Moving from Australia to San Diego: A Realtor’s Guide to Buying as an Expat

Moving from Australia to San Diego is one of those life decisions that makes immediate sense.

The weather feels familiar. The coast feels familiar. The lifestyle feels familiar. San Diego has that same beach-town energy a lot of us grew up with in Australia, just with a Southern California spin.

But buying a home here? That part can feel very different.

I’m originally from Australia and now work as a Realtor in San Diego, so I’ve seen both sides of the real estate process. If you are moving from Australia to San Diego, or you are an Australian looking at buying a house in the US as a foreigner, there are a few key differences you should understand before you start looking.

The good news is, yes, foreigners can buy property in the United States. There is generally no federal rule stopping an Australian citizen from buying residential property in the US, although financing, tax, immigration status, and ownership structure all need to be planned properly. The IRS also has specific rules for foreign owners when they eventually sell, including FIRPTA withholding, which is why it is important to speak with a qualified CPA or tax attorney before purchasing.

Australia vs the US: The Buying Process Feels Very Different

One of the biggest adjustments for Australians is how different the home buying process feels in the United States.

In Australia, especially in cities like Sydney, Melbourne, Brisbane, and parts of the Gold Coast, auctions are a major part of the real estate culture. Buyers show up, register, bid in public, and the winning bidder is usually locked in very quickly. It can feel fast, emotional, and very transparent in the moment, but also intimidating.

In San Diego, most homes are not sold by live auction. The typical process is a private offer submitted through your buyer’s agent. The seller reviews the offer based on price, terms, contingencies, financing strength, closing timeline, and sometimes personal circumstances. You may be competing with other buyers, but you usually are not standing in front of a crowd bidding paddle in hand.

That alone can feel like a relief for Australian buyers.

Instead of one auction day, the US process is more paperwork-driven and negotiation-heavy. You submit an offer, negotiate terms, open escrow, complete inspections, work through loan approval, review disclosures, and then close.

Buyer’s Agents Are Much More Common in the US

This is another major difference.

In Australia, buyer’s agents exist, but they are not used by every buyer. A lot of Australians deal directly with the listing agent, attend opens themselves, and negotiate without dedicated representation.

In the US, especially in California, having your own buyer’s agent is much more common.

Your buyer’s agent helps you search for properties, understand value, review comparable sales, write the offer, negotiate terms, coordinate inspections, manage timelines, work with escrow, communicate with the lender, and help protect you through the process.

For an expat buyer, this is especially important because the language may sound familiar, but the system is different. Terms like escrow, contingencies, disclosures, title, appraisal, loan approval, property taxes, HOA documents, and closing costs all matter.

A good buyer’s agent is not just opening doors. They are helping you avoid expensive mistakes.

Finance Is Different Too

Australian buyers are often surprised by how different US mortgages are.

In Australia, many loans are variable or only fixed for a short period before reverting to a variable rate. The Reserve Bank of Australia has noted that Australian borrowers have historically had a high exposure to variable-rate lending, and fixed-rate loans there are often much shorter than the 30-year fixed products common in the US.

In the United States, one of the biggest advantages is the ability to lock in a long-term fixed mortgage. A 30-year fixed loan is common for US buyers. That means your principal and interest payment can stay the same for the life of the loan, even if rates rise later.

For Australians, that can feel unusual. In Australia, many owners are used to their repayments moving as rates change. In the US, fixed-rate certainty can be a major benefit.

That said, foreign buyers may face extra lending requirements. Some lenders want a larger down payment, more documentation, US credit history, proof of income, reserves, or a specific visa or residency status. Some buyers purchase in cash. Others use foreign national loan programs. The right path depends on your situation.

San Diego Closing Costs and Property Taxes

Another difference is how property taxes and closing costs work.

In California, property taxes are based on the assessed value of the home, and when you buy, the property is generally reassessed based on your purchase price. Buyers should also be prepared for supplemental property tax bills after closing. These can surprise people who are new to California.

You may also see costs for escrow, title insurance, lender fees, inspections, appraisal, recording fees, HOA transfer fees, and prepaid taxes or insurance.

