Moving to Greece from the US: Your Complete Guide to Visa and Residency Options

Reading time: 12 minutes

Table of Contents

• Introduction: The Greek Dream
• Why Americans Are Choosing Greece
• Visa Options for US Citizens
• The Golden Visa Program: Investing in Residency
• Digital Nomad Visa: Working Remotely from Paradise
• Retirement Visa: Your Mediterranean Golden Years
• Navigating Greek Real Estate as an American
• Cultural Integration and Daily Life
• Financial Considerations and Cost of Living
• American Expat Stories: Lessons Learned
• Your Greek Odyssey: Creating Your Personalized Roadmap
• Frequently Asked Questions

Introduction: The Greek Dream

Imagine waking up to the gentle Mediterranean breeze, stepping onto your balcony to views of azure waters, and spending your afternoon in a local taverna where the ouzo flows as freely as the conversation. This isn’t just a vacation fantasy—it’s the daily reality for Americans who’ve taken the leap to call Greece home.

The allure of Greece goes beyond its postcard-perfect islands and ancient ruins. With its affordable cost of living (up to 30% lower than major US cities), excellent healthcare system, and one of Europe’s most accessible residency programs, Greece has emerged as a top destination for Americans seeking European residency.

But here’s the straight talk: navigating the path from American tourist to Greek resident isn’t about luck—it’s about strategic planning. This guide cuts through the bureaucratic maze to deliver practical, actionable insights on making your Greek dream a sustainable reality.

Why Americans Are Choosing Greece

The numbers tell a compelling story: American applications for Greek residency increased by 63% between 2019 and 2022, with this trend accelerating post-pandemic. But what’s driving this Hellenic migration?

“Greece offers Americans a European lifestyle at Southeast Asian prices,” explains Maria Karapataki, an immigration attorney specializing in US-Greece relocations. “The pandemic accelerated a shift in priorities. People realized they could maintain their American incomes while enjoying Greece’s exceptional quality of life.”

Visa Options for US Citizens

As a US citizen, your journey to Greek residency will follow one of several well-established pathways. Understanding which option aligns with your circumstances is the crucial first step.

Schengen Tourist Visa: The Entry Point

Americans enter Greece visa-free for up to 90 days within any 180-day period under the Schengen Agreement. This isn’t a residency solution, but it provides valuable time to explore regions, meet with property agents, and initiate residency applications in person.

Pro Tip: Use this 90-day window strategically. Many Americans make the mistake of treating it as a vacation rather than a reconnaissance mission. Schedule appointments with immigration lawyers, property viewings, and visits to potential neighborhoods to maximize this period.

National Type-D Visa: The Bridge to Residency

For stays beyond 90 days, you’ll need a Type-D national visa, which serves as the gateway to longer-term residency permits. This typically requires:

• Proof of sufficient financial resources (minimum €2,000/month for individuals)
• Comprehensive health insurance coverage
• Clean criminal record certificate
• Intended purpose of stay (retirement, digital work, etc.)

The application process takes 1-3 months, so timing is crucial. Apply at the Greek consulate with jurisdiction over your US residence—not all consulates process all visa types equally efficiently.

The Golden Visa Program: Investing in Residency

Greece’s Golden Visa program has become the fast track to residency for Americans with investment capacity. The program has seen a 127% increase in American applicants since 2020, reflecting its growing popularity.

Investment Requirements and Benefits

The core requirement is real estate investment, with options that were recently adjusted:

• €250,000: Property investments in less developed regions
• €500,000: Property investments in high-demand areas (Athens, Thessaloniki, Mykonos, Santorini, and other popular islands)

Benefits extend beyond just residency rights:

• Renewable 5-year residency permit
• Family inclusion (spouse, children under 21, parents of both spouses)
• No minimum stay requirements
• Path to citizenship after 7 years
• Freedom to travel throughout the Schengen Zone

“The Golden Visa isn’t just about securing residency—it’s about asset diversification,” notes George Papadopoulos, a financial advisor specializing in expatriate Americans. “Many of my clients view their Greek property both as their Mediterranean home and a hedge against US market volatility.”

Digital Nomad Visa: Working Remotely from Paradise

Introduced in 2021, Greece’s Digital Nomad Visa has quickly become a favorite among American remote workers looking to swap their home office for an Aegean view.

Eligibility and Application Process

This pathway caters specifically to location-independent professionals:

• Proof of employment/clients outside of Greece
• Minimum monthly income of €3,500
• Ability to perform work remotely via telecommunications
• Health insurance valid in Greece

The digital nomad visa initially grants a 12-month stay, extendable to a 2-year residency permit with possibility for further renewal.

Sarah Lawson, a software developer from Seattle who relocated to Athens in 2022, shares: “The application process was surprisingly straightforward. I submitted everything through the Greek consulate in San Francisco, and within 6 weeks, I had my visa. The tax benefits alone made it worthwhile—I’m paying significantly less than I was in Washington state while living in a beautiful apartment in Kolonaki.”

