What French Real Estate Agents Won't Tell You (Even the English-Speaking Ones!)

When searching for your dream property in France, relying solely on real estate agents – even English-speaking ones – can lead to costly mistakes. As experts with experience in both American and French real estate markets, we've seen countless buyers struggle with misaligned expectations.

Why Your French Property Search Feels Frustrating

Many of our clients come to us after experiencing:

• Unanswered inquiries to French agents

• Vague or incomplete responses to basic questions

• A lack of attention despite being serious buyers

• Insufficient information to make confident decisions

You might wonder: "Why won't French real estate agents, brokers and realtors give me complete, accurate information?" The answer lies in fundamental differences between French and American real estate markets.

6 Critical Differences You Need to Understand as an American buyer in France!

1. Lower Housing Turnover

Properties change hands much less frequently in France than in the U.S., meaning agents have fewer listings and often cover wider geographic areas.

2. Non-Exclusive Seller Contracts

Unlike in America, French sellers typically work with multiple agents simultaneously and can sell privately. This limits an agent's willingness to invest time in educating potential buyers.

3. No MLS System

France has no Multiple Listing Service, meaning each agency only works with their own listings. Buyer representation agreements are rare – most agents are contractually working for sellers, not you.

4. Hyper-Local Knowledge

Though French agents are licensed nationally, most operate in extremely limited geographic areas. If you're exploring multiple regions, you become a high-risk, low-reward client.

5. Competing Priorities

French buyers require less education about the process, making them easier clients. For busy agents, international buyers who need extensive guidance often become lower priority.

6. The 40% FSBO Market

Approximately 40% of French properties sell without any agent involvement. Agents have little incentive to educate you on navigating these opportunities.

The "Independent" Advisor Myth

That "independent property consultant" you found? In France, "independent" often simply means "self-employed" rather than truly unbiased. Most are still affiliated with specific agencies and incentivized to focus only on their listings.

Even dedicated "buyer's agents" in France operate differently than in America. Without exclusive agreements, they're still in a race to close rather than a partnership to educate.

Take Control of Your French Property Journey

This is precisely why we created our truly independent advisory service. We provide:

1. Genuine Independence - No commission incentives tied to specific properties

2. Cross-Cultural Expertise - Deep understanding of both American and French systems

3. Complete Market Access - Including strategies for approaching the 40% of FSBO properties

4. Transparent Education - Even if it means suggesting you don't buy at all

Ready to Move Forward With Confidence?

With our guidance, you won't just be another foreign buyer hoping for the best. You'll approach the French property market with insider knowledge, able to:

• Access the entire market, not just agent listings

• Ask the right questions that reveal crucial information

• Negotiate effectively using French cultural norms

• Make confident decisions based on complete understanding

Take Your Next Step:

• Already started but stuck? [Click here] for personalized suggestions

• Ready to learn? Enroll in our online courses today

• Have specific questions? Book a one-hour consultation with our experts

Your dream French property deserves more than just hope – it deserves informed confidence.

The comprehensive guide to FSBO listings in France - How to find and contact French FSBO and save thousands in the process!!

What American Buyers and International investors Need to Know About "FSBO / For Sale By Owner" Properties in France

Are you dreaming of owning a slice of French paradise? Whether it's a cozy apartment in Paris, a rustic farmhouse in Provence, or a charming cottage in the Loire Valley, purchasing property in France can be both exciting and daunting. We get it!  We’ve been there!! We’ve helped many American buyers with this exciting but sometimes overwhelming dream!

One way to seriously improve your purchasing power for your dream French property might surprise you! No, it’s not just currency conversion from the dollar to the euro (although that helps!).  And no, it’s not just your negotiating prowess…

One sometimes overlooked but really powerful way to save potentially tens of thousands of dollars on your property purchase in France is… going direct!  Bypassing the real estate agent, broker or realtor altogether and contacting the seller direct for an FSBO listing.

But do French FSBO listings or For Sale By Owner properties even exist in France?  Our expert answer is a resounding YES! BUT, they do mean that the buyers need to be even more educated and knowledgeable on the pitfalls, common mistakes, and surprises they could face!

What Are FSBOs in France and Why Should American Buyers Care? – Real savings! Maximizing your French property purchase budget!

