Moving to Greece? What Americans Need to Know

Moving to Greece as an American? Let’s be brutally honest…

You didn’t land on this page because you want another list of “10 Sunny Greek Islands!”

You’re here because you’ve read those. You’ve probably joined a few Facebook groups. You’ve watched YouTube tours of perfect villas and seaside taverns.

And now you’re thinking: I want a slower pace of life! I want that sea view and fresh healthy food! I want to feel safe and enjoy my mornings without rushing.

But then the doubt creeps in:

How does this actually work?

How can I make this happen without losing my mind?

Let me answer with a question of my own…

What keeps you up at night?

• The visa paperwork and the language barrier?
• The nagging fear you’ll buy a house in the wrong region?
• Or the quiet dread that after all this effort, you might still feel like an outsider in Greece?

Let me tell you that all of your concerns are valid and you deserve answers.

Relocation is no joke. You don’t just change your home address, you are about to restart a new life miles away from what you are familiar with and this radical change in your life comes with a roller coaster of emotions and frustrations.

I have relocated myself several times. Here is what I learned after moving to 8 countries.

Nothing can prepare you from those things that are impossible to predict.

Don’t assume anything. Assumptions are your enemy. What works in Texas or Florida means nothing here. Things work differently in every country, so if you want to move abroad come with an open mind and prepare yourself with patience and resilience.

Patience isn’t optional. It’s your survival skill.

Now, let’s focus on Greece.

Things that completely mess up your move to Greece

– First, you’ll fall in love with a place on holiday and assume it works for full-time life.

That island you visited or the beach town you had fun during summer, is amazing for two weeks but might drive you crazy when you live there year around.

Greece has two realities: postcard-perfect for tourists, and a daily grind for residents.

So, don’t fool yourself that you can figure out Greece from a two-week holiday.

– Second, you’ll pick housing before you understand the area, or commit to a lease before you know if you even like the neighborhood day to day.

My advice: Stop scrolling through Greek property listings.

You’re not ready yet. I know it’s tempting to look at all those gorgeous houses, but you’ll just end up overwhelmed and confused. Here’s what you need to figure out first.

What can’t you live without?

What does your visa actually let you rent?

How close do you need to be to hospitals, airports, or good transport?

What about your pets?

What does your actual daily routine look like?

Once you know these things, the property search becomes so much easier. You’ll know exactly what to look for instead of getting lost in pretty photos that don’t match your real life.

I help people work through these layers so they can search with purpose instead of stress.

When you’re clear on what matters, everything else falls into place.

– Third, you try to recreate your exact old life in a completely different country. This is a recipe for a big dissapointment. You’ll need to unlearn your American rhythms

That expectation of 24/7 convenience? The ability to get anything delivered at 2 AM? The reliably fast internet for your Zoom calls? Greece operates differently.

Pharmacies close by 2pm in small towns. Sunday closures are sacred. Your package might arrive next week – or after the next ferry comes.

– Fourth, you’ll believe some random person’s Facebook comment over doing real research.

Greek bureaucracy doesn’t care about your good intentions. What worked for someone else’s visa application last year might get yours rejected.

Before acting on forum advice, ask yourself: would you trust Yelp reviews for heart surgery?

– Fifth, Google Maps can’t show you the reality.

Choosing a home based on map distances alone is problematic. You need boots-on-the-ground knowledge!

• Which routes actually work year-round
• Where construction projects are planned (future highway)
• What looks like a convenient location might be unbearably loud during summer

Your best navigation tool? Old-fashioned local knowledge, the kind you can’t download.

The good news is the above mistakes are totally avoidable when you know what to watch out for.

Let’s break down some of your visa options. 📍

☞ Related: How a pre-move visit can make your Relocation to Greece smoother

Your visa options: Cutting through the confusion

Greece offers multiple paths to residency, but choosing the wrong one can cost you time, money, and peace of mind.

Here’s an updated 2025 breakdown of the three most common routes for Americans:

1. Digital Nomad Visa – For remote workers with foreign income

2. FIP Visa – For retirees/passive income earners

3. Digital Nomad residence permit – can be granted to those who:

• Entered Greece with a National Entry Visa (Digital Nomad Visa – Type D)
• Entered with a Uniform Visa (Type C)
• Entered with a passport stamp, in the case of Citizens of “Visa-free” countries

4. Golden Visa – For investors buying property (€250k+)

Each has strict requirements, hidden pitfalls, and tax implications, let’s demystify them.

Disclaimer:

Visa rules and tax policies change frequently. This overview is not legal advice. Consult a Greek immigration lawyer to assess your specific situation.

