The global property landscape for foreign buyers is shifting beneath their feet. In 2026, governments from Florida to Athens are tightening ownership restrictions, closing golden visa programmes, and making it harder — not easier — for non-residents to purchase real estate abroad. The National Association of Realtors (NAR) reports that foreign buyers spent $56 billion on US homes in the year to March 2025, a 33% jump year-on-year. Demand is surging, but access is shrinking. The question every international buyer should be asking is: how do I get in before the doors close further?
The answer, increasingly, is co-ownership. Rather than navigating the legal minefield of full foreign property ownership — with its visa requirements, financing hurdles, and management headaches — a growing number of international buyers are choosing to purchase a deeded share in a professionally managed luxury property. It is real ownership, with real appreciation potential, at a fraction of the capital commitment. And crucially, the LLC structures used by platforms like Co-Ownership Property are specifically designed to work seamlessly for foreign nationals, sidestepping many of the barriers that block conventional purchases.
The Landscape
Why 2026 Is the Toughest Year Yet for Foreign Property Buyers
The regulatory environment for international property buyers has never been more complex. In the United States, 36 states have now enacted some form of restriction on foreign property ownership, according to research by the Committee of 100. Florida — historically the most popular destination for overseas buyers — has imposed near-total bans on purchases by nationals from designated countries, while other states restrict ownership near military installations and critical infrastructure.
Across the Atlantic, the picture is equally turbulent. Spain eliminated its golden visa programme in April 2025, cutting off a route that had funnelled billions of euros into coastal property. Portugal removed direct real estate purchases from its golden visa in 2023, redirecting applicants to investment funds. Greece, one of the last holdouts, now bans short-term rentals on golden visa properties and has raised minimum investment thresholds to €800,000 in Athens and popular islands. Even Hungary scrapped its €500,000 direct property route in January 2025.
Canada’s outright ban on foreign residential purchases, extended until January 2027, represents the bluntest instrument of all. Japan is conducting its first comprehensive review of foreign ownership rules, with policy recommendations expected imminently. The message from governments worldwide is clear: unrestricted foreign property ownership is a policy of the past.
The shift toward shared and fractional ownership is not a niche trend — it is a structural change in how international buyers approach luxury property. Knight Frank’s 2025 Wealth Report identified fractional ownership as one of the fastest-growing segments in the global luxury real estate market, driven by buyers seeking diversification, flexibility, and lower capital intensity.
According to NAR data, the median purchase price for foreign buyers in the US hit a record $494,400 in 2025, with 47% paying all cash. These are affluent, sophisticated buyers who understand property — and who are increasingly choosing co-ownership not because they cannot afford full ownership, but because it makes better financial sense. Why tie up $500,000 in one property when you could own shares in three different destinations for the same outlay, each professionally managed and generating potential rental income?
The demographics tell the story too. The core co-ownership buyer is aged 40–55, typically a senior professional or business owner with a portfolio that already includes a primary residence. Many have previously owned second homes and switched to co-ownership specifically to escape the maintenance burden, the capital inefficiency, and the guilt of a luxury property sitting empty 90% of the year.
| Ownership Model | Capital Required (€1M Property) | Annual Running Costs | Days of Use | Management Burden | Resale Timeline |
|---|---|---|---|---|---|
| Full Foreign Ownership | €1,000,000+ | €15,000–€25,000 | ~40 days typical | Owner-managed | 6–18 months |
| Co-Ownership (1/8 Share) | From ~€125,000 | €2,000–€3,000 | ~45 days | Fully managed | ~1 month |
| Holiday Rental | €0 (no equity) | €200–€500/night | Unlimited (at cost) | N/A | N/A |
| Timeshare | €10,000–€50,000 | €1,000–€3,000 fees | 1–2 fixed weeks | Resort-managed | Difficult/loss-making |
| Golden Visa Purchase | €250,000–€800,000 | €8,000–€20,000 | Varies | Owner-managed | 3–12 months |
Practical Guide
What Foreign Buyers Actually Get With a Co-Ownership Share
Understanding exactly what co-ownership delivers is essential for any international buyer weighing their options. A one-eighth share provides approximately 45 days of personal use per year — more than most second-home owners actually spend at their property. Booking is flexible through a dedicated app, with reservations possible from two days to two years in advance. There are no fixed weeks, no rotation schedules, and no blackout dates.
