• For taxis, bellmen, or those who may go out of their way to help you, again, a euro or two is always appreciated. 

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WILL MY CELL PHONE WORK IN SICILY?

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The simple answer is yes, but call your cell provider prior to leaving to check on their policy.  There may be an overage on data or call minutes that will be quite expensive, while some providers have international packages that you can buy which are more economical.  You may also consider purchasing a pre-paid SIM card for your phone if it is unlocked to save even more money.

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A FINAL NOTE REGARDING HAIR DRYERS, CURLING IRONS, ELECTRIC SHAVERS...

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If you are visiting Sicily from the U.S., know that Italy and other European countries have different electric currents.  Your cell phone and tablet has a built in converter, but most other electronics do not.  Do not bring a hair dryer, curling iron, or a plug-in, electric shaver unless they are dual-voltage as most of them will short out and be ruined as soon as you plug them in, even with an adapter.  They run on totally different circuits and will be ruined as soon as you plug them in.  Contact your BnB host or hotel in advance and request a hair dryer; however, do not expect them to also provide a curling iron or electric shaver.

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