Cross-Border Buying and the New Visa Landscape: What Global Buyers Should Know in 2026

The framework for cross-border real estate acquisition is in a period of meaningful transition. The Agency's 2026 Red Paper Mid-Year Report identifies the convergence of ancestry visas, residency-by-investment programs, and currency dynamics as creating a notable window of opportunity — both for foreign buyers considering US real estate assets and for American buyers exploring ownership opportunities internationally. Jean Baptiste Rugiero navigates this landscape regularly with internationally mobile clients, and the practical implications of this shift are worth understanding carefully.

These cross-border questions are ones JB works through regularly with clients relocating capital and family life to Los Angeles, through his international clients practice.

The Convergence Creating the Current Window

The Red Paper identifies three forces converging to create the current cross-border opportunity. Ancestry visas, which allow individuals with generational ties to specific countries to establish residency pathways, have gained renewed attention as buyers seek flexible mobility structures. Residency-by-investment programs, which link real estate acquisition to residency status in a growing number of jurisdictions, have expanded in scope and geographic availability. And currency dynamics — including a weaker US dollar relative to select international currencies — have altered the calculus for buyers on both sides of the transaction.

Together, these forces are reshaping who is buying where, and why. The buyer profile for cross-border acquisition is evolving — and buyers who understand the full landscape of options available to them are making decisions that combine lifestyle, mobility, and long-term positioning in ways that were structurally more difficult to achieve even a few years ago.

It is important to note that residency programs, visa structures, and the legal framework for property ownership vary significantly across jurisdictions and change over time. None of what follows constitutes legal or immigration advice — we strongly recommend speaking with a qualified legal or financial advisor for guidance specific to your circumstances before making any decisions based on these considerations.

What Foreign Buyers Should Understand About US Real Estate Access

For international buyers considering the United States — and Los Angeles and Beverly Hills specifically — the current environment offers a combination of factors that are drawing sustained global attention. The currency environment has made US assets more accessible to buyers holding stronger foreign currencies. The depth and stability of the US real estate market, particularly at the luxury level in established markets like Beverly Hills, continues to appeal to buyers seeking a credible long-term position. And the lifestyle proposition of Los Angeles — climate, infrastructure, and cultural connectivity — remains compelling for internationally mobile buyers considering a primary or significant secondary residence.

For non-resident buyers, the acquisition process in the US involves several considerations that differ from the domestic buyer experience. Entity structure for holding the property, the tax implications of non-resident ownership at the state and federal level, and financing options available to international buyers are all areas where early engagement with the appropriate advisors makes a meaningful difference. The process is navigable — but it rewards preparation.

Access to the Los Angeles and Beverly Hills luxury market as an international buyer also benefits from working with an advisor who is experienced with the specific profile of internationally mobile buyers — who understands the considerations that matter to this buyer profile and has the relationships to facilitate access to inventory, including off-market opportunities, that are relevant to serious global acquirers.

What American Buyers Should Know About International Acquisition

The Red Paper's observation about Americans exploring ownership abroad reflects a trend that has been building across several years. A combination of factors — including the appeal of residency-by-investment programs, lifestyle considerations in specific international markets, and a reappraisal of where and how high-net-worth individuals want to structure their global footprint — is producing meaningful interest in acquisition outside the United States.

Markets including Europe (where several countries offer residency pathways linked to real estate investment), the Caribbean, and select Asian destinations have seen sustained interest from American buyers at the luxury level. The appeal varies by market: some buyers are drawn primarily by lifestyle; others are evaluating a residency pathway as a mobility tool; and some are approaching it as a portfolio diversification strategy.

Legal and regulatory frameworks for property ownership, residency implications, and tax treatment differ significantly across international jurisdictions — and the landscape is in flux as individual countries adjust their programs. Engaging with legal and financial advisors who specialize in cross-border acquisition in the specific target market is not optional; it is the foundational step in any international acquisition process. We recommend doing so before rather than after identifying a specific property.