Greece’s Digital Nomad Visa: The essential guide (2025 update)

Greece now offers a dedicated Digital Nomad Visa, permitting remote workers to legally reside in the country while maintaining employment with overseas companies or clients. Here’s what applicants need to know:

Visa Basics

• Initial validity: 12 months
• Renewable for up to 2 additional years
• Minimum income requirement: €3,500 net monthly income
• Must maintain foreign employment/contracts
• Comprehensive health insurance mandatory

Eligibility Requirements

Applicants must demonstrate:

• Stable remote income from non-Greek sources
• Clean criminal record
• Good health status
• Valid passport
  • Must be valid for 3+ months after your planned exit from the Schengen Zone
  • Needs 2+ empty pages for stamps/visas
  • Cannot be older than 10 years from issue date

Income Thresholds

• Single applicant: €3,500/month
• With spouse: €4,200/month (20% increase)
• Per child: Additional 15% of base amount

Required Documentation

• Passport valid for 3+ months beyond stay
• Completed visa application form
• Recent passport photos
• Proof of remote employment (contracts/client agreements)
• Financial documentation (bank statements/payslips)
• Clean criminal record certificate (less than 3 months old)
• Health insurance covering Greek residency
• Medical clearance certificate
• €75 application fee

Application Process

• Must apply in person at Greek consulate
• No option to convert tourist visas
• Processing times vary by consulate

Important Restrictions

• Does not permit local employment
• Cannot establish Greek business
• Income must remain foreign-sourced

Renewal Conditions

• Continued remote employment
• Maintained income level
• Valid health coverage
• Clean criminal record

The Financially Independent Person (FIP) Visa: Key Details

*(Updated for 2025 under Law 5038/2023)*

Who It’s For:

Non-EU citizens with stable passive income (pensions, investments, rentals) who want to live in Greece without working locally.

Critical 2025 Updates:

• Minimum income: Now €3,500/month (€4,200 with spouse)
• Stay requirement: 183 days/year to renew (strictly enforced)
• No gray areas: Even remote work for foreign companies voids eligibility

Why Legal Advice Is Non-Negotiable:

• Tax traps: Greece taxes worldwide income after 183 days (double-taxation risks for Americans)
• Documentation hurdles: Pension/401(k) withdrawals often need restructuring to qualify
• Regional differences: Some immigration offices demand extra proof for investment income

What Most Applicants Miss:

• Health insurance must be Greek-purchased (international plans often rejected)
• One income gap can trigger denial at renewal
• Biometric delays may require legal intervention

Greece’s Digital Nomad Visa Vs. FIP Visa (2025 Comparison)

1. Purpose & Eligibility

2. Financial Requirements

3. Duration & Renewal

Unlike the FIP visa (183 days/year), the Digital Nomad Visa does not mandate a specific number of days in Greece to maintain validity.

• Spending more time in Greece than elsewhere (border officials track entries/exits)
• Having a registered Greek address (lease or property)
• Paying local taxes if staying >183 days/year (triggering tax residency)

4. Key Restrictions

5. Application Process

*Applying for Greece’s Digital Nomad Visa (2025): You can apply either from the U.S. (before arrival) at a Greek consulate (4–8 week processing) or from within Greece by converting your tourist visa (must apply within 90 days). Both require proof of €3,500+/month remote income, Greek health insurance, and a criminal record background check.

Key Difference: U.S. applications guarantee legal entry but face consulate delays, while in-Greece filings are faster but riskier if you overstay. Note: If applying locally, you’ll need a Greek tax number (AFM) and must avoid overstaying your initial 90-day visa.

Which Visa is right for you?

Choose Digital Nomad if you:

• Work remotely for a foreign company/clients
• Want flexibility to leave Greece frequently

Choose FIP if you:

• Have pension/investment income (no employment)
• Plan to live in Greece full-time (183+ days/year)

Note: Both visas do not lead to Greek employment or citizenship.

Pro Tip: Pair your FIP visa application with a tax residency assessment to avoid surprises. Many retirees unknowingly trigger Greek tax obligations by overstaying tourist visas.

The residence permit for Digital Nomads requires:

1. Valid Passport

It must:

• Be valid for at least 3 months after your planned exit from the Schengen area.
• Have at least 2 blank pages.
• Have been issued in the last 10 years.

2. Proof of Entry into Greece

• Either a passport stamp or a Digital Nomad Visa.

3. Solemn Declaration

A document stating that:

• You plan to live in Greece for remote work.
• You won’t work for any employer based in Greece.

4. Proof of Enough Money

• You must show a minimum monthly income of €3,500 (after taxes).

5. Residence Permit Application Form

• You must submit this online through the local government office where you’ll live.

6. Proof of Remote Work

• Documents showing your remote work status (requirements vary based on whether you’re employed, self-employed, etc.).

