Why OFWs Lose Money When Sellers Know Their Identity — And How to Protect Yourself

by Richard Valdez - www.RichardValdezRe.com

I lie awake at night sometimes, not out of fear, but out of clarity.

Planning ahead felt responsible—necessary, even. We thought that finding our forever parcel in Baguio City would be simple. But I learned quickly that in Philippine real estate, the danger isn’t always in the land itself… it’s in the details no one talks about.

Buenos Aires, subdivision in Baguio City taught us that. We invested in the topographic and soil studies—did everything the right way. But the biggest risk wasn’t the ground we tested. It was the undeveloped lot across from it, full of unknowns no study can prepare you for. When our offer wasn’t accepted, I didn’t feel disappointment; I felt relief.

Sometimes, the universe spares you from what you don’t yet see.

We have five years before retiring to Baguio City, and after decades managing global projects for LVMH and Bank of America, I thought I knew every rule in the book. But Philippine real estate has its own rulebook… and I learned the most important rule the hard way:

You never tell sellers who you are.

Not that you’re an OFW.

Not that you’re buying from abroad.

Not that you’re paying cash.

Identity becomes leverage. And leverage becomes someone else’s weapon.

To my fellow OFWs buying property back home: the moment a seller finds out the buyer is from abroad, the price grows legs—and runs.

On one property, the seller demanded a net sale—every fee, every tax, every peso on me.

On the next, despite having an unresolved encroachment issue, they still asked for more after our full cash offer.

We offered full asking price on both—with a smooth 30–60 day close. Both came back with higher counteroffers.

So yes, I walked away. Because when I agree to your God-given price, that’s the deal. And if you want more after that… you lose me.

But here’s what keeps me grounded:

despite the setbacks, my husband—and our four dogs—know one thing with absolute certainty: we don’t fold. We don’t break. And we don’t chase anything not meant for us.

The right property will come.

We will build our home.

Our home.

It’s our dream. It’s happening.

And I know it.

If you’re an OFW, a Filipino abroad, or someone searching for real estate guidance you can trust, visit my site:

www.RichardValdezRE.com

Here, I share real strategies, real insights, and the truth behind buying property—without the sugarcoating.

Because every Filipino deserves to come home to something real. - Richard

Can a Naturalized American Buy Land in the Philippines? Here's What I Found Out

By Richard Valdez – www.richardvaldezre.com

Let me start by saying: I am not a licensed realtor or attorney in the Philippines. The information I’m sharing here is based purely on my own curiosity and independent research. My goal is to help fellow Overseas Filipino Workers (OFWs) like me, and Filipino-Americans to have a starting point in your journey to buying property in the Philippines.

I am a Filipino; and some of my fellow Filipino - American families and friends who have became a naturalized U.S. citizen, and who are planning to retire back in the Philippines have one question that keeps coming up:

Can I still legally own land in the Philippines?

Here’s what I’ve found — along with the sources I used, so you can continue your own research too.

The Rule: Only Filipino Citizens Can Own Land

Under the 1987 Philippine Constitution, only Filipino citizens and Filipino-owned corporations are allowed to own land in the Philippines.

This means:

If you are a foreigner or a former Filipino who has naturalized in another country, you cannot legally own land in your name — unless you reacquire your Filipino citizenship.

Source:

• Article XII, Section 7 of the 1987 Constitution of the Philippines

Option 1: Reacquire Filipino Citizenship (RA 9225)

The Citizenship Retention and Reacquisition Act of 2003 (also known as RA 9225) allows former natural-born Filipinos to reacquire Philippine citizenship — without giving up your U.S. citizenship.

Once you’re a dual citizen, you regain full rights, including the right to own land and property.

Basic Requirements to Reacquire Citizenship:

• Your Philippine birth certificate

• U.S. naturalization certificate

• Valid IDs (U.S. and Philippine, if applicable)

• Completed application forms

• Oath of Allegiance

You can apply through the Philippine Embassy or Consulate in your country, or at the Bureau of Immigration in the Philippines.

Sources:

• Republic Act No. 9225 – Official Gazette

• Philippine Embassy USA – Dual Citizenship Info

Option 2: Buy Through a Filipino Spouse

If your spouse is a Filipino citizen, they can legally own land under their name. However:

• The land must be titled solely in their name

• As a foreigner, you cannot co-own the land

• If your Filipino spouse dies, you can inherit a usufruct (right to use) but not ownership

Source:

• Presidential Decree No. 1529 – Property Registration Decree

Option 3: Buy a Condominium

Foreigners and former Filipinos can buy condo units, as long as foreign ownership in the building does not exceed 40%.

This is a legal workaround that still gives you property rights — just not the land underneath.

Source:

• Republic Act No. 4726 – Condominium Act

Option 4: Lease Land Long-Term

While you can’t own land outright as a foreigner, you are allowed to lease private land for:

• Up to 50 years, renewable for 25 more years

• For both residential and commercial use

Source:

• Republic Act No. 7652 – Investor’s Lease Act

Final Thoughts

If you're a naturalized U.S. citizen born in the Philippines , you still have a path to reconnect with your roots and invest in real estate — but you have to go through the legal and constitutional steps.

I strongly recommend:

• Starting with RA 9225 and contacting your nearest Philippine Consulate

• Talking to a real estate attorney in the Philippines before any purchase

• Making sure all transactions are legally compliant and transparent

This blog is just a starting point. Please do your own research and consult professionals to make sure your investment is protected.

Let's Stay Connected!

If you found this blog helpful, check out my website:
👉 www.richardvaldezre.com

I’m passionate about helping OFWs and Filipino-Americans make smart, informed real estate decisions — even if I’m not a licensed broker in the Philippines. Let’s grow together!