The short answer is yes. US citizens can buy property in Bulgaria. The process is straightforward, the costs are genuinely low by any Western comparison, and Bulgaria joined the Eurozone in January 2026 — which means what Croatia buyers discovered in 2022 is happening in Bulgaria right now.
Our reels about £16,000 stone houses have been watched by hundreds of thousands of Americans. The questions are always the same: is it real, can I actually buy, and what is the catch? This guide answers all three.
How US Citizens Buy Property in Bulgaria
The process differs slightly from UK or EU buyers — but it is not complicated.
Apartments: US citizens can purchase apartments in Bulgaria directly in their own name, without any company structure. A straightforward process through a solicitor and notary.
Houses with land (the most popular option for rural buyers): US citizens purchase through a Bulgarian limited company called an EOOD. This is not complicated — it is a simple single-person company that your solicitor sets up for you. Cost: approximately $400–600. Time: 2–4 weeks. The EOOD then purchases the property, and you own the company. This is the standard, well-established legal route for non-EU buyers of houses with land.
Once the EOOD is registered, the buying process is identical to any other buyer: solicitor checks the title, preliminary contract is signed with a deposit (typically 10%), due diligence is completed, and the purchase happens at a notary office where the deed is read aloud and signed.
What Your Dollar Actually Buys
Rural Bulgaria has some of the lowest property prices in the EU. Here is what current listings show across the main regions:
Highest water risk districts — budget for borehole. Very affordable.
Most affordable in Bulgaria. Very remote. Winter road access varies.
Most popular with international buyers. Better infrastructure. Higher prices reflect this.
Mountain location. Good for those wanting altitude and cooler summers.
Premium for sea proximity. Still significantly cheaper than coastal prices.
All figures are approximate, for rural inland properties in need of some renovation. Better-condition properties cost more. Add 7–10% to any purchase price for total buying costs.
The 90-Day Rule and Living in Bulgaria
US citizens can enter Bulgaria without a visa and stay up to 90 days in any 180-day period. For a holiday home this works perfectly — three months per half-year is substantial time.
For longer stays, a Bulgarian residence permit is required. US buyers who purchase property through an EOOD can apply for residency as company directors. The sufficient means route is also available — showing adequate income to support yourself. Both require a qualified immigration solicitor.
The Eurozone Factor and Timing
Bulgaria adopted the euro in January 2026. This is significant for US buyers because the dollar-euro exchange rate now directly determines your buying power — there is no longer a separate lev currency risk. More importantly, when Croatia joined the Eurozone in 2023, property prices in popular areas rose sharply within months. The same pattern is playing out in Bulgaria now. This does not mean prices will definitely surge — but the window between overlooked and discovered is one of the most important timing factors for overseas property purchases.
What to Check Before Buying
The questions that matter most and that most online resources do not answer honestly:
Water supply. Our infrastructure research shows water loss rates of 60–79% in the most affected Bulgarian districts. In plain terms: some villages have water available only a few hours per day in summer, or rely on aging pipes that fail regularly. This varies village by village. Always ask residents directly, never just the agent.
Winter road access. Some villages in the Rhodopes and higher Balkan regions become difficult to access in heavy snow. If you plan to visit in winter or live there year-round, this matters significantly.
Hospital distance. The Complete Bundle includes a full infrastructure report covering hospital distances by region and village. This data comes from our own research and is not available elsewhere in English.
The Complete Guide for US Buyers
The Buyer's Bible covers the full buying process specifically by nationality — including the EOOD setup, the notary process, and the checks US buyers need to make before signing anything.
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Frequently Asked Questions
Yes. US citizens can freely purchase apartments in Bulgaria in their own name. For houses with land — the most popular choice for rural buyers — they purchase through a Bulgarian limited company (EOOD), which costs approximately $400–600 to set up and is the standard legal route for non-EU buyers.
Rural stone houses in Bulgaria start from approximately $20,000 in inland regions requiring renovation, rising to $40,000–$100,000 for more habitable properties. This is significantly lower than comparable rural properties in Western Europe or the US.
US citizens can visit Bulgaria visa-free for up to 90 days in any 180-day period. For longer stays, a residence permit is required. The most common routes are the sufficient means route (showing adequate income) or residency through company directorship of a Bulgarian EOOD.
Bulgaria is a full EU member with established property law. The buying process through an independent Bulgarian solicitor and notary is legally sound. As with any overseas purchase, due diligence on title, water supply and property condition is essential.
Budget the property price plus approximately 7–10% for buying costs (EOOD setup $400–600, solicitor $600–1,800, notary fees 0.1–0.3%, transfer tax ~3%, agent fee 2–3%). For a $20,000 property, total budget approximately $22,000–$24,000.