For many North Americans, buying property in Israel can feel very different from the home-buying process they are familiar with in the U.S. or Canada. From how listings are found to how agents work, and commissions are structured. Understanding the Israeli real estate market ahead of time can help make the experience smoother, less stressful, and more successful.

One of the Biggest Differences: No Centralized MLS System

Unlike North America, Israel does not have a centralized MLS or Zillow-style database where all available properties are listed in one place. Instead, each real estate agent typically works with their own listings and properties that they personally represent.

This means that buyers often need to contact multiple agents, browse several websites, search Facebook groups, monitor WhatsApp listings, and navigate platforms such as Yad2 in order to see a wider range of available properties.

For Olim purchasing from overseas, this can quickly become overwhelming, especially when trying to coordinate viewings, understand neighborhoods, and determine which listings are still available.

Understanding Real Estate Commissions in Israel

Another important difference is how commissions are commonly structured in Israel.

In many cases, the seller pays a commission to their agent, and the buyer also pays a separate commission, typically around 2% plus VAT. This means that even if you independently find a property online and contact the listing agent directly, you may still be responsible for paying the buyer’s commission.

Additionally, the listing agent’s primary responsibility is usually to represent the seller’s interests.

Because of this, some buyers choose to work with a dedicated buyer’s agent who can help search the broader market, coordinate with multiple agents, negotiate on their behalf, and guide them throughout the process.

Why Many Overseas Buyers Mainly See New Construction Projects

Many Olim first encounter Israeli real estate through overseas expos and marketing campaigns promoting new construction developments.

This is largely because developers often invest heavily in international advertising and events targeting overseas buyers. As a result, many people assume that buying “on paper” is the primary way to purchase property in Israel.

However, there are also many existing resale properties available throughout the country that may offer significant advantages, including:

• The ability to physically see the property before purchasing
• Greater clarity regarding the building and neighborhood
• Faster move-in timelines in some cases
• Reduced uncertainty compared to future construction projects

The challenge is often simply locating these opportunities.

The Value of Working with the Right Buyer’s Agent

For many Olim, having a knowledgeable and trustworthy professional on the ground can make a significant difference.

A buyer’s agent may help:

• Search across multiple listing sources
• Coordinate with various agents
• Identify properties that fit your needs and budget
• Negotiate on your behalf
• Guide you through the Israeli buying process

In addition, experienced agents often have networks of trusted English-speaking professionals who can assist throughout the transaction, including:

• Real estate lawyers
• Mortgage brokers
• Property assessors
• Home inspectors
• Currency exchange specialists

When purchasing property in another country, having reliable professionals by your side can help provide greater clarity and peace of mind.

Tips for Choosing the Right Agent

Finding the right real estate agent is an important step in the process.

Some helpful ways to start include:

• Asking friends or family for referrals
• Searching English-speaking Facebook groups
• Speaking with multiple agents before making a decision
• Asking whether they search beyond their own listings
• Discussing neighborhoods, taxes, financing, and community options

Pay attention to how responsive, knowledgeable, and genuinely helpful the person seems. Often, those early conversations can tell you a great deal.

If you are still deciding where to live, it may also be beneficial to work with someone familiar with multiple communities and regions throughout Israel, rather than only one specific area.

Once you find an agent you trust, it is generally best to work exclusively with them to avoid confusion, duplicated efforts, and unnecessary complications.

Final Thoughts

Buying property in Israel is an exciting milestone, but it is important to understand that the process may look very different from what many North Americans are used to.

Taking the time to learn how the market works, understanding the role of agents, and building the right professional team can help make your home-buying experience in Israel far more manageable and rewarding.

Disclaimer

This article was written by Avi Plonka of Plonka Realty and reflects his personal professional opinions and insights regarding the Israeli real estate market. The information provided is intended for general informational purposes only and should not be considered legal, financial, mortgage, tax, or real estate advice. Real estate laws, taxes, regulations, commissions, and procedures in Israel may change and can vary based on individual circumstances. Nefesh B’Nefesh strongly recommends consulting with qualified licensed professionals before making any real estate decisions.

For questions or additional information, Avi Plonka can be reached at [email protected] or via WhatsApp at +972-54-892-2692.

* Last updated on May 31, 2026 *