Let’s remind ourselves of the basics.  In the US, FSBO (For Sale By Owner) properties are sometimes referred to as "direct seller properties," "owner-sold properties," "seller-direct listings," or "homes for sale by owner" in American real estate terminology.  They are all saying the same thing - these are properties that sold directly by the owner without the involvement of a real estate agency.

With real estate agency / broker / realtor fees in the US being on average about 6%, purchasing an FSBO property can equate to substantial savings for the buyers.  You might even have purchased an FSBO property in the US previously and feeling confident about approaching a seller direct in France.  Or, you might have always used the services of a real estate agent in the past for your US property purchases, but for your French property purchase, you might be wondering how to maximize your budget and your purchasing power for your dream French property.  Well, this approach can help!

What Are FSBOs in France even called and are they popular?

So, the first question is do FSBO listings even exist in France?  After all, France has a reputation for being very bureaucratic and very paperwork driven.  Would French sellers even be open to selling property directly without the involvement of a real estate agent, broker or realtor? 

Well, here's the truth that may surprise you!

"40% OF ALL PROPERTY TRANSACTIONS IN FRANCE DON'T INVOLVE A REAL ESTATE AGENT AND ARE THEREFORE FSBO."

Surprised? Most American buyers in France are!!

That's right! While most American buyers automatically turn to real estate agency listings when it comes time to search for their dream property, you might be missing a trick!  And most importantly, you might be paying tens of thousands of euros more than you need to for your prefect French property! 

By comparison, in the USA, According to the NAR (National Association of Realtors) in the USA, FSBOs account for about only 6% of all property purchases in America! That’s certainly a significant difference!

As indeed, in France, a significant amount of all French property sales are private sales between buyer and seller without any real estate agency involvement at all – they are the equivalent of FSBO purchases.  In fact, an estimated 40% of French property happen directly between buyer and seller directly (with the obligatory involvement of at least one French notaire), bypassing agency fees entirely. 

In France, FSBO properties are sometimes referred to as “particulier à particulier” sales or “entre particuliers” or a sale that is “sans agence” and if you actually know where to look (more on that later!), there are lots of FSBO properties that are quite interesting, from the budget friendly to the serious budgets and even prestige properties!

Do we have your attention? Let’s talk numbers! With private sales in France being so common, what does this mean for YOU as a buyer in France? 

The Financial Advantage of FSBO in France: Breaking Down the Numbers

FSBO listings in France: For Sale By Owner French Properties - Recommended Resources to Find Direct seller properties / French FSBO!

Apr 15

You’re a potential buyer looking exploring the idea of purchasing your dream home in France… you might be wondering how to extend your purchasing power in France… how to effectively increase your budget for your French property purchase! Well… there is one obvious way that nobody else will tell you…… FSBO LISTINGS IN FRANCE!

*** TOP AMERICAN BUYER QUESTION ***: “Do For Sale By Owner listings exist in France?
Our answer - French FSBOs are more common that you might imagine! Here, we share our top resources where you can hunt for your perfect FSBO in France!

DO ANY OF THE BELOW SOUND FAMILIAR? TOP AMERICAN BUYER QUESTIONS FOR FINDING A DREAM PROPERTY IN FRANCE:

• Do FSBO listings exist in France?

• Where do I find French FSBO listings?

• Where can I find French For Sale By Owner properties?

• I want to find direct seller properties in France!

• What is the best website to find French seller-direct listings?

• Where is the best place to find French homes for sale by owner?

• It’s a lot of different ways of saying the same question - when it comes to French property listings, where do I find properties that sold directly by the owner without the involvement of a real estate agency?

  Are any of those questions * YOU * ?

  If yes then read on for our * EXPERT ADVICE* !

*** OUR EXPERT ADVICE TO AMERICAN BUYERS LOOKING FOR FSBO PROPERTIES IN FRANCE *** What surprises many American buyers is 40% OF ALL PROPERTY TRANSACTIONS IN FRANCE DON'T INVOLVE A REAL ESTATE AGENT AND ARE THEREFORE FSBO.

Surprised? Most American buyers in France are!!

