Analysis on Italy's property markets, tax programmes, buying process, and residency options — written from an American buyer's perspective, attributed to a named expert, updated as the landscape changes.
Peak weeks command 6,000 to 70,000 EUR, but the season is 18 to 20 weeks and the entry prices are steep. The honest net yield math after fees, Italian tax, and maintenance on a Costa Smeralda villa.
September 2026Personal name, a US LLC, or an Italian SRL: how each structure actually performs on liability, tax, and inheritance for American buyers, and why Italy does not treat a US LLC the way the IRS does.
September 2026What happens when an American sells property in Italy. The five-year plusvalenza exemption, the 26% substitute tax, US reporting obligations, currency risk, and how to move the proceeds home.
September 2026Italy's Investor Visa requires 250,000 to 2,000,000 EUR across four routes, none of which is real estate. How it works, the nulla osta process, and how it compares to Elective Residency and the Digital Nomad Visa.
September 2026A region-by-region guide to Italy's short-term rental rules for American owners. National CIN registration, Florence's Centro Storico ban, condominio restrictions, and where the rest of Italy actually stands.
September 2026What it actually costs to live in Italy month to month in 2026, from groceries and healthcare to transport, distinct from property carrying costs. Milan and Rome vs Sicily and Calabria, and how income thresholds for residency visas compare to reality.
August 2026Italy's Digital Nomad Visa requires roughly 28,000 EUR in foreign remote-work income, not passive income. How it differs from Elective Residency, what it actually costs, and why the 7% flat tax does not apply to it.
August 2026Both qualify for Italy's 7% flat tax. Both offer entry prices under 100,000 EUR. Sardinia and Calabria compared on price, lifestyle, infrastructure, and which buyer profile fits each.
August 2026Sardinia splits into two unrelated markets: inland Blue Zone villages under 100,000 EUR with 7% flat tax eligibility, and the Costa Smeralda, one of Europe's most expensive coastal markets. Which fits which buyer.
August 2026Article 24-bis now costs 300,000 EUR per year for new applicants. The break-even math against ordinary Italian rates, grandfathering rules, and why this regime only makes sense above roughly 700,000 EUR in foreign income.
August 2026Calabria qualifies for the same 7% flat tax as Sicily at 10 to 20 percent lower prices. Tropea, Scilla, and Gerace compared, the buying process, and the honest trade-offs of a thinner support market.
July 2026Americans can buy Italian property without traveling to Italy via a procura speciale. The document must be notarised, apostilled by the relevant state authority, and translated into Italian. How the process works, who to appoint, apostille timelines by state, and the six mistakes that stop transactions.
July 2026Americans can get an Italian mortgage -- but LTV is capped at 50 to 60 percent for non-residents, processing takes 60 to 120 days, and the bank appraisal can derail a deal. Why most American buyers use cash, and when a US-based HELOC or portfolio loan is a better route than an Italian bank.
July 2026Americans who rent Italian property owe tax in two places. Italy takes cedolare secca at 21% on gross rental revenue. The IRS wants the income on Schedule E. How the Foreign Tax Credit reduces double taxation -- and what the compliance infrastructure looks like.
July 2026Every American-owned property in Italy pays IMU annually. Non-residents cannot qualify for the prima casa exemption. How to calculate your 2026 bill by region, the June 16 and December 16 payment deadlines, and how to pay from the United States.
July 2026Every American buying property in Italy needs a codice fiscale before any transaction can proceed. What it is, what it is not, how to get it free through the Italian consulate, and why you should have it before you start your property search.
June 2026The notaio is a neutral state officer who does not represent the buyer. The five-stage buying process from codice fiscale to rogito, due diligence requirements, and full transaction cost breakdown for American buyers.
June 2026IMU, TARI, insurance, utilities, maintenance reserve, commercialista fees, property management. Real numbers by region so there are no surprises after closing.
May 2026Your US will does not automatically govern Italian property. Forced heirship, the EU succession election, inheritance tax rates, and what to do before you buy.
May 2026The most overlooked European tax advantage for Americans. Who qualifies, which municipalities, and the 10-year window most advisors are not discussing.
May 2026Sicily has the 7% flat tax and entry from €150,000. Tuscany has the farmhouse dream and no tax programme. A direct comparison for the buyer evaluating both markets simultaneously.
April 2026Italy caps income tax at €100K/year on all foreign income regardless of amount. Why PE and finance professionals are leaving London for Milan, the property market, and what the move actually costs.
April 2026US reporting obligations do not stop at the border. What Americans with Italian bank accounts, rental income, and property must file with the IRS every year — and the penalties for missing it.
March 2026D7 Visa versus Elective Residency. IFICI versus the 7% flat tax. Algarve versus Sicily. A structured comparison for the American buyer weighing both markets simultaneously.
March 2026Scale and liquidity versus scarcity premium. The Trastevere short-term rental market versus the Oltrarno acquisition difficulty. Which city suits which buyer.
February 2026Peak-week rates, management costs, heritage zone renovation constraints, and why the access reality should be assessed before any offer is made.
February 2026Why Como trades at a 40 to 70% discount to equivalent Swiss lakefront. The €100K flat tax framework at this price point. How the private market actually works.
January 2026Income requirements, documentation, the commune registration process, the path to permanent residency, and why the Italian process differs from Portugal's D7.
January 2026The Chianti corridor versus the Val d'Orcia. What renovation really costs. What the rental yield reality looks like. And who this market actually suits as a financial decision.
December 2025Step by step from accepted offer to deed. The notaio's role, the compromesso, transfer taxes, the power of attorney option, and what a realistic timeline looks like.
December 2025The programme is real. The renovation obligations are also real. Full breakdown of which municipalities participate, what the commitments involve, and who it actually suits.
November 2025The most underreported European tax advantage for Americans. Full explainer covering qualifying municipalities, income categories, the application process, and what the IRS still requires.
November 2025
Peter Tumbas · Berkshire Hathaway HomeServices New England Properties
Every article on this platform is written and attributed to Peter specifically. The platform exists to give serious American buyers the same analytical framework that private wealth offices use — without the gatekeeping or conflicts of interest. More about Peter →
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