Greece offers both a Digital Nomad Visa and a Residence Permit for Digital Nomads, but they function slightly differently.

Key Differences in Greece

☞ Related: How a pre-move visit can make your Relocation to Greece smoother

Greece Golden Visa Program: Key Advantages 2025

1. Unrestricted Schengen Access

• Visa-free travel across 26 European countries
• No minimum stay requirements (only 7 days/year in Greece to maintain status)

2. Family Inclusion – It covers:

• Spouse
• Children under 21 (previously under 24)
• Parents of both applicant and spouse

3. Long-Term Benefits

• Permanent residency renewable every 5 years
• Pathway to Greek citizenship after 7 years of legal residence
• Right to rent out investment properties

4. Flexible Investment Options

• Real Estate Routes:
• €250,000: Convert commercial buildings to residential (any location)
• €400,000: Single property (120+ sqm) in most regions (mainland and some islands)
• €800,000: Athens/Thessaloniki/major islands (Mykonos, Santorini, etc.)

Alternative Investments:

• €400,000–800,000: 10-year hotel/tourist residence leases (zone-dependent)
• €500,000+: Fixed-term deposit in Greek banks

5. Business Permissions

• Can own shares in Greek companies and earn dividends
• Restriction: No direct employment in Greece

Critical 2025 Updates

New Regional Restrictions

• €800k minimum now applies to Athens, Thessaloniki, and popular islands
• €250k option limited to non-touristic restoration projects

Stricter Documentation:

• Proof of clean criminal record from all countries of residence (last 10 years)
• Health insurance covering €30,000+ in Greece

What most investors overlook:

• Double Taxation Risks: Greece taxes worldwide income after 183 days/year

Hidden Costs:

• 15–24% property transfer tax
• Annual ownership taxes (€3,000–15,000 depending on value)
• Processing Delays: Now 8–14 months due to backlog

Why professional guidance is essential

• Eligibility Verification: Many “qualified” properties fail due to zoning issues
• Tax Optimization: Structuring to avoid double taxation (especially for US citizens)
• Renewal Pitfalls: Missing the 7-day annual stay can void residency

Disclaimer:

Investment thresholds and rules are subject to change. Consult a Greek immigration lawyer and tax specialist before proceeding.

US – Greece Tax Nightmares

The Essentials of Navigating Greek & US Taxes

Good News First:

• Greece has no wealth tax (unlike Spain/France) (Greece has an annual property tax (ENFIA) based on real estate value, but it’s not a wealth tax, it only applies to real estate, not total assets.)
• The US treaty protects your salary/pension from double taxation
• Property taxes are lower than most US states (avg. €800/year on a €250k home)

When Taxes Kick In:

📍 183+ days in Greece = Tax residency (count all days, arrival/departure days)

• First 5 years: Only taxed in US
• After 5 years: Greece can tax up to 15%

• IRS Form 8938 required if you have €200k+ in Greek accounts
• Greek tax returns due June 30 (even for retirees)

Healtcare in Greece: What Americans need to Know (2025)

• While Greece’s healthcare system was ranked #14 globally by WHO in 2000, modern assessments show variations in service quality. The country excels in doctor availability (6.1 per 1,000 people) but faces wait times for non-urgent care.
• Doctor visits cost €30-€60 without insurance
• Emergency care is free for all (even tourists)

How it really works:

Healthcare reality check: critical notes (updated and clarified)

1. US insurance gaps

You need one of these

• Private Insurance (Minimum ~€30,000/year coverage) from:

1. A Greek insurer (e.g., Interamerican, Allianz Greece) or
2. An international/EU insurer (e.g., Cigna Global, AXA)

• Public Insurance (ESY): Only if you become a Greek tax resident (not required for Golden Visa).

2. Greek Insurance must-haves (for Expats or Long-Term Stay)

3. Medication Quirks

Where to live in Greece

1. Athens: The Urban Pulse

• Full-service hub: Top hospitals, embassies, 2 international airports
• Thriving expat scenes: Koukaki (young professionals), Glyfada (families)
• Cultural overdose: Ancient sites, Michelin-starred restaurants, year-round events
• Transport: Metro covers 80% of the city (unlike anywhere else in Greece)
• Strong expat and digital nomad scene
• Rich culture, food, history, and events all year round
• Well-connected to other parts of Greece
• It can feel chaotic and charming in the same breath

• Busy and loud
• Not everything is polished, most parts are raw and rough.
• Not a postcard, unless you are an artist
• More people, more waiting in line
• Summer heat: 35°C+ July/August with meltemi winds