“Want to know *OUR* top websites and search engines to find FSBO listings in France? Read on for our best expert recommendations for where to find French properties for sale direct by the owners! ”

— French Property Focus ** PRO TIP**

Our favorite resources to property hunt for French FSBO listings include:

• https://www.pap.fr/ (PRO TIP - this one is all FSBO listings)

• https://www.seloger.com/ (PRO TIP - shows a mixture of FSBO and real estate agent listings, but you can filter just for FSBO)

• https://www.leboncoin.fr/ (PRO TIP - shows a mixture of FSBO and real estate agent listings, but you can filter just for FSBO)

• https://www.green-acres.fr (PRO TIP - shows a mixture of FSBO and real estate agent listings, but you can filter just for FSBO)

If you’re finding it difficult to navigate, compared to what you’re used to in America - you’re not alone! Being an experienced buyer in the US does not translate to France. At French Property Focus we have experience of the US property market, and we currently work in the French property market.

If you’re interested in investing in yourself and finally getting the tools and knowledge you need to move forward with an FSBO property purchase in France, then our online course could be right for you!

Custom tailored to US buyers, our course focuses on optimizing your French property search from searching for French properties online, to learning the best websites to use (both French and English), to decoding the information in the property listings and more! We also cover the all important first contact with sellers direct and real estate agents (not all properties are sold direct!), to strategies how to get direct contact with the sellers, ethically and even templates to make that all important first contact!

The online course we’ve developed specifically looks at all areas of the search for a property in France.

• There is a lesson on where to search – including for FSBO properties.

• There is a lesson on how to decode the French language listings.

• There is a lesson on strategies when contacting FSBO listings.

• There is a lesson looking at some strategies you can use to help you with the viewing of FSBO properties.

• There’s even a lesson where we look at some chateaus that aren’t FSBO and I show you how you could potentially make them into FSBO properties.

You can do it – We’d love to help you get there!

“The potential savings from purchasing a FSBO property in France can be substantial. These savings
can often be tens of thousands of euros that could stretch your purchase budget for your French
property, help you budget for future renovations, or quite simply simply reduce your overall
investment.

We’ve helped many clients successfully find and purchase FSBO properties in France and we’re
confident we can do the same for you – we’d love to help you get the tools and knowledge to
pursue your dream French property purchase!”

— French Property Focus

Want to get more knowledgeable about purchasing property in France? Then connect us for expert advice and tips! Have specific questions? Let us know!

LEARN MORE ABOUT OUR ONLINE COURSE FOR AMERICAN BUYERS!

We are a small team of experts in French real estate whose mission it is to educate, assist and EMPOWER Americans looking to buy in France.

Follow us as we share our expertise with you! We will be sharing free advice, behind the scenes insights, real estate secrets, and the ultimate 100% only useful info guides, e-books and online courses / digital courses helping you get the insight, knowledge and confident to purchase in France.

Have questions about whether our course would be right for you? Get in touch! Send us an email and we’ll respond! If you’d like to schedule a complementary 15 minute call to clarify whether this course is right for you, just let us know! Zoom or Whatsapp is best! Lastly, if you think we can help, but your questions about purchasing French property are beyond our current online course, not to worry! We can book your own 1 hour custom tailored call during which you can ask us any question (big or small) for your French property search!

We’d love to hear from you! Contact us directly and take the first step toward your confident, informed French property purchase.

Top American Buyer Question about the French Real Estate Market - How long does it take to purchase property in France? How long is the French home buying process?

*** TOP AMERICAN BUYER SEARCHING FOR THE DREAM FRENCH HOME QUESTION ***

“How long does it take to purchase property in France? How long is the French home buying process?”

*** OUR EXPERT ADVICE TO AMERICAN BUYERS LOOKING FOR PROPERTIES IN FRANCE *** The reality is that purchasing property in France can take up to 3-4 months in total and even longer!! And the further surprise for many first time and American buyers is that the buyer’s ability to control or impact the time that the process takes is very limited, in direct contrast to the US. Read on for our full explanation!

*** OUR EXPERT ADVICE TO AMERICAN BUYERS LOOKING FOR PROPERTIES IN FRANCE *** What surprises many American buyers is the length of the whole purchase process in France. Purchasing property in France can take up to 3-4 months in total from when an offer is first accepted to completion when the funds are transferred and keys are handed over with proof ownwhership documents.

