Buying Land in the U.S.: On Your Own or With Help?
Buying land in the USA as a group can be a strategic opportunity, but beware of tax pitfalls. This article guides you in structuring your purchase with friends or family, in complete safety, with the expertise of LandQuire.
By Thibaut Guéant, co-founder and CIO of LandQuireUpdated on 14-minute read
Table of Contents
A French citizen can purchase land in the U.S., either in his or her own name or through a U.S. LLC. There are two options available: buying directly or investing with professional guidance.
In real time, you choose the plot, verify it, sign the purchase agreement, and manage it remotely.
With our support, you invest in a dedicated entity that purchases the parcel, obtains the necessary development permits, and resells it.
According to the USDA, farmland will be worth an average of $4,500 per acre in the United States in 2026, and $3,100 in Texas. Here are the steps involved in each path and what sets them apart.
In a nutshell
- Farmland is worth an average of $4,500 per acre in the United States, $3,100 in Texas, and $9,150 in Florida (USDA, July 2026).
- A foreign national who purchases agricultural land must report it to the USDA within 90 days, or face a fine of up to 25% of its value (USDA, 2024).
- A high-risk flood zone (zones A and V on federal maps) has a 1% annual risk of flooding (FEMA).
- All Texas insurance companies charge the same title insurance rate, and the premium is paid only once, at closing (Texas Department of Insurance, 2025).
- Texas property tax is a local tax: the assessed value is determined as of January 1, and the tax is generally due by January 31 of the following year (Texas Comptroller, 2026).
- When a foreign seller resells the property, the buyer generally withholds 15% of the price and pays it to the U.S. Internal Revenue Service (IRS, July 2026).
Can a French citizen buy land in the U.S.?
Yes. Like any international investor, a non-resident of France can purchase land in the U.S. in their own name or through an LLC (limited liability company).
The owners of an LLC are called members. It shields this property from your other assets; its tax treatment differs in France and the U.S.: read our guide to forming an LLC in the U.S.
Agricultural land is subject to a rule specific to foreign nationals. As the USDA reminds foreign investors, it must be reported within 90 days of purchase.
Which lands must be reported to the USDA?
The return (Form FSA-153) applies to land of 10 acres or more used for crop production, livestock, or forestry, and to agricultural leases of 10 years or more.
A missing, late, or inaccurate declaration can cost up to 25% of the property's value.
If your tax residence is in France, the France-U.S. tax treaty allocates tax liability between the two countries and prevents double taxation.
How to Buy Land in the U.S. Directly, Step by Step?
Throughout the process, you handle nine steps on your own—from selecting the county to making an offer and then reselling the property. Our real estate due diligence checklist includes 14 verification points.
1. Select the state and county
Regulations vary from state to state, and land prices vary from city to city. The USDA’s *Land Values 2026* report provides the average value of agricultural land:
| Status | Value per acre (2026) | Value per hectare | Year-over-year change |
|---|---|---|---|
| Texas | 3 100 $ | 7 660 $ | +4,4% |
| Florida | 9 150 $ | 22 610 $ | +5,2% |
| Alabama | 4 250 $ | 10 500 $ | +2,4% |
| Arizona | 4 300 $ | 10 630 $ | +2,9% |
| Oregon | 3 880 $ | 9 590 $ | +2,6% |
| Ohio | 9 650 $ | 23 850 $ | +3,2% |
| United States (excluding Alaska and Hawaii) | 4 500 $ | 11 120 $ | +3,4% |
Source: USDA NASS, Land Values 2026 Summary (July 31, 2026). Farmland, including buildings; 1 acre = 0.405 hectares. States where LandQuire has carried out projects.
Based on this, 10 acres (4 hectares) of farmland are worth an average of $31,000 in Texas and $91,500 in Florida, up 5.2% year-over-year.
These averages apply to farmland. Near a city with an active real estate market, a building lot is worth much more: compare actual sales—the market comps.
The county is just as important as the state: it maintains the property registry and collects a portion of the property tax. In Texas, it also oversees the zoning of areas outside city limits.
2. Check the zoning and the ETJ
Zoning regulations determine what you can build: a house, lots, or a business.
In Texas, decisions are made at the city level; surrounding the city, the ETJ (extraterritorial jurisdiction) defines the boundaries.
Our article onthe ETJ in Texas explains its impact on permits. To divide a parcel of land into lots, see how to subdivide land and the plat approval process.
3. Control Access and Networks
A plot of land without legal access to a road is difficult to sell. Make sure it borders a public road, or that a registered right of way connects it to the road.
Next, ask where the water, electricity, and sewer lines are located, and how much it costs to connect to them. If you’re far from a city and there’s no water supply system, plan to dig a well.
Our article onaccess and frontage explains how these factors influence the price of land in Texas.
