To move to Greece from the US, you can stay 90 days visa-free under Schengen, then apply for a national D visa for longer stays. The three main routes are the Greece Golden Visa (EUR 250,000 to 800,000 property), the Digital Nomad Visa (EUR 3,500 monthly income), and the Financial Independence Permit (EUR 2,000 monthly income). Approvals take roughly 3 months. After 7 years of legal residency you can apply for citizenship.
Can a US citizen move to Greece?
Yes, absolutely. Greece is one of the few countries in Europe where the relocation process for American citizens is as simple. It can be divided into two distinct routes – short-term visa-free travel for exploring or seasonal residence, as well as long-term residence permits for people looking to invest, work remotely or stay in the country. Below are the details of how each track is designed to operate.
Visa-free entry (90 days)
As a US passport holder you can already enter Greece visa-free for up to 90 days in any 180-day period under the Schengen agreement. No application, no fees, just show up with a valid passport and proof of onward travel.
From 2026, the EU is rolling out ETIAS, a EUR 7 travel authorisation that is NOT a visa but adds a quick online registration step before tourist trips.Think of it like ESTA for Europe: 5 minutes to apply, instant approval for most, valid for 3 years.
Long-stay requirements
To stay beyond 90 days, you need a national D visa applied for at the Greek Consulate in your home US state before departure, followed by a residence permit (adeia diamonis) issued in Greece by the immigration office (Aliens Bureau).
Greece offers several visa categories that suit different American profiles, from retirees with passive income to remote workers and property investors. None of these require you to renounce US citizenship.
Since 2020, the relocation has become even more popular. Now, Americans are the third largest nationality seeking the Golden Visa of Greece after Chinese nationals and the Turkish. Topping the list of US-buyer destinations are Athens, Thessaloniki, the Peloponnese and the islands of Paros and Crete.
Step 1: Decide which Greece visa fits you
Choose your visa based on whether you have investment capital, monthly remote income, or passive income from US sources. Each route has different financial thresholds, processing times, and tax implications.
| Visa | Financial requirement | Best for |
|---|---|---|
| Golden Visa | EUR 250,000 to 800,000 property | Investors who want optionality without living in Greece |
| Digital Nomad Visa | EUR 3,500/month income | Remote workers with W-2 or 1099 US income |
| FIP (Financial Independence Permit) | EUR 2,000/month + 20% per dependent | Retirees, trust fund recipients, passive income earners |
| Tourist (no visa) | None | 90 days in 180-day Schengen window |
The Golden Visa is the only route that does not require you to physically live in Greece. The Digital Nomad and FIP visas require Greek residency and trigger Greek tax residency after 183 days. We will cover the tax implications in detail below.
Step 2: Greece Golden Visa breakdown for Americans
The Greece Golden Visa is a scheme that enables non-EU citizens to obtain a residence permit by investment, which is valid for 5 years, renewable thereafter. The programme has shifted from a national flat price to a tiered pricing structure, based on location, since the changes in September 2024. Here's a breakdown of all the present investment needs, extra expenses, and time it will take to process your investment so you can make a properly priced one.
Investment tiers (2024 reforms)
The Greece Golden Visa is a 5-year renewable residence permit granted on the back of a real estate investment. Since the September 2024 reforms, the investment thresholds vary by zone.
| Tier | Investment | Geography |
|---|---|---|
| Tier 1 | EUR 800,000 | Athens center, Mykonos, Santorini, Thessaloniki center |
| Tier 2 | EUR 400,000 | Rest of Greece |
| Conversion | EUR 250,000 | Commercial-to-residential conversion |
| Heritage | EUR 250,000 | Listed heritage buildings |
Athens center, Mykonos, Santorini, and Thessaloniki center sit in the top tier at EUR 800,000. The rest of the country is at EUR 400,000. Two reduced routes remain at EUR 250,000: commercial-to-residential conversions and listed heritage buildings.
Additional costs & timeline
Tier 1 and Tier 2 properties must be a single property of minimum 120 sqm. Beyond the purchase price, budget for: transfer tax of approximately 3.09%, notary and lawyer fees of around 2 to 3% combined, and ongoing annual property tax (ENFIA). Processing typically takes around 3 months once your file is complete. After 7 years of legal residency you can apply for naturalisation, opening up a Greek (and EU) passport with visa-free travel to 185 destinations.
Step 3: Digital Nomad and FIP visas — the income routes
For those who do not wish to buy property, there are two great ways to get a residency visa in Greece based on income that are specifically geared towards Americans. Both involve an outside monthly stable income proof, but are for different profiles: active remote professionals and retired people or passive income earners. The details on each option, including thresholds, and major tax benefits are explained in the following.
Digital Nomad Visa (50% tax break)
The Digital Nomad Visa is built for remote workers earning at least EUR 3,500 per month from non-Greek sources. Spouses and dependents can be added with extra income proof (typically EUR 700 per child per month).
