Lessons from a Bumpy Start: Finding Grace in Philippine Real Estate

by Richard Valdez - www.RichardValdezRE.com

A Rough Start in Our Overseas Property Journey

There are some lessons you only learn when life knocks the wind out of you — quietly, unexpectedly, and always when you thought you had everything under control. That’s how it was with our first real estate experience in the Philippines — one that started with optimism but taught us lessons that money can’t buy.

We entered the Philippine property market from abroad, armed with trust, excitement, and dreams of building something lasting. But as many overseas Filipino buyers discover, real estate back home comes with unexpected turns. The seller we were dealing with mistakenly believed she owned a lot in Buenos Aires, Dontogan, Baguio City — only to later find out it was actually the adjacent parcel. Trusting her word, we proceeded with a soil survey on the wrong lot. To make matters worse, the survey revealed the presence of soluble limestone, which can dissolve over time and compromise the stability of any structure if proper foundation engineering and stormwater management aren’t implemented. What started as a hopeful investment became a hard-earned lesson in due diligence.

Lessons Every Overseas Filipino Should Know About Real Estate in the Philippines

The real estate process in the Philippines can feel daunting when you’re living abroad. We learned that distance magnifies everything — trust issues, timelines, and communication. But through it all, we discovered what every Filipino-American investor eventually learns: that patience, the right people, and transparency make all the difference.

Choosing the Right Real Estate Team in the Philippines

Our turning point came when we partnered with a team that didn’t just handle documents — they handled us with integrity. They delivered on promises, guided us through every challenge, and reminded us that the right people can turn a difficult process into a meaningful partnership.

For OFWs and investors overseas, finding a trustworthy local real estate team is everything. Look for professionals who communicate clearly, provide honest updates, and understand what it means to invest not just money — but trust — from thousands of miles away.

From Setback to Success: Finding Gratitude in the Process

Now, as we look back, the road that once seemed so uneven feels smoother than ever. Every delay, every document mix-up, every doubt became part of the rhythm that carried us from frustration to gratitude.

Maybe that’s how it’s supposed to be. Maybe we need to stumble before we can stand with confidence. Because growth rarely comes from perfect transactions — it comes from learning what to do when things don’t go as planned.

A Reflection for Every Overseas Buyer

Maybe mistakes are what make our fate… without them, what would shape our lives?

For every Filipino living abroad dreaming of owning property back home, remember this: setbacks are part of the journey. They teach patience, humility, and resilience — values that go far beyond real estate.

Thinking About Investing in Philippine Real Estate from Abroad?

If you’re an OFW, Filipino-American, or international investor planning to buy property in the Philippines, let our story be your reminder: find the right partners, ask the right questions, and never lose sight of why you started.

Visit www.RichardValdezRE.com for trusted stories, local connections, and insights to help guide your property journey — whether you’re building a home for retirement, investment, or simply to come home to.

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!