You’ve spent the day wandering sun-drenched alleyways, sipping rosé at lunch on the promenade or kicking back at a beach club with your feet in the sand, already picturing your new life. You’ve toured the dream property. The terrace has the view, the shutters are just weathered enough, and the espresso machine in the kitchen practically whispered “bonjour” when you walked in.
It’s time to write an offer.
While the ambiance is relaxed, the process isn’t one to take lightly. especially when you’re playing in a market as nuanced (and occasionally opaque) as the French Riviera.
Here’s what you need to know.
📄 Writing the Offer: The Basics
Once you’ve identified the one, the first formal step is submitting your offer to purchase, ideally in writing and with a few strategic decisions already made:
1. Offer Price: This is where you start playing chess, not checkers. There’s often room to negotiate, but properties priced right in hot markets move fast.
2. Notary Selection: This is not optional. In France, a notaire (a government-appointed legal official) oversees the sale—not a lawyer. Pro tip: choose a notary who speaks your language (literally and figuratively) to avoid misunderstandings and keep things moving.
3. Key Dates: Once the offer is accepted, you’ll typically aim to sign the “compromis de vente” or “promesse de vente” within two weeks. But this is France, and timelines stretch. If your notaire is slow or distracted, the deal can stall—so work with someone proactive.
💰 The 10% Rule + Currency Strategy
At the signing of the compromis/promesse, you’ll need to wire 10% of the purchase price into escrow. If you’re buying from abroad, get your foreign exchange sorted in advance. Do not rely on your bank’s default rates. A good forex broker can save you thousands, and get the funds there on time.
🧠 Smart Tricks to Save on Notary Fees
Here’s where it gets interesting. In France, notary fees typically hover around 7–8% of the purchase price. On a €1,000,000 home, that’s about €80,000. Yes, you read that right.
But there’s a way to trim that number.
👉 Offer to pay the agency fees separately.
Let’s break it down:
– List price: €1,000,000
– Agency fee: €60,000 (usually built into the list price)
– Net price: €940,000
– If you pay the €60K agency fee directly, the notary calculates fees on €940K—not €1M
– Savings: ~€5,000 off the top
That’s your closing dinner, a few key upgrades—or let’s be real—a killer bottle of vintage Champagne.
Even better? This tactic reduces your property tax bill over the long term, since your official purchase price is lower. This is a perfectly standard practice on the French Riviera—despite the listings often saying “agency fees included” or “à la charge du vendeur.” In reality, the buyer always covers those fees, one way or another.
Be the smart buyer. Separate the agency fees.
Final Thought
This isn’t just a property, it’s your lifestyle shift, your sunny chapter, your barefoot coffee on a terrace with a view. But that dreamy future starts with savvy decisions and the right guidance.
Stay tuned this month as we unpack more insider tips, hidden savings, and local intel on buying French property the right way.
And yes, if you’re thinking of making a move, I know the right notaries, forex brokers, and negotiation strategies to make it seamless. DM me.
Sunset’s calling, and your next move starts with one smart offer.
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