Sometimes, the process can be accelerated (within reason) and other times, the process can drag on for much longer (we've heard of purchases taking nearly 1 year!). Why? Well, that's a good question with a long and complicated answer!

First and foremost, busy notaire schedules can be a factor in the timing of a purchase process. This is not only includes further delays during some of the typical summer holiday periods (particularly July and August) or during the end of the year when the holiday periods of Christmas and New Year’s can wreak havoc on the schedules of property closings… Having said that, there are always exceptions and we have personally assisted a buyer with a closing on December 30th that involved 2 notaires!!

In addition, when there are two notaires involved in the property deal as is sometimes the case (one notaire working with the buyer and the second notaire working with the seller), there are two very full government representative schedules to contend with and that can lead to further delays.

The second reason for the length of the purchase process is all the other aspects of property purchases that are are a legal requirement in France, including the obligatory diagnostics checks, checks on septic tanks (and sometimes checks on mains drains connections for certain communes), legal checks to ensure that the property is free from any liens or mortgages, and inheritance issues.

The financing and personal situation of the buyer also can play a part in affecting the timing of the purchase process - for example, if the buyer needs a mortgage, that can further delay timing even if the mortgage is pre-agreed. If the buyer needs to complete the sale of another property in order to fund this purchase, then that also would certainly impact the timing of the purchase process.

Lastly, often times there are various preemption rights (rights of first refusal) for various entities in France that can be triggered for property sales - from preemption rights for communes, to farmers, to prefectures and departments. And each one of those rights has a process of contacting the relevant authority with the property paperwork and going through the necessary process and waiting period.

We could share pages and pages of real life examples of all of the above and certainly, a good notaire and a good real estate agent will help nagigate through those. But the bottom line is that as a whole, the process is certainly longer than would be in the USA and importantly, the specific timing is not always in the control of the buyer or seller. And more often than not, the process takes the time that it takes. And certainly it pays to be aware of the slower timeline that is typical in France and instead of being frustrated by it, embrace it as part of purchasing in another country with a different culture and a different way of doing things.

Want to get more knowledgeable about purchasing property in France? Then connect with us for expert advice and tips! Have specific questions? Comment below or email us at info@frenchpropertyfocus.com!

Don’t forget to join our Free Exclusive community so we can let you know by email of our latest expert advice, market insight, and new guides and even online courses coming very soon! We pre-release all our guides and courses first to our VIPs on our mailing list, providing first access often with an early bird discount code! So don’t miss out!

Who are we?!?

We are a small team of experts in French real estate whose mission it is to educate, assist and EMPOWER Americans looking to buy in France.  

We are sharing free advice, behind the scenes insights, real estate secrets, and the ultimate 100% only useful info guides and online courses helping you get the insight, knowledge and confident to purchase in France. 

What are your burning questions about purchasing in France?  Let us know!  

Is there MLS in France? Does the Multiple Listing Service system exist in France?

One of your top first time buyer in France questions just may be the following: Is there MLS in France?  

You’re a potential buyer looking exploring the idea of purchasing your dream home in France… Perhaps, you’re starting your property research in France and want to get familiar with the property prices and types. Or, perhaps you’ve been looking online for a while and want to get a handle on what the best website and source is for property listings in France. Maybe, you’re even at the stage of planning your viewing trip to France and want to know what new properties are on market.

*** TOP AMERICAN BUYER QUESTION ***  I want to buy my dream home in France! How do I find it? When it comes to buying property in France, is there MLS in France like there is in the US? 

*** OUR EXPERT ADVICE TO AMERICAN BUYERS LOOKING FOR PROPERTIES IN FRANCE *** France plays by its own rules!  The answer... is NO! There is no MLS like there is in the US! This is certainly one of the critical and surprising differences for many of our American clients - to find out that no, France does not have a Multiple Listing Service (MLS) system like we're used to in the US.  The reasons for this are numerous and historic. 

We can anticipate your next question, possibly, and NO… we certainly don't see this changing any time soon! There have been rumblings in the past in the French real estate market of introducing an MLS style system and previous attempts and discussions have not move forward. While the MLS system in the USA certainly does have its advantages and benefits, it does have its setbacks. And certainly, in France tradition and history are highly regarded and introducing a MLS-type system which would not only change the market dynamics but also the rules of play would be quite controversial. That’s a fact! And we don’t see that happening any time soon!

