Four strands: buying, renting, selling and letting. The articles follow the steps in the order they come up, from the budget question through paperwork and viewings to the notary appointment or the handover of keys.
Ein Haus oder Grundstück direkt am Wasser ist selten und entsprechend begehrt. Der direkte Zugang zum See, Fluss oder Haff bringt aber besondere Risiken und Regeln mit sich. Uferlinie, Hochwasserschutz und Nutzungsrechte sollten vor dem Kauf ebenso gründlich geprüft werden wie das Gebäude.
» Read moreEin Wochenendgrundstück verspricht Natur, Ruhe und einen festen Rückzugsort. Ob Sie dort übernachten, bauen oder später dauerhaft wohnen dürfen, hängt jedoch von der rechtlichen Einordnung und den örtlichen Regeln ab. Vor dem Kauf sollten Sie deshalb mehr prüfen als Hütte, Garten und Kaufpreis.
» Read moreEin Tiny House mit Grundstück klingt nach einem überschaubaren Weg ins eigene Zuhause. In der Praxis entscheidet aber nicht allein die Größe des Hauses, ob das Projekt funktioniert. Wichtig sind vor allem das Baurecht, die Erschließung und die Frage, ob das Grundstück dauerhaft bewohnt werden darf.
» Read more“KdU” stands for costs of accommodation and heating. There is no uniform nationwide rent cap for all Jobcenters. The locally responsible municipal bodies determine which accommodation costs are considered reasonable in the respective comparison area. Therefore, you should not use nationwide tables from the internet without checking them.
» Read moreA housing entitlement certificate (WBS), put simply, entitles you to apply for certain publicly subsidized apartments. It is not a commitment by the Jobcenter to cover the rent and does not guarantee that an apartment is available. Anyone receiving basic income support may meet the requirements for a WBS depending on their income and household size.
» Read moreHousing benefit and basic income support are different benefits. Housing benefit is a subsidy toward housing costs for households with low incomes that are generally able to cover their other living expenses themselves. Basic income support under the German Social Code II (SGB II) supports employable persons in need and their community of persons in need; in addition to the standard requirement, it generally also covers reasonable accommodation and heating costs.
» Read moreA shared apartment is not automatically a benefit unit. What matters is whether the residents support one another and manage their finances jointly. In a normal shared apartment, housing costs are generally considered according to the contractual rent share or the agreed subletting amount.
» Read moreAnyone receiving basic income support who needs a larger apartment should discuss the move with the Jobcenter at an early stage. An additional need for space may arise, for example, due to the birth of a child, a separation, or taking in a child. The decisive factor is not solely the number of square meters: The Jobcenter examines accommodation and heating costs according to local rules and the specific household size.
» Read moreRent arrears should never be ignored. Anyone who receives a reminder, termination notice or eviction lawsuit should immediately contact the Jobcenter, a municipal housing emergency service and a debt counseling service. The Federal Employment Agency explicitly names rent arrears and impending loss of housing as reasons for a consultation.
» Read moreSearching for an apartment with basic income support requires good preparation. Many landlords want to see proof of financing. However, the Jobcenter does not automatically cover the reasonable costs for every apartment. Before signing, the specific housing offer should be checked with the Jobcenter that will be responsible in the future.
» Read moreThe Jobcenter takes heating costs into account as part of the need for accommodation and heating, insofar as they are reasonable. Unlike household electricity, heating costs are not included in the general standard allowance. The assessment depends on living space, type of heating, condition of the building, consumption and local guidelines.
» Read moreInitial furnishing is a one-time benefit for people who are setting up their own household for the first time and cannot cover the need from their own resources. The legal basis is § 24 paragraph 3 SGB II. Colloquially, many people affected still search for “Hartz 4 initial furnishing”; since July 2026, the ongoing benefit has been called basic income support.