When you arrive, your personal belongings are taken out of storage and the property is prepared specifically for you. When you leave, everything is handled. Cleaning, maintenance, administration — all managed. You never need to contact or coordinate with other co-owners. This fully managed model is transformative for foreign owners who may be thousands of miles away and in a completely different time zone.
Properties available through Co-Ownership Property span luxury villas, chalets, and apartments across the most desirable destinations in Europe and the USA — from Colorado ski properties and California coastal homes to Balearic island villas and Italian lakeside retreats. Each property is fully renovated and furnished to a designer standard. This is turnkey luxury — you buy a share and start using it.
The collapse of European golden visa programmes has left many international buyers scrambling for alternatives. But co-ownership was never dependent on visa incentives — it stands on its own merits as a property ownership model. Whether or not a country offers residency in exchange for property investment, the fundamentals of co-ownership remain compelling: lower capital outlay, shared costs, professional management, and genuine deeded ownership.
In fact, the tightening regulatory environment may accelerate the shift toward co-ownership. As full foreign ownership becomes more restricted and more expensive, the co-ownership model — with its LLC-based structure, its lower capital threshold, and its built-in management — becomes relatively more attractive. Buyers who previously would have purchased outright are discovering that co-ownership delivers a better lifestyle outcome at a fraction of the cost, without the regulatory headaches that now plague direct foreign purchases.
For American buyers looking at European properties, or European buyers eyeing US luxury markets, co-ownership also provides natural currency diversification. Owning shares in properties denominated in both euros and dollars hedges against exchange rate movements — a concern that has become increasingly relevant as currency volatility has intensified in recent years.
Getting Started
How to Begin Your Co-Ownership Journey as a Foreign Buyer
The buying process for co-ownership is deliberately streamlined for international purchasers. It begins with a consultation to understand your lifestyle preferences, budget, and usage patterns — do you want beach, mountain, or city? Europe, USA, or both? From there, the team at Co-Ownership Property presents curated properties that match your criteria, complete with full financial breakdowns and legal documentation.
Due diligence is handled transparently. Every property comes with a comprehensive checklist covering legal structure, management arrangements, running costs, usage rights, and resale provisions. For foreign buyers, this removes the single biggest source of anxiety: the fear of navigating an unfamiliar legal system in a language you may not speak. The LLC structure, the management framework, and the booking system are all standardised — regardless of whether the property is in Marbella or Montana.
The final step is straightforward. Once you have selected your property and completed due diligence, the purchase of your share is executed through the LLC. There is no need to establish local residency, obtain a local mortgage, or navigate foreign buyer restrictions independently. The legal entity already holds the property — you are simply acquiring your stake in it. For many foreign buyers, this simplicity is the single most compelling reason to choose co-ownership over the traditional route.
Common Questions
Frequently Asked Questions
Can foreign nationals legally purchase a co-ownership share?
Yes. Co-ownership shares are structured through an LLC, which is a legal entity that holds the property. Foreign buyers purchase a share in the LLC rather than buying the property directly. This structure is optimised by specialist tax and law firms for cross-border ownership and avoids many of the restrictions that apply to direct foreign property purchases.
How does co-ownership differ from a timeshare?
Co-ownership is real, deeded property ownership. You own a legal share in an LLC that owns a specific luxury property. Unlike timeshares, there are no points systems, no fixed weeks, and your share appreciates with the property’s market value. You can sell your share on the open market at any time — something timeshare owners typically cannot do without significant losses.
What happens if I want to sell my co-ownership share?
Your share is first offered to the other co-owners in the property. If none wish to purchase it, the share is listed for sale through Co-Ownership Property. Average resale time is approximately one month — significantly faster than selling a full property, especially as a non-resident owner managing a sale from abroad.
Do I need a local mortgage to buy a co-ownership share?
No. Because the capital required for a co-ownership share is substantially lower than a full property purchase — typically from around €100,000 for a one-eighth share — most buyers purchase without a mortgage. This eliminates the financing barriers that foreign buyers commonly face, including higher down payments, elevated interest rates, and extensive documentation requirements.
How are running costs handled for foreign co-owners?
All running costs — maintenance, property taxes, insurance, management fees, and any applicable rental management — are split proportionately among co-owners. A one-eighth owner pays one-eighth of everything. Costs are transparent, predictable, and dramatically lower than maintaining a full property as a sole foreign owner.
Can my co-ownership property generate rental income?
Depending on the property’s location and local regulations, your property may be rented out as a holiday home during periods when no owner is in residence. Rental management is handled entirely by the management company — owners do not need to arrange anything. Income is shared proportionate to ownership stake.
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