4. Verify mining rights and easements
In Texas, mineral rights (oil, gas) may be owned by someone other than the surface owner. Our guide to mineral rights in Texas explains how to verify them.
Easements (right of way, power lines, water lines, drainage) restrict the use of part of the property: see our guide to easements in Texas.
5. Check the flood zone
At the federal level, FEMA, the Federal Emergency Management Agency, publishes flood zone maps.
According to its glossary of flood zones, high-risk areas have a 1% chance of flooding each year. They are designated with the letters A or V.
Zones B, C, and X have a moderate or low risk. Our article on FEMA flood zones explains how to read these maps.
6. Review the title commitment and purchase title insurance
The title company verifies the title to the property. Its title commitment lists the encumbrances (easements, restrictions, HOA fees): learn how to read a title commitment in Texas.
Title insurance protects your property against any defects discovered after the purchase, such as unpaid taxes, fraud, or an unknown heir.
According to the Texas Department of Insurance, all Texas insurance companies charge the same rate, and the premium is paid only once, at closing.
7. Go through escrow and closing
Once your offer is accepted, the buyer’s down payment is held by the title company or an escrow agent until closing. Our guide to escrow in the United States explains this escrow process in detail.
At closing, the purchase price is paid, and the deed is recorded in the county property registry: see the legal documents involved in a land purchase.
Real estate transactions are a target for wire fraud, warns the Texas insurance regulator: verify payment instructions with your title agent before making any wire transfers.
8. Register the property and pay property tax
For agricultural land, file the declaration with the USDA within 90 days. Property tax is due every year, regardless of whether the land generates income.
According to the Texas Comptroller’s property tax guide, the state of Texas does not levy a property tax; more than 4,796 local governments do (counties, cities, school districts, and water districts).
The assessed value is determined as of January 1 at the county level; the tax is generally due by January 31 of that year. A MUD district may be added to this: see MUDs and PUDs.
9. Manage remotely, then resell
When managing a property remotely, a French or international investor needs a local representative to handle maintenance, fencing, property inspections, liability insurance, and payment of the annual tax.
Upon resale, the buyer generally withholds 15% of the price when the seller is a foreign national, according to the IRS page on the FIRPTA withholding.
This withholding is a prepayment, which is adjusted through the U.S. tax return: see our guides on FIRPTA for nonresidents and capital gains on land.
How can I invest in land in the U.S. with professional guidance?
Investing through a managed program involves purchasing shares in a company dedicated to a specific piece of land, often an LLC. An operator buys the property, obtains the necessary permits, and then resells it.
You do not own the land itself; you are one of the members of the LLC that owns it. The checks in steps 1 through 7 are conducted by the operator prior to the purchase.
Your job is changing: you choose the operator and the project, read the documents that establish the legal framework (information memorandum, subscription agreement), and then monitor the operator’s reports.
How a guided shopping experience changes things for you
At LandQuire, for example, whose "How to Invest " page details the process:
- No administrative burden: taxes, maintenance, permits, and resale are handled by the operator.
- A fixed investment amount: a minimum of $100,000 per project, either in your own name or through your holding company.
- Locked-up funds: The company does not repurchase shares. A sale is still possible with the manager’s consent, subject to rights of first offer and preemption.
- No guarantee on the term: Target term: approximately 36 months for current offerings, with no guarantee. Plan for 5 years or more. After 60 months, LandQuire waives its share of the capital gains.
- Written reporting: a quarterly report and a K-1 form each year, after the close of the fiscal year. The tax matters for each project company are handled by an independent CPA.
- A possible withholding tax: A withholding tax may apply to the resale; the rate depends on the investor’s circumstances.
- Who can invest: Non-U.S. residents (Regulation S) and accredited U.S. investors (Regulation D, Rule 506(c)).
The risks remain real: loss of capital, euro-dollar exchange rate fluctuations, and delays or denials of permits. Our page on real estate investment risks details these risks.
LandQuire, one option among many
LandQuire, founded in 2021 in Miami and based in Hollywood, Florida, selects land parcels in the United States, obtains the necessary permits, and then resells them to developers and builders.
Since 2021, it has launched 50 real estate projects—37 of which have been sold—and raised $42.3 million from 292 investors, mostly from France.
Each property is selected from among 3,143 counties based on more than 120 criteria. Four projects were abandoned during the audit, and two properties were resold at a slight loss.
Live or guided: Which option should you choose?
