Yes, US citizens can buy apartments and houses in Argentina without residency, on the same terms as other foreigners. The Argentine side works like any foreign purchase: a local tax ID, an escribano, and a USD closing. The US side is where Americans differ: there is no US–Argentina income tax treaty, rental income goes on your US return, and Argentine bank accounts can trigger FBAR.
Last updated September 24, 2026 · Part of the Foreign buyer guide
Can Americans legally own property in Argentina?
Argentina's Constitution gives foreigners the same civil rights as citizens, including the right to own, buy, and sell real property. There is no separate approval for US buyers of city apartments or houses, and you do not need a visa or residency to hold title. The details of the Argentine process are in the foreign buyer guide and the short answer in Can Americans buy property in Argentina?.
Two property types need extra screening for every foreign buyer, Americans included: rural land, which falls under the Rural Land Law (Ley 26.737), and properties inside the border security zone, which need prior approval from the Ministry of the Interior. Both are explained in Can foreigners buy land in Argentina?.
No US–Argentina income tax treaty
Unlike Canada and the UK, the United States has no comprehensive income tax treaty with Argentina. Argentina does not appear on the IRS list of treaty countries. The two countries signed a Tax Information Exchange Agreement in December 2016, which lets the tax authorities share information but does not reduce tax rates or assign taxing rights.
In practice this means Argentina taxes income from Argentine property under its own rules, and the US taxes the same income because it taxes citizens on worldwide income. The main tool against double taxation is the US foreign tax credit, covered below.
US reporting: what you do and do not have to file
Owning a property directly, in your own name, is not a reportable financial account. What triggers filings is the money around the property and the way you hold it.
| Situation | FBAR (FinCEN 114) | Form 8938 (FATCA) |
|---|---|---|
| Apartment or house held directly in your name | Not reportable | Not reportable |
| Argentine bank account used for closing or rent | Reportable if all foreign accounts together exceed $10,000 at any time in the year | Reportable above the Form 8938 thresholds |
| Property held through an Argentine company (S.A. or S.R.L.) | Company accounts may be reportable depending on your signature authority | The company interest is a specified foreign financial asset, valued including the property |
Form 8938 thresholds in 2026
Form 8938 only applies once your specified foreign financial assets pass these values. Directly held real estate does not count toward them.
| Filer | End of year above | Or at any time above |
|---|---|---|
| Living in the US, single or married filing separately | $50,000 | $75,000 |
| Living in the US, married filing jointly | $100,000 | $150,000 |
| Living abroad, single or married filing separately | $200,000 | $300,000 |
| Living abroad, married filing jointly | $400,000 | $600,000 |
Renting it out: Schedule E, depreciation, and the foreign tax credit
Rental income from an Argentine property is reported on Schedule E in US dollars, just like a US rental. Expenses such as management fees, repairs, building expenses (expensas), and Argentine property taxes are deductible against it.
Depreciation is slower than at home. Foreign residential rental property must use the Alternative Depreciation System: 30 years for property placed in service after 2017, instead of the 27.5 years used for US rentals.
Argentine income tax paid on the rent can be credited against your US tax on Form 1116. Only income taxes qualify. Argentine property taxes (ABL, Impuesto Inmobiliario) and the wealth tax (Bienes Personales) are not creditable, although property taxes are deductible on Schedule E. The small de minimis exemption that lets some taxpayers skip Form 1116 does not apply to rent received directly from a tenant. How Argentina itself taxes rent paid to foreign owners is covered in rental rules for foreign owners.
Selling later: capital gains and the home sale exclusion
When you sell, the US taxes the gain measured in dollars: basis converted at the purchase-date rate, proceeds at the sale-date rate. Because most Argentine property is bought and sold in USD, currency effects are usually small, but a CPA should confirm the numbers for your deal.
If the Argentine property was your principal residence for two of the last five years, the Section 121 exclusion ($250,000 single, $500,000 married filing jointly) applies just as it would to a US home. Argentina's own tax on the sale and how to get the money out are covered in selling property in Argentina from abroad.
Estate planning
US citizens are subject to US estate tax on their worldwide estate, so an Argentine property counts toward your estate. For 2026 the basic exclusion is $15,000,000 per person. Argentina has no national inheritance tax, but Buenos Aires Province applies a tax on free transfers of assets located there, and Argentine forced-heirship rules can apply to Argentine real estate. Plan the title structure with both a US estate attorney and an Argentine escribano before closing.
Practical checklist for US buyers
Most problems we see are timing problems, not legal barriers. Sort these out before you sign a reservation.
- Get your Argentine tax ID (CUIT) early; it is needed for the deed. Since March 2026 foreigners get a CUIT instead of the old CDI, usually through a local representative with a power of attorney.
- Decide how funds reach the closing: wire to an Argentine account, or a USD cash closing arranged through a bank. Budget for wire fees and keep every receipt for your US basis.
- If you open an Argentine account, calendar the FBAR deadline (April 15, automatic extension to October 15).
- Model rent after Argentine withholding, management, and the 30-year depreciation schedule before comparing it to a US rental.
- Estimate closing costs with the calculator and read taxes and closing costs.
- Buying does not give residency; see does buying property in Argentina grant residency?.
Questions buyers ask
Do I need to be in Argentina to buy?
No. Many US buyers sign through a power of attorney (poder) granted before a notary in the US, apostilled, and used by a trusted representative in Argentina. Ask the escribano for the exact wording before you sign it.
Do I report my Argentine apartment on the FBAR?
Not if you own it directly. The FBAR covers financial accounts, so an Argentine bank account is reportable once all your foreign accounts together exceed $10,000 at any point in the year.
Is there a US–Argentina tax treaty?
No income tax treaty is in force. The two countries have a Tax Information Exchange Agreement signed in 2016. Double taxation on rent is handled through the US foreign tax credit.
Can I get a mortgage in Argentina as an American?
Rarely. Argentine mortgage lending to non-residents is very limited, so most US buyers pay cash or finance from home, for example with a HELOC on US property.