Note
Americans owning property in Spain: visas and stays
Quick answer
A home does not give an American a right to stay. Visits follow the short-stay rule, longer stays need a visa or permit, and the property investor route was repealed in April 2025. The non-lucrative visa suits people with means who do not work.
Applies toAmerican owners and buyers who want to spend more time in Spain.
On this page: 10 sections
§ 1The starting point
A home in Spain gives an American a place to stay but no right to stay. The immigration rules treat the owner as any other non-EU national. This page applies them to Americans, as part of the chapter in American buyers in detail. The detailed explanations are in the residency section.
§ 2Visits
For short stays, the European Commission states the rule as a maximum of 90 days in any 180-day period, counted across the Schengen area on a rolling basis. Check the entry rules for your own passport with the Spanish consulate before you travel, since they depend on nationality. Keep a log of your days and use the Commission’s calculator. The residency section explains the count.
§ 3Longer stays
A stay longer than the short-stay limit needs a visa or permit. The consulate information states that the non-lucrative visa requires means of 400% of the IPREM for the main applicant plus 100% of the IPREM for each family member, health insurance from an insurer authorised in Spain, and that it does not allow work. Americans with independent means who do not work may consider it. Work and study routes have their own conditions.
§ 4No visa through property
The investor route for property was repealed with effect from 3 April 2025, according to the government’s release. A purchase therefore gives no right to live in Spain. A home may help show where you will live, but it does not replace the conditions of a route.
§ 5Tax residence
Spending most of the year in Spain can make you tax resident, with Spanish tax on worldwide income as well as US tax on your worldwide income. The tests are explained in the residency section. Plan the tax position before you move. The US layer is in the rules on US tax for Americans abroad.
§ 6Documents
Keep your passport, NIE, deed and records of your days together. If you apply for a visa, you will need apostilled documents with sworn translations, as the legal-process section explains for other documents from abroad.
§ 7Family members
Each traveller counts separately. A spouse with another passport may follow different rules, and children travel on their own documents. If you bring a pet, check the health and identification rules well ahead, since they differ from those for people.
§ 8If you overstay
Staying beyond the limit can bring fines, a ban on future entry and trouble with later visa applications. Do not treat the limit as flexible, and ask the consulate before you travel if your plans are near it.
§ 9Practical steps
Decide whether you want visits, part-time living or a move. Check the route with the consulate or an immigration lawyer. Appoint tax advisers in both countries. And buy the home for the reasons that make sense without a visa.
§ 10More on this topic
The rules on taxes for American buyers explains the Spanish side of tax for American owners and the rules on the US-Spain tax treaty explains the treaty and what to ask.
The rules on FBAR and Form 8938 explains the foreign account reports and what is not reportable.
FAQRelated questions
Can I live in my Spanish home year-round?
Not without a visa or permit. Visits follow the short-stay rule across the Schengen area. A longer stay needs a route open to you, such as the non-lucrative visa if you have the means and do not work. Apply before you travel.
Did buying a home ever give a visa?
Until 3 April 2025 there was an investor route for property above a threshold. It was repealed, so a purchase does not give a visa now. Existing holders should check their position with the authorities.
Do I need to check the entry rules for my passport?
Yes. Rules depend on nationality and change. Check the Spanish consulate or the Schengen information of the European Commission before you travel, and keep proof of your dates.
Sources
- Gobierno de España: El 3 de abril entra en vigor el fin de las Golden Visa (official source, opens in a new window), Government press release, 2 April 2025Last checked 17 October 2026
- Ministerio de Asuntos Exteriores: Non-working residence visa (consulate information page) (official source, opens in a new window), Requirements, means, insurance, validityLast checked 17 October 2026
- European Commission: Short-stay calculator (official source, opens in a new window), The 90/180 ruleLast checked 17 October 2026
Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.