Americans living in Greece are mostly attracted by the country’s Mediterranean lifestyle, lower cost of living, warm climate, and access to Europe. From retirees looking for a slower pace of life to remote workers and investors looking for new opportunities abroad, Greece has become one of the most popular destinations for Americans relocating overseas.
Moving to Greece from the USA requires obtaining the appropriate visa and residence permit. While U.S. citizens can visit Greece and the Schengen Area visa-free for up to 90 days within a 180-day period, anyone planning to live in Greece long-term needs to apply for a National Type D Visa through a Greek consulate in the United States before relocating. Once in Greece, the visa can be converted into a residence permit, allowing you to legally live in the country for an extended period.
This article will cover everything US nationals need to know about moving to Greece, from costs, visas, healthcare, taxes, and more.
Americans Living in Greece: Key Takeaways
Why are Americans Moving to Greece?
Significantly lower cost of living
According to data from Numbeo, the cost of living in Greece is, on average, 22% lower than in the United States, while rent prices are a massive 64% lower. When comparing Athens to bigger American cities like New York City or Washington D.C., day-to-day expenses drop by 40% to 50%, excluding rent. From affordable, high-quality groceries and dining out to incredibly lower healthcare costs, Americans find that their dollars stretch further in Greece.
The Mediterranean lifestyle and climate
Greece puts a cultural emphasis on work-life balance, community, and a slower pace of life. The country already has an average of 250 to 300 sunny days per year, healthy, longevity-focused food, and walkable, outdoor cities and islands.
Safety and peace of mind
Greece is considered a safe and family-friendly country with low levels of violent crime. The U.S. Department of State rates Greece as Level 1: Exercise Normal Precautions, while the Global Peace Index ranks Greece 53rd globally for safety. This makes it an attractive option for families and investors seeking a stable place to live or invest.
Strategic access to Europe
Using Greece as a place to live gives Americans visa-free travel across the Schengen Area. The country has well-connected airports in Athens and Thessaloniki, and travelers can easily reach destinations throughout Europe, North Africa, and the Middle East.
Highly attractive tax incentives
To attract international talent, investors, and wealthy individuals, Greece offers several tax incentives for new residents:
- 50% Income Tax Reduction: Eligible remote workers, digital nomads, and professionals who move their tax residency to Greece can receive a 50% reduction in income tax for up to seven years.
- 7% Pension Tax Regime: Foreign retirees can benefit from a flat 7% tax rate on qualifying foreign pensions and other passive income for up to 15 years.
- Non-Dom Tax Regime: Investors who make a qualifying investment of at least €500,000 can pay a fixed annual tax of €100,000 on their foreign income for up to 15 years through the Greece Flat Tax Regime, without having to declare overseas income or assets in Greece.
Appealing real estate market and strong rental yields
- Greece Golden Visa Program: Expats can obtain a renewable five-year residence permit through a qualifying investment. Real estate options start at €250,000 for commercial-to-residential conversion projects and can reach €800,000 in high-demand locations such as Athens and Mykonos. Greece also ranks 1st in the RCBI report by Global Citizen Solutions, and the real estate market continues to grow because of the Greek Golden Visa.
- Rental Income Potential: Greece offers attractive rental returns, with gross rental yields typically ranging from 3.2% to 5.5%, while high-demand cities such as Athens can achieve yields close to 5.5%.
Can Americans live in Greece?
Yes, Americans can live in Greece, but the length of your stay determines the legal pathway and paperwork required. The rules are divided into two distinct categories:
Short-term stays (The 90-day rule)
For short stays, Americans do not need to apply for a traditional visa ahead of time. Under Schengen Area rules, U.S. citizens can enter Greece with just a valid passport for tourism or business.
- The 180-Day: You are permitted to stay for a maximum of 90 days within any 180-day period.
- Tracking your time: Once you hit your 90-day limit anywhere within the Schengen zone, you must leave the region entirely and wait another 90 days before you can re-enter.
