Talk to us

Common questions

What does Sela cost?

Consultations start at $250 for a 30-minute call. A full engagement is a flat fee that depends on scope (new construction vs. second-hand, whether you've identified a property, whether you need help with the search itself). The consultation fee credits toward a full engagement if you decide to work with us. We are never paid as a percentage of the purchase price.

Can I do this myself?

Yes — some buyers can. The profile of someone who can: Hebrew-fluent reading and listening, an Israel network you can call from a US time zone, ideally one or two prior Israeli purchases or close family members who have done it. If that is you, you do not need us. The profile of someone who probably should hire help: English-only, first Israeli purchase, buying mostly from abroad with a few short trips, no close family already navigating the same neighborhoods. We are built for the second profile.

Do I need an Israeli lawyer too?

Yes. Always. Israeli law requires a real estate lawyer (orech din) to draft and sign the contract and register the deal at the Tabu (land registry). The lawyer is a separate role from an advisor, not a substitute. We work alongside your lawyer, not in place of one. If you don't have a lawyer yet, we can suggest names of lawyers we have worked with in private email.

Are you paid by contractors or brokers?

No. The buyer is the only person who pays us, and the fee is flat — never a percentage of the purchase price. We do not accept referral payments, commissions, or any other form of compensation from contractors, brokers, lawyers, banks, or FX houses. This is structural, not a preference. It is the reason the advice can be honest.

What if I'm just exploring and not ready to buy?

That is most of the people we talk to. A consultation can be a “what do I need to do now to be ready then” conversation — source-of-funds documentation, opening an Israeli bank account in advance, understanding mas rechisha before you're shopping, picking the city framework. Buyers who plan two years out are the easiest to work with later, because the homework is already done.

How do consultations work?

A 30-minute video call. You describe your situation — what you are looking at, what stage you are at, what is making you nervous. We tell you honestly whether this is something you need help with or not, what the realistic next steps look like, and whether we are the right fit. If you have a specific deal in front of you, bring it. If you don't, that is also fine.

What about non-resident mortgages?

Available, but the rules are different from a US mortgage. Israeli banks typically lend non-residents up to about 50% loan-to-value (sometimes up to 60%), versus around 75% for residents. Fewer banks participate in the non-resident market, and documentation requirements are heavier — US tax returns, source-of-funds explanation, sometimes a US CPA letter. We give you the realistic picture before you've identified a property, so the budget you are shopping with is the budget you can actually finance.