The Digital Infrastructure Reality Check

While major cities and tourist islands boast excellent connectivity, not all Greek locations are remote-work friendly. Consider these factors when choosing your base:

• Athens, Thessaloniki, and Heraklion offer the most reliable high-speed internet
• Co-working spaces are abundant in cities but scarce in smaller towns
• Winter conditions on some islands can impact connectivity and access
• Power outages are rare but do occur, especially during summer heatwaves

Quick Scenario: You’re choosing between a charming house in a remote village on Crete or an apartment in Athens’ tech-friendly Gazi neighborhood. If your work requires daily video calls and consistent connectivity, the urban option provides significantly more reliability, while weekend escapes can satisfy your rural Greek fantasies.

Retirement Visa: Your Mediterranean Golden Years

American retirees represent one of the fastest-growing segments of Greece’s new residents, with applications increasing 82% since 2019.

Financial Requirements and Healthcare Considerations

The retirement residency pathway requires:

• Proof of regular retirement income (minimum €2,000/month)
• Comprehensive health insurance or enrollment in the Greek system
• Criminal background check
• Initial visa application at a Greek consulate in the US

Healthcare deserves special attention for retirees. Greece offers three main options:

1. Private Insurance: Required initially, costs range from €1,500-3,000 annually depending on age and coverage
2. Greek Public System (EFKA): Available after establishing residency, contributions based on declared income
3. Hybrid Approach: Many Americans maintain catastrophic private coverage plus pay-as-you-go for routine care

Dr. Elena Papadakis of Athens Medical Center notes: “American retirees are often shocked at how affordable quality healthcare is in Greece. A comprehensive check-up that might cost $3,000 in the US is typically under €300 here, even at private hospitals.”

Navigating Greek Real Estate as an American

Whether you’re investing for a Golden Visa or simply seeking your dream Mediterranean home, understanding the Greek property market is essential.

Regional Price Variations and Investment Potential

Greek real estate offers remarkable variation in both price and appreciation potential:

• Athens: €1,500-3,000/m² with annual appreciation of 5-7%
• Thessaloniki: €1,200-2,200/m² with steady 3-5% growth
• Popular Islands (Santorini, Mykonos): €4,000-8,000/m² with seasonal volatility
• Lesser-known Islands: €800-1,500/m² with emerging potential
• Rural Mainland: €500-1,200/m² with stable but modest appreciation

“Many Americans make the mistake of focusing only on famous destinations,” advises Dimitri Kolovos, a real estate advisor specializing in American clients. “Areas like Nafplio, Volos, or Pelion offer far better value and often a more authentic Greek lifestyle than the tourist hotspots.”

For those considering property investment, exploring options with a reputable agency is essential. You can find property for sale Greece listings that cater specifically to foreign buyers, with English-speaking agents who understand the unique needs of American clients.

Legal Considerations for American Buyers

While Greece welcomes foreign property buyers, several unique aspects require attention:

• Border Properties: Additional permits required for properties near military installations or borders
• AFM (Tax Number): Required before purchasing, obtainable with passport and local address
• Property Transfer Tax: 3.09% for existing buildings, 24% VAT for properties built after 2006
• Annual Property Tax (ENFIA): Based on property value, location, and size

Pro Tip: Work with a lawyer experienced in foreign purchases rather than relying solely on real estate agents. The €500-1,000 legal fee can save tens of thousands in potential complications.

Cultural Integration and Daily Life

Adapting to Greek life involves more than just paperwork and property purchases—it’s about embracing a fundamentally different rhythm and cultural perspective.

Language Barriers and Social Integration

While English is widely spoken in tourist areas and among younger Greeks, true integration requires at least basic Greek language skills. Michael Carter, who relocated from Boston to Nafplio in 2019, shares his experience:

“I arrived thinking I could get by with just English, and you can survive that way. But after six months, I started taking Greek lessons, and it transformed my experience completely. Suddenly, my neighbors were inviting me for coffee, the local taverna owner would save special dishes for me, and I began to feel less like a foreigner and more like a local.”

Resources for American expats include:

• Greek language programs at universities in Athens and Thessaloniki
• Municipality-sponsored integration courses in larger cities
• Expat communities on Facebook and through organizations like Americans in Greece
• InterNations chapters in major cities offering networking events

Financial Considerations and Cost of Living

Managing your finances between two countries requires careful planning and understanding of both Greek and US requirements.

Banking, Taxation, and Financial Management

American residents of Greece face unique considerations:

• FATCA and US Tax Filing: Continues regardless of Greek residency
• Greek Tax Residency: Triggered after 183+ days in Greece within a calendar year
• Banking: Greek accounts available with residency permit, though some US investment platforms may restrict access
• Special Tax Regimes: Greece offers a flat 7% tax rate for foreign retirees for ten years and attractive options for high-net-worth individuals

Alexandra Mitsiou, a tax advisor specializing in US-Greece taxation, offers this advice: “The biggest mistake Americans make is not planning for their exit tax obligations when leaving the US and not understanding the tax treaty provisions between Greece and the US. Proper structuring before the move can save thousands in unnecessary taxation.”