Long-term stays (visas and residence permits)
If you intend to live in Greece for longer than 90 days, you cannot simply arrive as a tourist. You have to get a legal status through a structured, two-step process before making the move:
- Step 1: Apply for a National Visa (D-Visa): Before traveling, apply for a long-stay D-Visa through a Greek embassy or consulate. Common options include the Digital Nomad Visa, Financially Independent Person (FIP) Visa, and work or study visas.
- Step 2: Apply for a residence permit: After arriving in Greece, you need to apply for a residence permit before your visa expires. This permit allows you to live in Greece long-term and can be renewed as needed.
Visa Options for Americans Moving to Greece
Greece Golden Visa
The Greece Golden Visa is a residency-by-investment program that allows non-EU citizens and their eligible family members to obtain a renewable five-year residence permit through a qualifying investment in Greece. Investors can qualify through several investment routes, including €250,000 for commercial-to-residential conversion projects or listed building restorations, €400,000 for residential property in most regions of Greece, and €800,000 for property in high-demand locations such as Athens, Thessaloniki, Mykonos, and Santorini. Alternative investment options are also available, such as investment funds (€350K) and bank deposits (€500K). There is no minimum stay requirement to maintain or renew the residence permit, provided the qualifying investment is retained.
Greece Digital Nomad Visa (DNV)
The Greece Digital Nomad Visa is designed for non-EU citizens who work remotely for employers or clients based outside Greece. Applications must be submitted through a Greek consulate before traveling. Applicants must show a minimum net monthly income of €3,500. This increases by 20% for a spouse and 15% for each dependent child. You also need to provide proof of remote employment or self-employment with foreign clients or companies. Working for a Greek employer or serving local clients is not permitted.
Greece Financially Independent Person (FIP) Visa
The Greece FIP (Financially Independent Person)Visa is designed for non-EU citizens who want to live in Greece without working. It is the best option for retirees and people with stable passive income from sources such as pensions, investments, or rental properties. Applicants must show a minimum passive income of €2,000 per month. This amount increases by 20% for a spouse and 15% for each dependent child. The income should come from passive sources, not employment.
Read our full Greece Golden Visa guide and start your global journey with our specialists.
The Cost of Living in Greece for Americans
Housing costs in Greece for Americans
| Location | Property Type | Average Monthly Rent |
|---|---|---|
| Athens | 1-Bedroom Apartment | €600 – €850 |
| Athens | 3-Bedroom Apartment | €1,000 – €1,400 |
| Thessaloniki | 1-Bedroom Apartment | €500 – €750 |
| Thessaloniki | 3-Bedroom Apartment | €800 – €950 |
| Crete (Chania/Heraklion) | 1-Bedroom Apartment | €450 – €750 |
| Crete (Inland Areas) | Traditional Home | €350 – €500 |
| Mykonos & Santorini | Studio Apartment | €650 – €750+ |
| Corfu & Rhodes | 1-Bedroom Apartment | €400 – €600 |
Food and grocery expenses
| Expense Category | Frequency / Unit | Average Cost (€) | Notes |
|---|---|---|---|
| Laiki Agora (Farmers Market) Basket | Per Week | €20 – €30 | A cost-effective way to buy fresh produce, olives, and local cheeses. |
| Milk | 1 Liter | €1.50 | Typical supermarket price. |
| Fresh Bread | 1 Loaf | €1.20 | Widely available from local bakeries. |
| Eggs | Dozen (12) | €4.00 | Standard grocery item, with free-range options costing slightly more. |
| Local Feta Cheese | 1 Kilogram | ~€11.00 | A staple of the Greek diet and generally cheaper than imported varieties. |
| Total Food Budget (Single Person) | Monthly | €230 – €350 | Based on regular home cooking and shopping at local markets. |
| Total Food Budget (Family of 4) | Monthly | €600 – €750 | Covers groceries, fresh produce, meat, and household essentials. |
Utility costs for Americans living in Greece
| Utility Type | Coverage Details | Average Monthly Cost (€) | Notes |
|---|---|---|---|
| Basic Utilities | Electricity, water, gas, and garbage collection | €150 – €220 | Typical for an 85 m² apartment. Costs can rise to around €250 during the summer months due to air conditioning use. |
| High-Speed Internet | Unlimited broadband (60–100 Mbps) | €25 – €35 | Widely available through providers such as Cosmote, Vodafone, and Nova. |
| Mobile Phone Plan | Unlimited data and local calls | €15 – €25 | Reliable nationwide coverage with both prepaid and contract options available. |