So rather than focusing on the why of why there is no MLS or wasting energy trying to predict if at some point an MLS system will be introduced in France, let's focus the way the French real estate market works now - there is no MLS. And what does this mean for YOU as a potential buyer looking to purchase property in France.  

France's lack of MLS for property sales creates some significant differences in how properties are listed and sold, especially compared to the US. 
This means that: 

(1) properties can be listed with multiple agencies simultaneously

(2) often, agencies only shows their own  listings and not those of other agencies

(3) there is no centralized database of all available properties

(4) sometimes, the same property might be listed at different prices with different agencies (yes, we've seen this!)

(5) often, French real estate agents don't share commissions or easily cooperate like in the US  

This lack of MLS system certainly does make things a bit more complicated and confusing for most American buyers.

It also means that the process of finding a property can seem more time consuming and overwhelming than in the US. All true! It does also underline the fact that it pays to do their own homework and research and get educated on purchasing property in France before taking the plunge! 

Want to get more knowledgeable about purchasing property in France? Then connect with us for expert advice and tips! Have specific questions? Comment below or email us at info@frenchpropertyfocus.com!

Don’t forget to join our Free Exclusive community so we can let you know by email of our latest expert advice, market insight, and new guides and even online courses coming very soon! We pre-release all our guides and courses first to our VIPs on our mailing list, providing first access often with an early bird discount code! So don’t miss out!

Who are we?!?

We are a small team of experts in French real estate whose mission it is to educate, assist and EMPOWER Americans looking to buy in France.  

We are sharing free advice, behind the scenes insights, real estate secrets, and the ultimate 100% only useful info guides and online courses helping you get the insight, knowledge and confident to purchase in France. 

What are your burning questions about purchasing in France?  Let us know!  

Top American Buyer Question about the French Real Estate Market - What does DPE mean in France and does it even matter? Is the energy efficiency rating of a property in France accurate?

*** TOP AMERICAN BUYER SEARCHING FOR THE DREAM FRENCH HOME QUESTION ***

Top Buyer “WHAT IS DPE in France and does it even matter?”

*** OUR EXPERT ADVICE TO AMERICAN BUYERS LOOKING FOR PROPERTIES IN FRANCE ***

Like many things in France, the answer to this common buyer question is - IT DEPENDS! The DPE absolutely matters!!  But then also not at all.... Let’s bust some jargon and demystify some French vocabulary and terms!

The DPE is often a multipage report that is created by a diagnostics expert who visits the property and measures and confirms its energy efficiency characteristics including points such as insulation, double pane / double glazing windows, heating and cooling systems and similar.  The two numbers that you'll often see on property listings are two ways of communicating the same general idea - providing potential buyers and tenants with a clearer understanding of the property's energy efficiency.  The full longer versions of the DPE reports often contain specific recommendations as to works that could be done on the property to improve the energy efficiency of the property.

The DPE (Diagnostic de Performance Énergétique) is a summary of the energy efficiency of a property and it’s a legal requirement for the seller or landlord for any property that is being rented (to a long-term tenant) or sold to provide this information to a potential tenant or buyer.  It is a legal obligation and it absolutely matters! But then also, it doesn’t matter at all! It depends!

The DPE rules are a moving target in France as the country aims to improve its own energy efficiency as a country and therefore, improve the energy efficiency of its property stock.  Some of the changing rules include requiring properties with very low DPEs to undertake additional reports (energy audits) at an extra cost that are more detailed versions of the DPE with even more specific recommendations on what potential owners could do to improve the energy efficiency of the property. 

Previously, DPE reports and their findings, associated numbers, and conclusions, were valid for 10 years as long as no changes were made to the property on anything related to the energy efficiency of the property (insulation, window / door changes, heating / cooling changes, etc.).. However, the rules change all the time.