These two types of investment do not require the same amount of time, capital, or legal framework. Their tax treatment also differs.
| Criteria | Live | Accompanied |
|---|---|---|
| What You Own | Ownership of the land, either in your own name or through your LLC | Shares in the LLC that owns the land |
| Ticket | Price of the land, plus closing costs, planning fees, and taxes | A minimum of $100,000 per project at LandQuire |
| Selection and Verification | From you and your advice (title, zoning, access, flooding) | By the operator, before purchase |
| Development Permits | Request it yourself, or keep the lot as is | Obtained by the operator |
| Remote management | Taxes, maintenance, liability insurance, on-site support | None |
| Statements | USDA for agricultural land; U.S. and French tax systems | File Form K-1 every year, then file your tax returns based on your situation |
| Resale | You decide the time and the price | Led by the operator; no buyback of shares |
| Duration | Free | Approximately 36 months are expected for the current offerings, which are unsecured |
| Resale Retention | 15% of the price, generally (FIRPTA) | Possible; rates depend on your situation |
| Access for an International Investor | Open, with a declaration filed with the USDA for agricultural land | Non-residents (Regulation S) and accredited U.S. investors |
| Main risk | Verification error; property difficult to resell | Delays or Denials of Authorizations, Loss of Capital |
Sources: USDA (2024), IRS (2026), LandQuire (2026). The rules for a guided investment vary by provider: be sure to read their documents.
Instead, choose:
- purchasing directly if you want a specific piece of land—to build a house or a second home on it, or to keep it as an investment, with time and someone on-site to manage it;
- Managed investments if you want exposure to the U.S. real estate market without having to manage the investment yourself, for a small portion of your portfolio: see our case study on Wake Village (Texas).
Unlike an investment in rental real estate, vacant land generates little or no income: its return is primarily realized upon resale.
Are you a developer or builder looking for a plot of land with all the necessary permits already in place? Check out our selection of land for sale in the United States.
Our guide toreal estate investing in the U.S. outlines other ways to invest in U.S. real estate and compares them to rental property.
Frequently Asked Questions
Can a group of people buy land in the U.S.?
Yes, as co-owners, or through an LLC in which each member of the group (family, friends) holds shares.
An operating agreement establishes the legal framework: capital contributions, decision-making, and exit provisions.
A guided investment is also similar to a group purchase: each investor holds shares in the project company.
Do you need to form an LLC to buy land in the U.S.?
No, it's not required: You can purchase the land in your own name, with a title deed in your name.
For a French buyer, an LLC is primarily used to separate the property and facilitate a joint purchase. Its legal and tax structure should be determined in consultation with an attorney.
To invest with LandQuire, you do not need an LLC: you can invest in your own name or through your holding company.
What other costs should you expect when buying land in the U.S., in addition to the purchase price?
At the time of purchase: title insurance premium, surveyor’s fees, title company fees and deed registration fees, soil or environmental studies, and attorney’s fees.
And then, every year: property taxes, HOA dues (if applicable), liability insurance, and maintenance.
What is an HOA in the U.S.?
An HOA (homeowners association) is an association of homeowners in a housing development. It establishes rules of use (CC&R) and collects dues.
A lot located in a subdivision may be subject to an HOA: its rules are included in the title commitment, which you should read before signing.
Before buying, ask about the HOA dues: they are in addition to taxes.
What should you look for in a listing for land for sale in the U.S.?
The acreage, access, utilities, flood zone, and mineral rights included with the property. A listed opportunity does not replace a title commitment.
Our article on red flags to watch out for before buying land lists the most common warning signs.
Is it possible to get a loan to buy land in the U.S.?
A bank loan for an undeveloped lot is harder to obtain than a mortgage for a house, especially for someone who isn't a French resident: many purchases are made in cash.
The seller sometimes agrees to provide seller financing, which is to be negotiated in the contract.
Does land in the U.S. count toward the IFI?
Yes, if your tax residence is in France.The real estate wealth tax applies to real estate in France and abroad, including land in the United States.
It applies to net real estate assets exceeding €1,300,000 as of January 1 (service-public.fr, March 2026). Have a tax advisor review the treatment of company shares.
Can capital gains tax on land in the U.S. be deferred?
In the United States, the 1031 exchange allows, under certain conditions, for the deferral of capital gains tax by reinvesting the sale proceeds in another piece of real estate in the United States.
Its impact on French tax law should be reviewed by a tax specialist.
Would you like to invest a small portion of your assets in U.S. real estate without having to manage any property?
Explore our real estate listings in the United States or talk to the LandQuire team to find out if a listing is a good fit for your situation.
This article is for informational purposes only and does not constitute personalized tax, legal, or investment advice.
The prices and rules listed are those in effect as of the date of this update.
Past performance is not indicative of future results. Any real estate investment involves the risk of capital loss.
This article is for informational purposes only and does not constitute personalized investment advice. Past performance is not indicative of future results. All investments involve the risk of loss of principal.
About the Author
Thibaut Guéant, co-founder and CIO of LandQuire, founded the company in 2021 with Romain Daniellou. As a land entitlement specialist, he identifies off-market raw land, primarily in Texas, and oversees the process of obtaining zoning permits that make the land buildable before reselling it to developers.