In Australia, buyers are used to stamp duty being a major upfront cost. California does not have stamp duty in the same way, but there are still closing costs and ongoing property taxes to budget for.

Pros of Buying in San Diego Compared to Australia

San Diego has a lot going for it, especially for Australians.

The lifestyle is probably the easiest part to understand. Beaches, surf, year-round outdoor living, great food, strong job markets, and easy access to the airport all make San Diego a natural landing spot.

From a real estate perspective, the US system can offer more stability with long-term fixed-rate loans. You also have strong ownership rights, clear title systems, and a very structured escrow process.

For buyers used to auction pressure, the San Diego process can feel more thoughtful. You usually have inspection contingencies, loan contingencies, appraisal contingencies, and time to review disclosures before fully committing, depending on how your offer is written.

There is also more room for negotiation around terms. Price matters, but so do closing timelines, contingencies, credits, repairs, rent-backs, and other details.

Cons of Buying in San Diego Compared to Australia

San Diego is not cheap.

Like Sydney, Melbourne, and other desirable Australian coastal markets, San Diego has limited supply and strong demand. Good homes in good neighborhoods can still move quickly.

The financing process can also be harder for foreign buyers. Without US credit history or US income, you may need to work with a lender that understands international buyers. Your deposit may need to be larger, and the paperwork can be more detailed.

Healthcare, insurance, property taxes, HOA dues, and maintenance costs can also feel different from Australia. If you are buying a condo, you need to understand the HOA, monthly dues, reserves, rental rules, pet rules, and any upcoming assessments.

And if you plan to rent the property, especially as a short-term rental, you need to understand local San Diego regulations before buying. Not every property can legally operate as an Airbnb or vacation rental.

Pros of the Australian System

Australia’s auction culture has some advantages. It can be transparent. You can see who you are bidding against and where the price lands in real time.

The process can also move quickly. Once the hammer falls, there is usually less back-and-forth than a typical US negotiation.

Australian buyers may also be more familiar with their local lending system, banking relationships, and tax rules. There is comfort in knowing the process.

Cons of the Australian System

The auction process can be stressful. It can push buyers into emotional decisions, especially when a crowd is watching and the bidding is moving fast.

Finance can also feel less predictable when loans are variable or only fixed for a short period. If rates move, repayments can change quickly.

And because buyer’s agents are less commonly used by everyday buyers in Australia, some buyers may go into negotiations without the same level of representation that is standard in the US.

What Australian Buyers Should Do Before Buying in San Diego

Before you start touring homes, get clear on a few things.

First, speak with a lender who understands foreign national buyers or expat buyers. You need to know whether you can finance, how much you need down, what documents are required, and whether your income can be used.

Second, speak with a CPA or tax advisor who understands cross-border ownership. Buying US property as an Australian can have tax implications in both countries. You want advice before you close, not after.

Third, get clear on your reason for buying. Are you moving here full time? Buying a second home? Investing? Planning to rent it out? Looking for a future retirement property? Your goal changes the strategy.

Fourth, work with a local Realtor who understands both the San Diego market and the expat mindset. Neighborhoods here are very different from each other. Pacific Beach, Point Loma, Mission Hills, South Park, North Park, La Jolla, Crown Point, and Downtown all offer different lifestyles, price points, and investment profiles.

Final Thoughts

Moving from Australia to San Diego is exciting, but buying property here comes with a learning curve.

The US system can actually be very buyer-friendly when you understand it. You often have your own representation, structured contingencies, detailed disclosures, a formal escrow process, and the option of long-term fixed-rate financing.

But it is still important to get the right advice early. Financing, taxes, visas, title, insurance, and local regulations all matter.

As an Australian-born Realtor in San Diego, I understand how different the process can feel when you are coming from the Australian system. My goal is to make it simple, explain the differences clearly, and help you make a smart move, whether you are relocating, investing, or just starting to explore San Diego.

If you are moving from Australia to San Diego and thinking about buying a home, I’d be happy to walk you through the process.