Transportation costs
| Transport Type | Option / Metric | Average Cost (€) | Notes |
|---|---|---|---|
| Athens Public Transport | Single Ticket | €1.20 | Valid for 90 minutes on buses, trams, and the Athens metro network. |
| Athens Public Transport | Monthly Unlimited Pass | €27 – €30 | An affordable option for regular travel across the city. |
| Thessaloniki Public Transport | Monthly Unlimited Pass | ~€16 | A cost-effective transport network, primarily bus-based with expanding metro services. |
| Taxi | Short City Trip | €10 – €15 | Regulated fares with a starting meter rate of around €4. |
| Gasoline | Super Unleaded (Per Liter) | €1.90 – €1.95 | Fuel prices are generally higher than in the U.S. due to European fuel taxes. |
Best Places for Americans to Live in Greece
Athens – Best for families and professionals
Athens is Greece’s largest city and the country’s main town for international business, healthcare, and education. It has the largest American expat community, amazing international schools, and easy access to private healthcare. For remote workers and professionals, it has the best infrastructure and connectivity in Greece. The trade-off is a higher cost of living, with one-bedroom apartments ranging from €600 to €850 per month
Chania (Crete) – Best for Island living
Chania is a mixture of a relaxed Mediterranean lifestyle with historic Venetian architecture, beautiful beaches, and a large international community. English is widely spoken, and many expats are attracted to the city’s slower pace of life and year-round outdoor lifestyle. Living costs are moderate, with one-bedroom apartments ranging from €450 to €750 per month.
Thessaloniki – Best for culture and affordability
Thessaloniki offers many of the benefits of Athens but with a calmer atmosphere and lower living costs. The city is known for its food scene, waterfront, and university culture; it appeals to professionals, retirees, and remote workers looking for city life without the pace of the capital. One-bedroom apartments cost between €500 and €750 per month.
Corfu – Best for retirees and established expat communities
Corfu is one of Greece’s most popular islands for international residents, with a long-established English-speaking expat community. The island gives residents a peaceful lifestyle, green landscapes, and a good sense of community, which makes it particularly attractive to retirees. Long-term rentals range from €400 to €600 per month.
Kalamata – Best for affordable coastal living
Kalamata is located in the Peloponnese, with a coastal lifestyle, easy access to beaches, mountains, and outdoor activities. It has become increasingly popular with remote workers and retirees looking for a more authentic Greek experience at a lower cost. One-bedroom apartments range from €350 to €500 per month.
How to Move to Greece From the USA: Step-by-Step Process
- Step 1: Choose the right visa: Before moving to Greece, you must select the visa that best fits your situation. Popular options include the Digital Nomad Visa for remote workers, the Financially Independent Person (FIP) Visa for retirees and individuals with passive income, and the Greece Golden Visa for investors.
- Step 2: Apply for a National Visa (D-Visa): Most Americans planning to stay in Greece long-term must first obtain a National Visa (D-Visa) through a Greek Embassy or Consulate in the United States. This normally requires a valid passport, proof of income, health insurance, a criminal background check, and supporting documents related to your chosen visa.
- Step 3: Set up your local essentials: After arriving in Greece, one of your first priorities should be obtaining a Greek Tax Number (AFM) and opening a local bank account. These are needed for everyday activities such as signing a lease, setting up utilities, and managing finances.
- Step 4: Find long-term accommodation: Once your local paperwork is in place, you can rent or purchase a property. If you are renting, ensure the lease is officially registered, as it can be required for immigration and administrative purposes.
- Step 5: Apply for your residence permit: Your D-Visa allows you to enter Greece, but you must still apply for a residence permit to remain in the country long-term. This process includes submitting documents, paying government fees, and attending a biometrics appointment.
- Step 6: Manage your tax obligations: Americans living in Greece will have tax responsibilities in both countries. Depending on your circumstances, you might need to file Greek tax returns while continuing to meet U.S. tax and foreign account reporting requirements.
