What International Buyers Need to Know About a System Designed Without Buyer Representation
Buying property in France continues to attract international buyers seeking stability, lifestyle, and long-term value. In 2026, the legal foundations of the French property system remain solid and protective, yet the practical experience of buying — particularly for North American buyers — often proves more complex than anticipated.
While the process itself is transparent and well regulated, the way properties are accessed, shown, and negotiated reflects a system that was never designed with buyer representation in mind. Understanding this distinction is essential before embarking on a purchase.
A Structured Legal Process, but a Fragmented Market
From a legal perspective, France offers one of the most secure property transfer systems in Europe. Contracts are formalised, timelines are defined, and transactions are overseen by a notaire, a public official responsible for ensuring compliance and legal certainty.
However, unlike North America, France does not operate a centralised Multiple Listing Service (MLS). Properties are not pooled into a single shared database. Instead, the market is fragmented across thousands of independent estate agencies, each representing sellers exclusively and each controlling access only to its own listings.
For buyers unfamiliar with this structure, the distinction becomes apparent very quickly.
Preparing to Buy: Budget, Financing, and Expectations
As in any market, buyers must begin by defining their budget. In France, the purchase price is accompanied by additional costs, including notaire fees, taxes, and potential renovation expenses. In 2026, notaire fees on older properties typically remain around 7 to 8 per cent of the purchase price.
Financing is available to non-residents, although lending criteria are often more conservative. Deposits of 20 to 30 per cent are common, and lenders expect detailed documentation well in advance of contract signing.
At this stage, many buyers feel well prepared. It is usually only when they begin searching for property that the practical challenges emerge.
Searching for Property: The Reality Behind the Listings
Property searches in France are conducted through online portals and local agencies. While these platforms give the impression of broad market access, they do not reflect the reality of how properties are shown.
Each estate agent represents the seller, not the buyer. Agents typically show only their own listings, or, in the case of larger brokerages, properties held within their internal network. Cooperation between agencies is limited and often discouraged by commission structures and long-standing professional practices.
As a result, buyers searching independently are required to contact multiple agencies, often dozens within a single region. For each agency, a separate buyer dossier must be opened, including identity documents, proof of funds, and financing information. Approval to view properties can take days or weeks, and there is no guarantee that access will be granted.
It is not uncommon for buyers to spend weeks navigating administrative steps only to view one or two properties, each sourced from a different agency.
Making Offers in a Seller-Driven Framework
Once a property is identified, offers are submitted through the listing agent. Negotiations are conducted with the seller’s interests in mind, as the agent’s legal duty is to the vendor.
While offers are not legally binding until a compromis de vente is signed, the absence of a buyer representative can place international buyers at a disadvantage when assessing value, conditions, or negotiation strategy — particularly in unfamiliar regions.
From Compromis to Completion: A Secure but Inflexible Timeline
The signing of the compromis de vente marks the transition from intent to legal commitment. Once executed, and following the statutory cooling-off period, the buyer is bound by the contract unless specific conditions apply, most commonly related to mortgage approval.
The notaire then undertakes due diligence, verifying title, planning compliance, and legal status. This phase is thorough and largely procedural, typically lasting several weeks.
The process concludes with the acte de vente, at which point ownership transfers and the buyer receives the keys.
From a legal standpoint, the system functions well. The challenge lies not in the law, but in access.
Why the Process Often Takes Months — or Years
For international buyers working alone, the absence of a centralised listing system means that finding the right property can take months, and in some cases years. Each new search involves new agents, new files, and repeated explanations.
Even experienced buyers often underestimate the cumulative time spent coordinating viewings, qualifying listings, and navigating agency boundaries. The process is not inefficient by accident — it reflects a market structured around seller representation, not buyer advocacy.
A North American Buying Experience in a French System
This is where a dedicated buyer agent fundamentally changes the experience.
Working exclusively for the buyer, SHOKO provides a North American–style representation within the French framework. Rather than limiting viewings to a single agency’s inventory, SHOKO identifies all properties that meet the buyer’s criteria, regardless of which agency holds the listing.
Each property is pre-qualified. Listing agents are contacted individually, the buyer’s commission structure is clearly explained and agreed upon in advance, and viewings are coordinated centrally. The buyer deals with one representative, one strategy, and one point of contact.
Because SHOKO handles qualification, outreach, and negotiation, what might otherwise take months can often be reduced to a matter of days. Buyers are shown relevant properties efficiently, without the administrative burden of opening multiple dossiers or negotiating access independently.
SHOKO works in collaboration with EXPERTIMO, ensuring professional compliance, local expertise, and access to a broad national network — while maintaining complete loyalty to the buyer.
Conclusion
Buying property in France in 2026 is legally secure, well regulated, and ultimately rewarding. However, the process is not designed to be intuitive for international buyers, particularly those accustomed to buyer representation and shared listings.
Understanding the structure of the market is essential. For buyers who wish to move efficiently, view the full market, and make informed decisions without unnecessary delay, dedicated buyer representation is not a luxury — it is a practical solution.
For those considering such an approach, working with SHOKO transforms the French buying process into a clear, structured, and genuinely buyer-focused experience.