The major perk is tax. If you become a Greek tax resident under the digital nomad regime and were not Greek tax resident in 7 of the previous 8 years, you get a 50% income tax exemption for 7 years. That cuts effective Greek tax on remote work income roughly in half during the relocation honeymoon. Your US filing obligations continue regardless.
Financial Independence Permit
The Financial Independence Permit (FIP) — formally Greece's Type Z visa — is the route for retirees, trust beneficiaries, and anyone with stable passive income from outside Greece. The threshold is EUR 2,000 per month plus 20% for each dependent (so a couple needs EUR 2,400). Initial permit is 2 years, renewed in 3-year blocks.
| Visa | Income (single) | Spouse uplift | Per child uplift |
|---|---|---|---|
| Digital Nomad | EUR 3,500/month | +EUR 700/month | +EUR 525/month |
| FIP | EUR 2,000/month | +20% per dependent | +20% per dependent |
Step 4: US tax obligations don't disappear when you move
Moving to Greece doesn’t switch off your relationship with the IRS. Understanding the cross-border tax implications before you relocate is critical: Greek residency triggers local filing requirements, while US citizenship means lifelong worldwide income reporting. Below is a clear breakdown of what you’ll owe in both countries, how the two systems interact, and which compliance forms you cannot afford to miss.
US filing requirements
Here is the rule every American moving anywhere overseas needs to internalise: the United States taxes its citizens on worldwide income regardless of where they live. Moving to Greece does not switch off your US filing obligation. You will continue submitting Form 1040 every year, and you will likely owe Greek tax once you become tax resident (after 183 days in Greece).
| US filing | Trigger | Penalty for missing |
|---|---|---|
| Form 1040 | US citizenship | Standard IRS penalties |
| FBAR (FinCEN 114) | Aggregate foreign account balance > USD 10,000 at any point in the year | USD 10,000+ per non-willful violation, much higher if willful |
| FATCA Form 8938 | Foreign assets above threshold (USD 200K for single filer abroad) | USD 10,000+ |
| Form 5471 | Ownership in foreign corporation | USD 10,000+ |
Greek tax system
On the Greek side, corporate tax is 22% and personal income tax follows progressive bands up to 44%. Greek VAT is 24%. Two big-ticket regimes are worth knowing: the 7% flat tax for retirees who transfer their tax residency to Greece (locked in for 15 years), and the EUR 100,000 non-dom flat tax on foreign-source income for HNW relocators (Italy-style).
Avoiding double taxation
The good news: a US-Greece tax treaty exists, and the Foreign Tax Credit (Form 1116) plus the Foreign Earned Income Exclusion (Form 2555, which excludes around USD 130,000 of earned income for 2026) usually wipes out most or all of the US tax liability.
The bad news: the paperwork is non-negotiable. Hire a cross-border accountant who understands both systems. A US CPA who doesn't know Greek tax law—or a Greek accountant unfamiliar with IRS forms—will cost you more in corrections than you save in fees.
Step 5: practical setup
Once your visa is approved and you’ve landed in Greece, the focus shifts from immigration paperwork to building your daily life. There are local procedures for dealing with the healthcare system, for getting your kids in and out of school, and for opening a state bank account. These are the things you should know to get started fast and beat the typical expat blunder.
Healthcare options
Greek healthcare runs on a mixed public-private model. Once you have residency and a Greek tax number (AFM) and social security number (AMKA), you can register with the public system (EFKA / EOPYY). Most Americans top this up with private insurance.
Premium plans from providers like Generali or Allergens run EUR 1,500 to 3,500 per year for a 50-year-old, dramatically cheaper than US equivalents. Coverage includes English-speaking doctors in major cities and fast access to specialists.
Schools for American children
Schooling for American families splits between English-language international schools and the Greek public system. Athens has St. Catherine's British School, Campion School, ACS Athens (American Community Schools), and the Pinewood American School in Thessaloniki. Tuition typically runs EUR 12,000 to 25,000 per child per year. Greek public schools are free and increasingly bilingual at the primary level.
Banking & AFM
Banking is straightforward but slow. Top banks (National Bank of Greece, Eurobank, Alpha Bank, Piraeus) all serve foreign residents but require AFM, residence permit, proof of address, and source-of-funds documentation. Plan 4 to 6 weeks for a fully operational account. Wise and Revolut work as practical bridges in the meantime.
Is it easy to move to Greece? An honest assessment
For Americans, moving to Greece is one of the more accessible European relocations — but easy is the wrong word. The visa rules are clear, the cost of living is roughly half of major US metros, and English is widely spoken in Athens and the islands. Compared to moving to Switzerland or the UK, the financial thresholds are much lower and the lifestyle gain is significant.