Healthcare in Greece
- Public healthcare (ESY): Greece provides universal healthcare through its National Health System (ESY). The system has free or low-cost access to doctors, hospitals, and emergency care. Expats can access public healthcare by obtaining a Greek social security number (AMKA). While the system is comprehensive, wait times for non-urgent specialist appointments can be longer, especially outside major cities.
- Private healthcare: Expats mostly choose private healthcare to get faster access to doctors and specialists, modern facilities, and shorter waiting times. Private hospitals and clinics are available in main cities such as Athens and Thessaloniki, and many medical professionals speak English.
- Health insurance requirements: Health insurance is required for most long-term visas and residence permits in Greece. Applicants need coverage of at least €30,000 for medical emergencies, hospitalization, and repatriation within the Schengen Area. Long-term residents can later switch to local private insurance plans, which cost around €50–€150 per month.
Taxes for Americans Living in Greece
Determine tax residency in Greece
Your tax obligations in Greece depend on your tax residency status. If you spend more than 183 days in Greece during a calendar year, you are considered a Greek tax resident. As a tax resident, Greece can tax your worldwide income, including employment income, investment income, and capital gains.
If you spend fewer than 183 days in Greece, you are only taxed on income earned within Greece, such as rental income from Greek property or income from local employment.
Avoiding double taxation
U.S. citizens are required to continue filing annual U.S. tax returns regardless of where they live. However, there are several provisions to help prevent double taxation:
- Foreign Earned Income Exclusion (FEIE): Eligible Americans can exclude a portion of their foreign-earned income from U.S. taxation.
- Foreign Tax Credit (FTC): Taxes paid in Greece can often be used to offset U.S. tax liabilities.
- U.S.–Greece Tax Treaty: The tax treaty between the two countries helps determine which country has primary taxing rights over specific types of income.
U.S. Foreign asset reporting requirements
Americans living in Greece will also need to report foreign bank accounts and financial assets to U.S. authorities.
- FBAR (FinCEN Form 114): Required if the combined balance of all foreign financial accounts exceeds $10,000 at any point during the year.
- FATCA (Form 8938): Generally required when foreign financial assets exceed $200,000 for single taxpayers living abroad.
Pros and Cons of Living in Greece as an American
| Pros of Living in Greece | Cons of Living in Greece |
|---|---|
| Lower cost of living: Everyday expenses are generally lower than in the U.S., and rental costs can be significantly more affordable. | Slow bureaucracy: Administrative processes such as residence permits, banking, and utilities can be time-consuming and paperwork-heavy. |
| Attractive tax incentives: Eligible new residents can benefit from tax programs such as the 50% income tax reduction and the 7% Greece Flat Tax regime for retirees | Limited local job opportunities: Salaries are relatively low, and finding well-paid local employment can be challenging without fluent Greek. |
| Affordable private healthcare: Greece offers high-quality private healthcare at a fraction of typical U.S. costs. | Infrastructure varies by region: Major cities have great infrastructure, but some islands and rural areas have fewer services and slower internet. |
| Safe and family-friendly: Greece has low levels of violent crime and is considered one of the safer countries in Europe. | Hot summers and tourist crowds: Popular destinations can become crowded and expensive during the peak summer season. |
| Mediterranean lifestyle: Residents enjoy a relaxed pace of life, strong family culture, and plenty of sunshine throughout the year. | Language barrier: English is common in tourist areas, but Greek is often needed for government services and daily administration. |
| Visa-Free Schengen travel: Greek residents can travel freely throughout the Schengen Area for short stays. | U.S. tax filing requirements: American citizens need to continue filing U.S. tax returns and may have additional foreign asset reporting obligations. |
How Can Global Citizen Solutions Help You?
Global Citizen Solutions is an advisory migration consultancy firm with years of experience delivering bespoke residence and citizenship by investment solutions for international families. With offices worldwide and an experienced, hands-on team, we have helped hundreds of clients worldwide acquire citizenship, residence visas, or homes while diversifying their portfolios with robust investments.
We guide you from start to finish, taking you beyond your citizenship or residency by investment application.
