By Asher McInerney | Realtor on the Riviera
If you’re an American dreaming of owning a home in France, you’re not alone. Whether it’s a pied-à-terre in Nice or a seaside villa in Théoule-sur-Mer, the appeal is undeniable. But what many buyers don’t realize, until it’s too late, is that the French real estate market is not just different from the U.S. system. In many ways, it’s the wild west.
I’m writing this not to discourage anyone from buying in France, but to pull back the curtain on some common practices that, if done in the U.S., would be flat-out illegal.
1. Bait-and-Switch Listings Are Everywhere
Many listings online are not actually available. They’re used as bait, desirable properties priced just right to trigger inquiries. Once you reach out, the agent tells you it’s “already under offer” or “just sold” and then attempts to steer you to something else. This is a lead-generation tactic, not legitimate marketing, and in the U.S., it would be a clear violation of advertising laws.
2. Dual Agency… With Zero Disclosure In France, it’s common for the same agent—or agency—to be involved on both the buyer and seller side of the transaction. What’s not common? Transparency. Unlike in the U.S., where dual agency is heavily regulated and requires clear, written consent from both parties, the French system offers no such safeguards. Many buyers have no idea the agent showing them a property is also being paid by the seller—and may not be incentivized to fully represent the buyer’s best interests. Without disclosure requirements, this creates serious conflicts of interest that U.S. buyers are often shocked to discover, after the deal is done.
3. Kickbacks from Loan Brokers and Currency Traders
This one’s more subtle, but just as serious. Some agents funnel clients to specific mortgage brokers or currency exchange services, not because they’re the best, but because they pay a referral fee. And those kickbacks? They’re rarely, if ever, disclosed. In a cross-border transaction, especially one involving currency exchange, even a small change in rate can cost you tens of thousands.
4. No Centralized MLS, No Standardization One of the biggest shocks for American buyers? There’s no centralized MLS in France. No Zillow. No Redfin. No single source of truth. Instead, properties are often listed across multiple agencies, each with different photos, different descriptions, and sometimes even different prices.
Why the discrepancies? It often comes down to varying commission structures and a lack of communication between agents. It’s not uncommon to see the same property staged differently, priced inconsistently, and presented with conflicting details, all depending on who’s advertising it.
Some homes are never published publicly, available only within tight agency networks or shared discreetly among a handful of brokers. In this fragmented, unregulated system, it’s easy to miss opportunities, or worse, overpay.
Buyers are left stitching together partial truths from half a dozen websites and hoping they haven’t missed something crucial. That’s not transparency. That’s a maze.
5. What You Can Do About It
It’s not all doom and gloom. You can still buy safely and wisely if you work with someone who understands both systems. Someone who is representing your interests, not just trying to push a deal through.
I’ve built my practice around advocating for American buyers in France, navigating this system with full transparency, and protecting my clients every step of the way. Because when you’re spending millions, or even just your hard-earned savings, you deserve nothing less.
Final Thought:
Just because something is “how it’s done in France” doesn’t mean it’s right or in your best interest. Ask questions. Demand clarity. And don’t settle for anything less than full, ethical representation.
Let’s connect. If you’re thinking about buying in France, I’m happy to offer a no-pressure consultation or walk you through what to expect.
Visit [www.ashermcinerney.com] or email me directly at amcinerney@groundmatrix.com to get started.