2. Kalamata: The balanced choice

• Mild climate with lots of sunshine and pleasant winters (300+ sunny days)
• Affordable living: €500/month rents, more for sea-view apartments
• Beautiful coastal city with a mix of beaches, mountains, and green spaces. (Taygetos hiking, Voidokilia Beach, Stoupa, Kardamyli)
• Vibrant local culture with traditional festivals, music, and a great food scene
• Plenty of outdoor activities, swimming, cycling, hiking, and adventure sports
• Close to amazing destinations (Mani, Monemvasia, Ancient Olympia, ancient Messene)
• Easy access to Athens (approx. 2.5–3 hrs by car)
• Airport with seasonal international flight

• Limited healthcare: For specialists, Athens is a must
• Quiet winters: Fewer than 5,000 expats year-round
• Humidity: 70%+ in summer (vs. 50% in Athens)
• Public transport is very weak
• Not much big-city nightlife

3. Thessaloniki: The underrated gem

• Lower costs: Rent 30% cheaper than Athens
• Walkable center: UNESCO-listed Byzantine walls, vibrant markets
• Food capital: Best meze and bougatsa (cream pies) in Greece
• University vibe: Young energy with 100,000+ students
• Flights from Thessaloniki Airport (SKG) are usually cheaper than from Athens
• Close to European capitals (by airplane or car)
• Ski centers within 2 hours drive
• Halkidiki’s beaches (turquoise waters and pine trees) are under 90 minutes away.
• Hospitable people
• New Metro line (finally!) but doesn’t reach the airport.

• Winter gloom: Rainiest major city in Greece
• Still Growing Some public services and infrastructure (especially outside the center) may feel less organized than in Athens.

4. Chania (Crete): Most popular city to relocate in Greece

• Year-round livability: Mild Mediterranean climate, winter lows of 10°C (warmer than mainland)
• Local charm: Venetian harbor, mountain villages like Theriso
• Food sovereignty: Farm-to-table culture (cheese, wine, olive oil)
• Hidden affordability: €600/month for 1-bedroom outside Old Town
• Great mix of city and countryside
• Gorgeous beaches and nature
• Strong local culture
• Good connections to Athens and Europe
• Wellness opportunities
• Affordable living (outside tourist areas)
• Slower pace, very walkable town

• Winter is very quiet, many places shut down
• Island reality: 9-hour ferry or less than an hour flight to Athens
• Tourist tides: July/August crowds spike prices 40%
• Bureaucracy: Slower than mainland
• More traditional mindset in some areas
• Driving can be challenging
• Limited public transport
• Island life is not for everyone

The Greek Paradox: Why it’s worth the fight

Greece won’t fix your life… but it will remind you how to live.

You’ve seen the glossy ads with the endless blue waters, sun-drenched terraces, the famous freddo cappuccinos.

But the real Greece is messier, louder, and more profound.

And no, most Greeks don’t live in whitewashed houses with blue shutters.

Greece offers something that’s hard to find:

Space to breathe. Life runs slower here. And don’t be fooled, people aren’t lazy. They just respect life at its core.

You start noticing things again… your food, your neighbours, the weather.

Greece is affordable for many.

If you decide to come, bring your patience, your curiosity, and a bit of humility. Greece has its own rhythm, please don’t show up trying to change it from day one. Take time to listen, observe and understand before you start judging. That’s how respect grows and that’s how Greece welcomes you in.

There’s something in the energy here as well and I’m not talking about electricity.

You’ll feel it when you walk under the Acropolis or pause to take in the view from a little chapel.

Life in Greece is safer than in many other countries.

But it’s far from perfect.

You’ll smile when you experience the 8pm veggeras in small towns when generations sit outside a house, sharing the news and watermelon. Or when you notice the silence of a 2pm siesta. Shops close too, in many places.

People express themselves differently. They speak loudly and upfront, so don’t get offended if they ask you “personal” questions. Most likely, it’s because they care.

There’s beauty here, but it’s raw. Real.

You need a bit of resilience and a lot of humour to cope with it.

Now that you see Greece with clear eyes and if you’re still interested in moving, let’s talk about your first step.

Serious about moving to Greece? Here’s how I can help

A structured 1:1 session to help you clarify the “why” behind your move

An introspective questionnaire to uncover your priorities, values, and non-negotiables

Help choosing a region that fits your lifestyle and personality

Realistic guidance drawn from living this process

A mix of emotional and practical support as you navigate the transition

Honest, direct answers without sugarcoating

A scouting trip plan that goes beyond real estate

Access to local knowledge and resources

A plan that prepares you for the parts no one tells you about

10+1 Critical Mistakes People Make Before Relocating to Greece

Key Questions to Ask Your Lawyer About the Greek Golden Visa