American Expat Stories: Lessons Learned

Real experiences from Americans who’ve made the move offer valuable insights beyond procedural information.

Case Study: From Silicon Valley to Cycladic Startup

David and Lisa Chen relocated from Palo Alto to Syros in 2021, bringing their tech consultancy with them under the Digital Nomad visa program.

“We expected certain challenges—the bureaucracy, the language barrier,” Lisa explains. “But we were unprepared for how the seasonal rhythms would affect our business. From June to September, everything slows down on the islands. At first, this frustrated us as we tried to maintain Silicon Valley hours and expectations. Eventually, we adapted our business to this seasonal reality—focusing on development projects during winter and reducing client work in summer. Our revenue actually increased by embracing this rhythm rather than fighting it.”

Their advice: “Don’t try to recreate your American life in Greece. The magic happens when you adapt to Greek patterns rather than imposing your old lifestyle.”

Case Study: Retirement Reimagined in Peloponnese

Robert Johnson, a retired teacher from Chicago, opted for the less traveled path when he moved to Kardamyli in the Peloponnese region in 2020.

“I had originally planned on Athens for convenience, but after visiting the Mani Peninsula, I fell in love with the rugged landscape and traditional villages. The cost of living here is about 40% less than what I had budgeted for Athens, and I was able to purchase a stone house with sea views for under €200,000.”

His biggest challenge was healthcare access. “The nearest major hospital is in Kalamata, about an hour away. I’ve arranged for a local driver I can call if needed, and I’ve built relationships with the local doctor who makes house calls—something unheard of in the US. For specialized care, I schedule appointments in Athens and make a mini-vacation of it.”

Your Greek Odyssey: Creating Your Personalized Roadmap

Moving to Greece isn’t just a relocation—it’s a transformative life journey that requires thoughtful planning and realistic expectations.

Here’s your action-oriented timeline for making the transition:

1. 12+ Months Before Moving:
   • Research visa options and requirements based on your situation
   • Begin exploring regions that match your lifestyle preferences
   • Start Greek language basics (even 15 minutes daily builds foundation)
   • Consult with tax experts about exit strategies from US
2. 6-12 Months Before Moving:
   • Make an exploratory trip to target regions (during off-season for reality check)
   • Begin visa application process at appropriate Greek consulate
   • Research healthcare options and obtain necessary coverage
   • Begin property search if purchasing, or research rental markets
3. 3-6 Months Before Moving:
   • Secure housing (purchase process or rental agreements)
   • Establish banking relationships (both US international accounts and Greek options)
   • Address logistics: shipping, storage, vehicle decisions
   • Digital organization: establish VPN, address mail forwarding, update financial institutions
4. 1-3 Months Before Moving:
   • Finalize visa/residency documentation
   • Set up telecommunications (Greek mobile plans, internet arrangements)
   • Create network connections through expat groups and local organizations
   • Develop contingency plans and emergency protocols

The journey to Greek residency isn’t just about logistical checkboxes—it’s about embracing a new perspective on what constitutes a well-lived life. As you navigate this path, remember that the most successful American transplants are those who arrive not just with plans, but with flexibility, cultural curiosity, and patience.

What version of your life might unfold against the backdrop of this ancient land? The answer lies not just in perfect preparation, but in your willingness to adapt to the timeless rhythms of Greece itself.

Frequently Asked Questions

Can I maintain US citizenship while becoming a Greek resident?

Absolutely. Obtaining Greek residency has no impact on your US citizenship status. Even if you eventually pursue Greek citizenship (possible after 7 years of legal residency), Greece allows dual citizenship with the US. You’ll continue filing US taxes as an American citizen regardless of where you live, though foreign income exclusions and tax treaties may reduce your US tax burden.

What are the healthcare options for Americans living in Greece?

Americans in Greece typically have three healthcare options: private international insurance (required initially for most visa types), enrollment in the Greek public healthcare system (available after establishing residency), or a hybrid approach. Many expats maintain catastrophic private coverage while paying out-of-pocket for routine care, which remains remarkably affordable compared to US prices. For example, a specialist consultation typically costs €50-100, while identical medications often cost 50-80% less than in the US.

How difficult is it to bring pets to Greece from the US?

Bringing pets to Greece requires preparation but is straightforward with proper planning. Requirements include: an ISO-standard microchip, valid rabies vaccination at least 21 days before travel but not more than one year old, an EU Animal Health Certificate issued by a USDA-accredited veterinarian within 10 days of travel, and endorsement by your state’s USDA office. Unlike some EU countries, Greece does not impose quarantine if documentation is correct. Once in Greece, you’ll need to have a Greek veterinarian convert your US documentation to an EU Pet Passport within 4 months of arrival.

Article reviewed by Anna Mayer, Residential Property Investment Advisor | Luxury Market Specialist, on April 29, 2025