'You did WHAT??!!' Was a typical response from people when we told them we purchased a house in Sicily. Buying real estate in a foreign country is not for the faint of heart, but purchasing a property in Italy is on another level. We were able to make it through relatively unscathed with the help of my native Italian speaking husband, a ton of patience, and a trusted team to help navigate the Italian bureaucracy. Here's how we did it.

How We Found Our House

We went to Italy a few times, and we realized that Sicily would be the perfect place to retire. We knew we wanted to be near the water. Our debate was originally between Siracusa/southeast side of the island and Palermo in the northwest. So we started to look at properties online.

To narrow our search, we knew we needed a list of what we want and what we really need.

Make a List

"I can totally see myself sitting here, having my morning coffee, or enjoying a glass of wine in the evening."

9 out of 10 prospective buyers on HGTV's House Hunters International ☺

When Domenico and I would daydream about our perfect 'HGTV House Hunters International' home, we started to make our list.

2-3 Bedrooms
1-2 Bathrooms
Oceanview
Internet Service
Space for an Office
Conveniently located near an international airport
Good weather
Close to a big city, not in a big city but closeby if you want to go to big theaters, events, etc.
Low cost of living
Near the water/beautiful beaches
Lots of restaurants and cafes within walking distance
Proper size town filled with Italian charm and friendly people
Outdoor space

The last thing on our list was outdoor space, which was of particular importance to my husband, Domenico. Enjoying his 'morning cappuccino or a glass of wine' on a micro Juliet balcony just big enough for a tiny bistro chair was not going to cut it. Domenico was looking for a spacious outdoor area.

Finding Your Property

We looked at several local real estate websites to get the flavor of the real estate market in the towns we were interested in. We mainly used www.immobiliare.it and www.idealista.it. Be warned - These sites may not be what you are used if you are in the US/UK.

For example, 80% of the photos are usually of the exterior of the house and not of the interior rooms. This is most likely because it's a fixer-upper, which is the norm. If there are interior shots, be prepared - these are not usually staged or inviting, professional photos. You will need to use your imagination. This seems obvious, but do not buy a house sight unseen. Always visit the property yourself and get a complete walkthrough of the property. Our focus was on overall square footage, layout, and location.

You may have read in the paper or seen on the news all the houses for sale in Sicily selling for 1 EUR. I wholeheartedly support the effort of the local governments to help revitalize these incredible treasures! We ruled out all the 1 EUR houses currently for sale in Sicily because we wanted to be close to the beach and close to the friends we had made during our travels to Sicily.

We recommend spending at the very least 2 weeks renting and living like a local in your desired location, even if you think you found a property. Ideally, a few months if you are so lucky!

Real estate in Italy is the most significant asset for most Italians, primarily because of the culture of inheritance over the generations. As a result, homeownership in Italy is high at over 74%, but in Sicily, it is over 84%. People tend to inflate the initial list price of most properties because of this. That generally means there is always room for negotiating the price down. Italians don't really follow real estate rules for establishing a value of the property, such as using comparable listings and sales. 99% of the time, owners give a personal idea of an amount that really doesn't match the size, location, or actual condition of the property.

Build Your Team

It is important when you are building your team that you seek out trusted, local experts.

Notaio or Notary

A Notary in Italy is a public official and specialized counselor trained in all matters of Italian Law. Ideally, try to find one that speaks English or your preferred language if you are not a native Italian speaker. A Notaio is meant to be a neutral party there to guarantee that the Italian Law is protected. Their primary function is to be sure of:

confirm ownership of the property
determine if the property is free from debts/liens
responsible for legally closing the deal

The buyer is responsible for paying their fees at the closing, so be sure to shop around for your Notary. The cost of their services ranges from 1% to 3% of the property value.

Geometra/Engineer/Architect

A Geometra most closely relates to a surveyor in English. We used a Geometra because they can perform many of the responsibilities of an engineer or architect necessary to purchase a property at half of the cost. They are responsible for inspecting and examining your property. Their role is significant throughout the lifecycle of your project - from purchase to renovation. It would be best if you had a qualified, reliable local geometra throughout the purchase process.

A Geometra is responsible for getting the local permits and approvals for renovation and construction projects. Our Geometra acted as our Project Manager as well. You will likely need an engineer and/or an architect to sign off only for significant structural projects if it is required. A good Geometra will be able to recommend people that they have worked with before and trust.

Lawyer/Avvocato

Although not necessarily required to hire a lawyer from the beginning, I would recommend it. The real estate agent is working for the seller. It is, therefore, essential to have someone acting on your behalf. It would be best if you had a lawyer to make the formal offer as well. Again, shop around the cost of a lawyer varies from 1 to 3% of the transaction.

Final Thoughts

Be prepared to deal with long, drawn-out processes and Italian bureaucracy if you need to do construction and/or need a mortgage. If you can fully fund your purchase without a mortgage - even better. If do you need a mortgage, remember that Italian Banks are the only institutions that will supply a mortgage in Italy these days post-2012. I think I spent an entire day at the bank signing my name just to open a bank account. I remember opening my first bank account as an adult in college at a folding table on campus on my way to class, where it took about 10 minutes.

In the end, we did decide to purchase a fixer-upper. Our renovation went quite well (of course over budget) and was finished in record time. More on that in our next blog post!

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How We Found & Bought Our House In Sicily