The latest rule change has come out very recently that all DPEs that were completed prior to July 1 2021 are no longer valid and considered out of date.  It is actually illegal for any property to be marketed, promoted or listed for sale online without having a DPE that is more recent than that cut off date, although you do see this all the time…

And yet, despite its importance, the DPE like most reports and tools is just that - just a report and just one of the many tools that are in the toolkit to understand a property better.  The DPEs are sometimes of limited value of the diagnostics expert was not able to safely access all areas of the property, if they cannot verify certain aspects of the property without destroying it (checking for insulation behind finished walls is a classic example).  And most critically, it may surprise many buyers that the DPE is pure information for the benefit of the buyer.  It places zero obligation on the part of the seller or the buyer to actually do any works or undertake or invest in any of the recommendations that are outlined in the report.  It is pure information to be shared with a potential buyer as part of making an informed decision - nothing more and nothing less.

For some buyers, the DPE is absolutely critical.  For other buyers, it is just some information to be looked at quickly and ignored.  It really depends. Importantly (and we cover this critical point in one of our upcoming online courses), the detailed recommendations contained in the DPE report are just recommendations and advice - they are not an obligation.

Importantly, a low DPE (or lack of DPE as we note below in certain exceptions) can even impact the ability to obtain a French mortgage… certainly worth knowing if you are pursuing this option.

There are also very specific cases when a DPE isn't required (if the property is deemed too small, doesn’t have any form of fixed heating, or falls under a historical monument classification).

Want to get more knowledgeable about purchasing property in France? Then connect with us for expert advice and tips! Have specific questions? Comment below or email us at info@frenchpropertyfocus.com!

Don’t forget to join our Free Exclusive community so we can let you know by email of our latest expert advice, market insight, and new guides and even online courses coming very soon! We pre-release all our guides and courses first to our VIPs on our mailing list, providing first access often with an early bird discount code! So don’t miss out!

Who are we?!?

We are a small team of experts in French real estate whose mission it is to educate, assist and EMPOWER Americans looking to buy in France.  

We are sharing free advice, behind the scenes insights, real estate secrets, and the ultimate 100% only useful info guides and online courses helping you get the insight, knowledge and confident to purchase in France. 

What are your burning questions about purchasing in France?  Let us know!  

Top American Buyer Question about the French Real Estate Market - “I just want to look at all the property listings in France! Why is that so hard?!?” 

We get it! The struggle is real! We've been there!

*** TOP AMERICAN BUYER SEARCHING FOR THE DREAM FRENCH HOME QUESTION ***

Where is the central database for all properties for sale in France?!? I just want to look at the Zillow for France! 

*** OUR EXPERT ADVICE TO AMERICAN BUYERS LOOKING FOR PROPERTIES IN FRANCE ***

There is not one single dominant aggregator or central website / property portal in France that shows all properties for sale like there is in other countries such as the US.  According to the National Association of Realtors (NAR) in the USA, nearly all buyers - 95% by some accounts use online tools in their search process. And Zillow remains the top real estate website accounting for nearly 90 million monthly users.  

We hear you say - but surely.... Surely France has a Zillow equivalent... One central database where I can see a substantial majority of all properties for sale in the country.  Doesn't it?!?

Well, the short answer is - No!  Why?

Well, because things work differently in France! As we've heard again and again, "It's France! It's Complicated!" 

The French real estate system is highly decentralised - there are multiple agency websites, and other aggregator sites / portals that each show some of the available properties to sell, but not all; there are also introducer sites that act as introducers to various agencies.

Often, a property will be for sale with multiple agencies at the same time.  But there is no central database or portal or website that shows all properties for sale... it's just not how things work!

There are various databases and portals, but even the most popular ones only show about half of the properties for sale by some estimates. 

Want to get more knowledgeable about purchasing property in France? Then connect with us for expert advice and tips! Have specific questions? Comment below or email us at info@frenchpropertyfocus.com!

Don’t forget to join our Free Exclusive community so we can let you know by email of our latest expert advice, market insight, and new guides and even online courses coming very soon! We pre-release all our guides and courses first to our VIPs on our mailing list, providing first access often with an early bird discount code! So don’t miss out!

Who are we?!?

We are a small team of experts in French real estate whose mission it is to educate, assist and EMPOWER Americans looking to buy in France.  

We are sharing free advice, behind the scenes insights, real estate secrets, and the ultimate 100% only useful info guides and online courses helping you get the insight, knowledge and confident to purchase in France. 

What are your burning questions about purchasing in France?  Let us know!