» Read moreAnyone searching for “Hartz 4 apartment electricity” or “Does the Jobcenter pay for internet?” must distinguish between accommodation costs and the monthly standard allowance. The Jobcenter takes reasonable rent, ancillary costs excluding heating, and heating costs into account. Household electricity is generally not part of accommodation costs, but of the standard allowance. Internet and telephone are also paid from the standard allowance.
» Read moreAfter the grace period expires, the Jobcenter may ask you to reduce housing costs if, according to the local concept, they are unreasonably high. The letter must indicate which costs are considered reasonable and by when a reduction in costs is expected. Such a request is not an immediate termination and not an automatic order to move.
» Read moreSpecial rules apply to people under 25 who move out of their parents’ home. As a rule, the Jobcenter only covers housing costs if there is an important reason and approval was obtained before signing the rental agreement. Wanting your own apartment solely for greater independence is normally not sufficient.
» Read moreA service charge statement may result in an additional payment or a credit. Anyone receiving basic income support should submit the statement to the Jobcenter immediately and not assess themselves whether it will be covered. As a rule, only eligible housing and heating costs are recognized.
» Read moreNormally, eligible recipients receive the approved housing costs together with their benefit and pay the rent themselves. Upon application, the Job Center can transfer the rent directly to the landlord. In certain cases, direct payment can also be ordered, for example if rent arrears exist or the proper use of the funds is not ensured.
» Read moreA move may become necessary if the current apartment is too expensive, too small, or no longer habitable. The Jobcenter may cover necessary housing-search, moving, and travel costs. However, reimbursement is not automatic. What matters is the necessity of the move, the suitability of the new apartment, and submitting an application before the costs arise.
» Read moreA rental deposit can prevent a move despite approved benefits. Under certain conditions, the Jobcenter can cover the deposit as a loan. However, there is no general entitlement to every desired apartment. Since July 2026, the rule has applied in connection with basic income support; older guides continue to refer to Bürgergeld or Hartz 4.
» Read moreFinding an apartment is difficult, especially when landlords demand a quick signature. Nevertheless, a person receiving Bürgergeld – called basic income support since July 1, 2026 – should only sign the lease after the responsible Jobcenter has reviewed and assured coverage of the costs. Section 22 (4) SGB II requires the person entitled to benefits to obtain the assurance before signing the contract.
» Read moreA housing offer is usually the most important proof before the Jobcenter assesses a new apartment. It is not yet a tenancy agreement. Landlords can complete a data sheet; alternatively, depending on the Jobcenter, a meaningful property brochure with a landlord’s confirmation may suffice. Ask beforehand about the local form.
» Read more“How high can the rent be under Hartz 4?” can only be answered based on the place of residence and household size. Since July 2026, the current designation for the benefit has been basic income support. The central rule is set out in § 22 SGB II: Actual expenses for accommodation and heating are recognized insofar as they are reasonable.
» Read moreAnyone searching for “Hartz 4 pays for housing” or “Jobcenter covers rent” generally means the basic security benefit since July 1, 2026. The basic security benefit replaced Bürgergeld; however, many forms and search terms will continue to be used for some time. In principle, the Jobcenter takes accommodation and heating costs into account as a separate need—but only in accordance with the statutory and local rules.
» Read moreA beautiful living room and a well-maintained garden say little about whether a house is worth its price. During the viewing, buyers must assess the building fabric, ongoing costs, documents and location at the same time. This house-viewing checklist guides you from the initial tour to the second viewing and shows which questions you should ask the seller.
» Read moreIn NRW zahlen Sie bei 400.000 Euro Kaufpreis 26.000 Euro Grunderwerbsteuer. In Bayern bei gleichem Preis 14.000 Euro. Der Satz liegt je nach Land zwischen 3,5 und 6,5 Prozent und ist oft der größte Posten über dem Kaufpreis.
» Read moreOb Miete oder Kauf finanziell besser abschneidet, lässt sich nicht pauschal sagen. Es hängt von Kaufpreis, Zins, Eigenkapital, vergleichbarer Miete und davon ab, wie sich Werte und Mieten entwickeln. Auf TraumImmo können Sie die Annahmen selbst setzen und zwei Vermögen über denselben Zeitraum gegenüberstellen.
