Can Americans Buy a Home in Sarnia? A Guide for Michigan Buyers

Sarnia sits right across the Blue Water Bridge from Port Huron, so I regularly hear from Michigan residents asking, "Can I buy a house over there?" The short answer: right now, most non-Canadians can't buy a home in Sarnia. But that may change soon. Here's what US buyers need to know.

The Federal Foreign Buyer Ban

Canada's Prohibition on the Purchase of Residential Property by Non-Canadians Act took effect January 1, 2023. In February 2024, Ottawa extended it to January 1, 2027. It bars most foreign individuals and foreign-controlled companies from buying residential property with three or fewer units in Canadian cities and their surrounding areas, which includes Sarnia.

What Happens in January 2027?

As of October 2026, the ban is still scheduled to expire on January 1, 2027. The federal government has said it is weighing its options, including a replacement framework. It could lapse, be extended again, or be replaced with new rules. I'll update this post as soon as Ottawa announces a decision.

Common Exemptions

Even under the ban, some buyers qualify. Exemptions include:

• Canadian permanent residents
• Buyers purchasing with a spouse or common-law partner who is a Canadian citizen or permanent resident
• Certain temporary residents, such as some work permit holders and students who meet the criteria
• Purchases for development, and multi-unit buildings of four or more units

Every situation is different. Speak with a Canadian real estate lawyer before you make an offer.

Ontario's Non-Resident Speculation Tax

Separate from the federal ban, Ontario charges a 25% Non-Resident Speculation Tax (NRST) on residential purchases by foreign nationals across the province. Even if the federal ban ends, this tax still applies unless you qualify for an exemption. Factor it into your budget.

Other Things US Buyers Should Know

• Financing. Canadian lenders have different rules for non-residents, often requiring larger down payments.
• Taxes. Owning in two countries can create tax filing obligations on both sides. Talk to a cross-border accountant.
• Currency. Prices and closing funds are in Canadian dollars.

This post is general information, not legal or tax advice.