Where it gets harder: Greek bureaucracy is slow and paperwork-heavy. Renting often requires 2 to 3 months deposit and lots of documents. The tax interface between US and Greek systems requires a competent cross-border accountant — not a generalist. And while Greek residency permits generally come through, processing times can stretch beyond the official 3-month target during peak periods.
| Cost item | Athens | Mid-size city / island |
|---|---|---|
| 1-bed rental | EUR 700 to 1,400 | EUR 400 to 800 |
| 3-bed rental | EUR 1,400 to 3,000 | EUR 800 to 1,500 |
| Family of 4 monthly budget | EUR 3,500 to 5,500 | EUR 2,500 to 4,000 |
| Private health (couple) | EUR 2,000 to 5,000/yr | Same |
| International school per child | EUR 12,000 to 25,000/yr | Limited options |
For a couple with USD 5,000+ per month in passive or remote income, Greece offers a quality of life that is structurally hard to find in the US at that budget. For a property investor, the Golden Visa offers EU optionality at EUR 250 to 400K — well below the equivalent Portugal or Spain thresholds historically.
How to move to Greece permanently: the citizenship horizon
Permanent residency and citizenship are different milestones. After 5 years of legal residency in Greece you become eligible for permanent residence (long-term residency permit). After 7 years of legal residency you can apply for naturalisation as a Greek citizen, which gives you a Greek (EU) passport with visa-free access to 185 destinations.
Naturalisation requires Greek language proficiency (B1 level), passing a culture and history exam, and demonstrating integration into Greek society. The processing of citizenship applications can take 1 to 3 additional years on top of the 7-year residency requirement. Greece does allow dual citizenship, so US citizens do not need to renounce their US passport.
For the Golden Visa specifically, time spent in Greece on the visa counts toward the 7-year naturalisation requirement, but you must actually have lived in Greece — the Golden Visa does NOT require physical residence to maintain the permit, but those non-resident years do not count toward citizenship. Investors who want both optionality and a path to a passport typically split their time so that 6+ months per year is in Greece during the 7-year window.
How to move to Greece from America: realistic timeline
From decision to fully settled, plan 4 to 9 months. The bottleneck is usually consulate appointment availability for the D visa, not Greek processing on the ground.
- Months 1 to 2. Visa selection, financial planning, US-Greek tax structuring, gathering documents (apostilled birth and marriage certificates, FBI background check, income or investment proof).
- Months 2 to 3. Submit D visa application at the Greek Consulate covering your US state. Bring full document package including health insurance, accommodation proof, and financials.
- Months 3 to 4. D visa typically issued within 60 days of application. Book travel.
- Months 4 to 5. Arrive in Greece. Get AFM (tax number) and AMKA (social security) within first week. Open bank account. Register for residence permit at the Aliens Bureau.
- Months 5 to 9. Residence permit card issued (around 3 to 6 months from biometrics). For Golden Visa applicants, property purchase and lawyer-managed application can run in parallel with relocation.
Frequently asked questions
Can a US citizen move to Greece without buying property?
Yes. The Digital Nomad Visa (EUR 3,500/month income) and the Financial Independence Permit (EUR 2,000/month) both grant Greek residency without any property purchase. The Golden Visa is the only route that requires real estate investment.
Do I have to give up my US citizenship to live in Greece?
No. Greece allows dual citizenship and the United States permits its citizens to hold other passports. Even if you eventually naturalise as a Greek citizen after 7 years, you can keep your US citizenship. You will continue to file US tax returns as long as you remain a US citizen.
How long can I stay in Greece without a visa as an American?
US passport holders can stay in Greece (and the broader Schengen area) for up to 90 days in any rolling 180-day period without a visa. From 2026 you will need to register for ETIAS (EUR 7) before tourist travel, but ETIAS is a travel authorisation, not a visa, and it does not extend the 90-day allowance.
Will I pay taxes in both the US and Greece?
You will file in both countries, but the US-Greece tax treaty plus the Foreign Tax Credit and Foreign Earned Income Exclusion typically eliminate double taxation. You will likely owe Greek tax once you become a Greek tax resident (after 183 days in Greece). Always work with a cross-border CPA who handles both filings.
Is the Greece Golden Visa still EUR 250,000?
Only for two specific routes: commercial-to-residential conversions and listed heritage buildings. Standard residential property in most of Greece is now EUR 400,000, and EUR 800,000 in Athens center, Thessaloniki center, Mykonos, and Santorini. The reforms came into force on 1 September 2024.
Can my American kids attend Greek schools for free?
Yes. Greek public schools are free and open to all legal residents regardless of nationality. Many American families opt for international schools (St. Catherine's, ACS Athens, Campion, Pinewood) at EUR 12,000 to 25,000 per child per year for English-language curriculum (IB or American). Public-private hybrids are increasingly common in Athens.
Last updated: March 2026. The information in this article is for general guidance only and does not constitute legal, tax, or migration advice. US and Greek tax law and immigration rules change frequently. Always consult a licensed cross-border tax advisor and immigration attorney before relocating. Golden Keys Global is an independent advisory firm and is not affiliated with any government agency.
