Why Americans are moving to Greece in 2026: costs, taxes and visas
Last updated: November 5, 2026
Americans are moving to Greece because it costs far less to live there, retirees can pay a 7% flat tax on foreign pensions, and there are simple visas for people who don't want to buy. In the second quarter of 2026, Americans were the top foreign buyers of Greek island homes, ahead of buyers from the UK, Germany, the Netherlands and France.
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Key takeaways
- A one-bedroom in central Athens rents for about $740 a month, against more than $4,400 in New York.
- Retirees who move their tax residence can pay 7% on foreign pensions for up to 15 years.
- You can live in Greece without buying, on the Digital Nomad Visa or the Financially Independent Person visa.
- Greece ranks 53rd on the 2026 Global Peace Index. The US ranks 134th.
- Greece has announced a 15% transfer tax for non-EU buyers from January 2027. It isn't law yet.
Is it cheaper to live in Greece than in the US?
Yes, by a wide margin. The biggest gap is housing, but everyday spending is lower too.
Monthly cost
Athens
New York
One-bedroom rent, city center
about $740
about $4,410
Before rent, a single person in Athens spends around €830 a month and a family of four about €3,000.
Example: a couple paying $4,410 a month for a one-bedroom in New York would pay about $740 in central Athens. That's $3,670 a month, or about $44,000 a year, that stays in their pocket.
Buying shows the same gap. The price of a median American home, about $417,500, buys roughly 130 m² (about 1,400 sq ft) at the Greek national average asking price.
How much tax do retirees pay in Greece?
Retirees who move their tax residence to Greece can pay a flat 7% on foreign income, pensions included, for up to 15 years. To qualify, you can't have been a Greek tax resident for 5 of the previous 6 years, and you must move from a country that has a tax treaty or tax cooperation agreement with Greece, as IMI Daily explains. Tax already paid abroad can be credited against the 7%.
People who move to Greece to work have a separate incentive: 50% of their Greek employment income is exempt for seven years.
Example: a retiree with €50,000 a year in foreign pension income pays €3,500 in Greek tax under the 7% regime.
Important for US citizens: you still file with the IRS wherever you live. How the two systems interact depends on your income types, so speak to a cross-border tax advisor before you move.
Can Americans live in Greece without buying property?
Yes. There are two main visas for people who don't buy, and a third route for buyers.
Route
Who it's for
Main requirement
Digital Nomad Visa
Remote workers employed or self-employed outside Greece
€3,500 a month after tax, +20% for a spouse, +15% per child
Financially Independent Person visa
Retirees and people on passive income
About €3,500 a month from pensions or investments
Golden Visa
Property buyers
From €250,000 (see the next question)
Example: a remote worker moving with a spouse needs €4,200 a month to qualify for the Digital Nomad Visa: €3,500 plus 20%.
How much is the Greek Golden Visa in 2026?
The Greek Golden Visa starts at €250,000, but only for specific property types. Most buyers need €400,000 or €800,000, depending on location, under the current tiers.
Minimum
Where it applies
€800,000
Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents
€400,000
The rest of Greece
€250,000
Converting a commercial building to residential, or restoring a listed building
Example: a €400,000 home in the Peloponnese qualifies. The same budget doesn't qualify on the Athens Riviera, which falls under the €800,000 tier.
One rule catches people out: a Golden Visa home can't be rented out short-term. Read our guide to Greece's Airbnb rules before you plan around rental income.
Is Greece safe for Americans?
Greece is considerably safer than the US on the main international measure. It ranks 53rd in the 2026 Global Peace Index, up two places. The US ranks 134th, down from 128th.
Getting home is easy too. In summer 2026, nine US cities had nonstop flights to Athens, about 9.5 hours from New York. And Athens gets around 2,800 hours of sunshine a year.
Where do Americans buy property in Greece?
Americans mostly buy in four areas, each for a different reason. Across all foreign buyers, most interest goes to the Cyclades, the Dodecanese and Crete, according to Spitogatos data.
Area
Why Americans choose it
Golden Visa minimum
Athens Riviera
City life by the sea, near the airport and international schools
€800,000
Crete
Space, a long season and year-round living
€800,000 (an island of more than 3,100 residents)
Peloponnese
Value: more house and land for the money
€400,000
Cyclades
The summer dream: Santorini, Paros, Naxos, Antiparos
€800,000 on Santorini, Mykonos and larger islands like Paros and Naxos; €400,000 on smaller ones like Antiparos
Will buying in Greece get more expensive for Americans?
Possibly, starting January 2027. In September 2026 the Greek government announced it will raise the property transfer tax for non-EU buyers from about 3.09% to 15%. It has been announced, not legislated, and it's not yet clear how purchases already in progress will be treated.
Example: on a €400,000 home, transfer tax is about €12,360 today. At 15% it would be €60,000, an extra €47,640.
Frequently asked questions
Can Americans buy property in Greece? Yes. US citizens can buy property in Greece. Some border areas, including several islands, need a permit before a non-EU buyer can complete.
Do I need to buy property to live in Greece? No. The Digital Nomad Visa and the Financially Independent Person visa both need about €3,500 a month in income. The Golden Visa is the route for buyers.
Do Americans living in Greece still pay US taxes? US citizens still file with the IRS. Whether you owe US tax depends on your income and the credits available, so get cross-border advice before you move.
What is the minimum investment for a Greek Golden Visa? €250,000 for commercial-to-residential conversions and listed-building restorations. Otherwise €400,000 in most of Greece and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands.
Can I rent out my Golden Visa property on Airbnb? No. Properties bought for the Golden Visa can't be used for short-term rentals.
Is the 15% transfer tax for Americans law yet? No. It was announced in September 2026 for January 2027 but hasn't been legislated. Until it is, the current rate of about 3.09% applies.
Thinking about the move?
BUY GREECE helps American buyers find, check and buy property in Greece, from the first shortlist to the keys. Book a free consultation and get a clear plan for your budget, your visa route and your timing.
- How long can Americans stay in Greece without a visa? Up to 90 days in any 180-day period across the Schengen area. Longer stays need a residence visa.
- How much does it cost to live in Athens per month? About €830 for a single person before rent, or €3,000 for a family of four, plus about $740 for a central one-bedroom.
- Can I buy property in Greece without being there? Yes, by signing through a Greek lawyer with a power of attorney.
- Do I need a Greek tax number to buy property? Yes, a tax number (AFM) and usually a Greek bank account, which a lawyer can arrange remotely.
Further reading from BUY GREECE®: check each guide’s sources, dates and assumptions before applying it to a property.
Market context and source definitions: Greek Property Monitor
Selected rule updates and their sources: Greek property law tracker
Purchase planning and professional checks: How to buy property in Greece
Explore the assumptions behind a rental scenario: Greek property ROI calculator