Los Angeles as a Global Anchor in a Cross-Border Portfolio

For globally mobile buyers assembling a cross-border real estate portfolio, Los Angeles — and Beverly Hills specifically — occupies a particular position. It is not simply a US investment or a lifestyle property. It is a globally recognized address with structural characteristics — land constraint, architectural depth, climate, and privacy infrastructure — that distinguish it from most markets in the world.

Buyers who hold properties across multiple international markets consistently identify the Beverly Hills and Los Angeles market as one with a long-term stability and global identity that supports its role as an anchor in a diversified international portfolio. That positioning is not guaranteed to translate to financial return — real estate involves risk and outcomes are never certain — but the structural characteristics of this market are a meaningful reference point for buyers thinking about cross-border allocation.

Jean Baptiste (JB) Rugiero's Advisor Perspective

Jean Baptiste Rugiero's background is inherently cross-border. He works with internationally mobile clients navigating both inbound acquisition in Los Angeles and, where relevant, the broader question of how a Los Angeles property fits within a global real estate picture. The current convergence of visa programs, currency dynamics, and expanded cross-border opportunity that the Red Paper identifies is consistent with what he observes in client conversations across markets.

Jean Baptiste (JB) Rugiero's practical approach is to help international buyers understand not just the property opportunity in Los Angeles, but the full context of what acquiring here involves — from the legal and financial structure of the transaction to the practical considerations of living, investing, or maintaining a significant secondary residence in this market. That broader advisory perspective, rather than a narrow focus on the transaction, is what produces good outcomes for internationally mobile buyers over the long term.

JB Rugiero works with cross-border buyers through The Agency's global network. He recommends all international buyers engage qualified legal and financial advisors at the earliest stage of the acquisition process, before identifying a specific property.

Frequently Asked Questions

What should international buyers know before purchasing luxury real estate in Beverly Hills or Los Angeles?

International buyers considering a Beverly Hills or Los Angeles luxury acquisition should engage qualified legal and tax advisors early in the process — before identifying a specific property. Key considerations include the structure through which the property will be held, the tax implications of non-resident ownership at the state and federal level, and financing options available to buyers who are not US residents or citizens. The process is well-established and navigable, but the structure decisions made at the outset have long-term consequences that are worth understanding thoroughly before committing to an acquisition.

Are residency-by-investment programs still available for buyers considering the United States?

Residency and immigration pathways linked to investment in the United States exist in various forms, but the specifics of program availability, qualifying investment levels, and processing timelines are governed by federal immigration law and are subject to change. We are not positioned to provide immigration or legal advice, and we strongly recommend consulting a qualified US immigration attorney for current, accurate information about any residency or visa pathway relevant to your specific situation and nationality.

What makes Los Angeles an attractive anchor in a cross-border real estate portfolio?

Los Angeles and Beverly Hills offer a combination of structural characteristics that buyers assembling international real estate portfolios consistently find relevant: genuine land constraint in premier neighborhoods, architectural depth and scarcity at the luxury level, year-round climate, and a globally recognized address. These characteristics do not guarantee financial outcomes — all real estate involves risk — but they reflect the enduring appeal that has drawn globally prominent buyers to this market across generations. For internationally mobile buyers looking for a long-term, stable anchor in a US market, the Beverly Hills and Los Angeles luxury market has a strong foundation of structural support.

Related reading: Why International Buyers Are Returning to LA and How Climate Migration Is Reshaping Luxury Real Estate.

Final Thought

The cross-border acquisition landscape in 2026 is more dynamic than it has been in some time. The convergence of visa programs, currency dynamics, and expanded international buyer interest that The Agency's Red Paper identifies creates a genuine window of opportunity for buyers on both sides of the transaction. Navigating it well requires preparation, the right legal and financial advisors, and a clear understanding of what each market can realistically offer.

The information provided in this blog is for educational and informational purposes only and does not constitute legal, financial, immigration, or real estate advice. Real estate ownership structures, residency implications, and legal frameworks vary significantly across international jurisdictions. Always consult a qualified legal or financial advisor for guidance specific to your situation before making any decisions.