Israeli real estate demand jumped after the 2026 midterms. Total Israel CEO Hillary Barr reports 35 leads in one day and shows where Americans are buying.
Demand for Israeli real estate from American Jews jumped the day after the 2026 midterms. By this afternoon, 35 people had contacted Total Israel, frightened and asking how fast they could get a home in Israel. Three were Jews from Michigan, where Abdul El-Sayed won the Senate seat.
I have spent more than 15 years organizing rallies and vigils for Israel and the Jewish people, and I do not scare easily. But I understand why these callers are scared. Abdul El-Sayed won Michigan’s Senate seat last night. The Media Line reports he supports restricting US military assistance to Israel and has sharply criticized Israel’s conduct in Gaza. Democrats also took control of Congress, which the same report says will shape oversight of US foreign policy and aid for years.
I am not telling anyone how to vote. I am telling you what I hear. American Jews are asking whether the ground under them is as solid as they believed, and many have decided they want a second address with a front door in Israel.
That is why Israeli real estate matters right now. For a growing number of American families, an apartment in Tel Aviv, Jerusalem or the Galilee is no longer just an investment. It is a backup plan, a place to land, and a statement of where they belong. The demand is real and it is not new. Ynet reported in 2025 that Finance Ministry figures showed foreign residents buying more homes, and one developer said many projects were already sold out to Americans.
Where Americans Are Buying, and Why
Buyers fall into two groups: those who plan to move, and those who want what developers call a “safe home” to turn to if things get worse abroad. Here is where both groups are looking.
Jerusalem leads for North American buyers. In the first seven months of 2025, 390 North Americans settled there, the most of any city in the country. Buyers are drawn to the religious institutions, the schools and the history, and some American friends are buying side by side. In one Arnona project, a group of friends bought six apartments together, and one developer says a planned US Embassy complex nearby adds prestige. Baka, the German Colony, Talbiya and Old Katamon sit at the top of the market.
Ra’anana is known as the capital of Anglo aliyah. Its international schools, parks and large English-speaking community make it the softest landing for American families. It costs more than it used to, but you generally get more space than in Tel Aviv, including gardens.
Netanya is where the momentum is. It edged past Tel Aviv as the top destination for new immigrants in early 2025, with 1,688 newcomers. A seaside lifestyle appeals to American and French buyers alike, and one attorney notes that sharp price increases there are drawing foreign buyers.
Tel Aviv remains the premium market for luxury buyers, culture and careers. Prices there have flattened, with one forecast calling for roughly 0% to 3% growth in 2026, which may give patient buyers room to negotiate.
Beit Shemesh and Modiin are the value picks. Beit Shemesh drew 160 North Americans in early 2025, a large share for its size, thanks to more affordable housing and established communities. Modiin sits conveniently between Jerusalem and Tel Aviv.
The North is the surprise. Developers report unexpected interest from New York and Los Angeles in Katzrin, driven by Zionism and a desire to help build up the region.
Some practical points matter before you buy. Foreign residents pay 8% purchase tax up to about 6 million shekels, and 10% beyond that, though those planning to immigrate within a year may qualify for relief. Many buyers purchase directly from developers, who often offer flexible payment schedules. A local lawyer is not optional.
Why Now, and How to Start
The CEO of marketing firm Ari Group told Ynet he expects demand to rise even further once the war ends, and developers are already adding overseas fairs, remote tours and online sign-ups to reach buyers abroad. For buyers, that means today’s terms may not last.
Starting is simpler than most people expect. First, decide the purpose: a home for the family, an aliyah landing pad, or an investment. That answer points to the city. A family planning to move will weigh Ra’anana or Jerusalem for schools and community, while an investor may prefer Netanya or a new coastal project. Second, hire an Israeli real estate attorney before signing anything, and ask a tax adviser how purchase tax, trusts and cross-border reporting apply to you. Third, tour with a trusted partner on the ground, or buy new construction remotely from a developer with clear payment terms. Fourth, consider buying with friends or family, as American groups are doing in Jerusalem.
None of this requires panic. It requires a plan. The callers I spoke with today are not abandoning America. They are doing what Jewish families have always done in uncertain times: making sure there is a door that is always open to them. In Israel, that door exists, and it belongs to us.
Frequently asked questions
Why are American Jews looking at Israeli real estate now?
Many see a home in Israel as a backup plan after the 2026 midterms. Developers have also reported buyers purchasing a “safe home” in case conditions worsen abroad, alongside buyers planning to move.
Which Israeli cities do Americans buy in most?
Jerusalem led North American settlement in early 2025, followed by Beit Shemesh, Tel Aviv, Ra’anana and Modiin. Netanya and the north are also drawing interest.
What purchase tax do foreign buyers pay in Israel?
Foreign residents pay 8% purchase tax up to about 6 million shekels and 10% on the remainder. Buyers planning to immigrate within a year may qualify for significant relief.
Can I buy Israeli property without moving?
Yes. Many buyers purchase new construction remotely from developers, who often offer flexible payment schedules, or tour with partners on the ground. Hire an Israeli real estate attorney first.
Hillary Barr is CEO of Total Israel, a real estate company helping Americans buy property in Israel, and CEO of R New York. She sits on the board of AMCHA Coalition for Jewish Concerns and founded Mothers Against Terrorism.
How we report: Olam stories draw on public filings, company disclosures and named sources, checked by our editors. Read our methodology · Corrections