» Read moreSeveral months often pass between signing the notarized purchase agreement and the day on which you are officially registered as the owner in the land register. During this interim period, the seller legally remains the owner of the property—and this is exactly where the priority notice of conveyance comes in. It secures your claim to the property and is therefore one of the most important components of every real estate purchase. We explain how it works, what it costs, and how it differs from the conveyance.
» Read moreAlmost every financed property carries a land charge in the land register—and it does not disappear on its own as soon as the loan has been paid off. For sellers, this becomes an issue at the latest when the buyer demands a land register “free of encumbrances.” We explain what a land charge secures, how it differs from a mortgage, and how you can redeem or have a registered land charge deleted when selling without an agent’s commission.
» Read moreAnyone who sells their property without an estate agent saves the estate agent’s commission, which can quickly amount to several thousand euros – but must organize the entire sale themselves. With the right preparation, a private sale is manageable for most owners. We show you step by step how to proceed when selling without an estate agent, which documents you need and which mistakes you should avoid.
» Read moreYou may sell a rented apartment at any time – the tenancy agreement continues unchanged, and the tenant does not have to move out. The decisive principle is “sale does not terminate the lease”: the buyer takes over the apartment together with the tenant and enters into the existing tenancy agreement. We explain what this means legally, who is eligible as a buyer, and how to properly prepare the sale with an ongoing tenancy.
» Read moreSelling a detached single-family home involves more than listing four walls: Its value depends heavily on the location and plot, many documents must be complete, and separate tax rules apply. We guide you through the valuation, documents and process – and show how the classic single-family home differs from a terraced house, semi-detached house and multi-family house.
» Read moreAnyone selling a condominium is not only transferring four walls, but also a share in a condominium owners’ association (WEG). This makes the sale more demanding than that of a detached house: the declaration of division, service charges, meeting minutes and maintenance reserve come into focus. We show you step by step what matters when selling a condominium, which documents buyers expect and which special features you should plan for.
» Read moreAnyone selling a property in Berlin is operating in one of Germany’s most dynamic and, at the same time, most heavily regulated markets. From realistic valuation through preservation areas and real estate transfer tax to the notary appointment, there are several special aspects to consider. This overview guides you through the complete sales process and refers you to our more detailed guides for each individual step.
» Read moreNorth Rhine-Westphalia charges the highest real estate transfer tax rate in Germany at 6.5 percent—and this has remained unchanged since January 1, 2015. For a purchase price of 400,000 euros, that alone amounts to 26,000 euros payable in addition to the purchase price. We explain how the tax is calculated, how much it costs for typical purchase prices between the Ruhr region and the Rhine corridor, and where legal savings are possible.
» Read moreAnyone buying a property in Bavaria in 2026 pays 3.5 percent real estate transfer tax – the lowest rate of all 16 federal states. No state is cheaper, and Bavaria has kept this rate unchanged since 1997. We explain why the Free State is so much cheaper when buying than, for example, North Rhine-Westphalia, and calculate the tax step by step using a specific purchase price as an example.
» Read moreKaum jemand bezahlt eine Immobilie aus der Portokasse – die meisten Käufer nehmen einen Kredit auf, den sie über Jahrzehnte zurückzahlen. Doch was steckt hinter Begriffen wie Sollzins, Tilgung und Zinsbindung, und wie entsteht daraus die monatliche Rate? Wir erklären Ihnen die Bausteine eines klassischen Immobilienkredits Schritt für Schritt und zeigen an einem Rechenbeispiel, wie sie zusammenspielen.
» Read moreZum Kaufpreis kommen Steuer, Notar, Grundbuch und oft Makler. Mit den Standardwerten unseres Rechners liegen Sie oft irgendwo zwischen 5 und 12 Prozent. Eine teure Provision oder extra Vorgänge schieben die Quote nach oben. Die Bank will dieses Geld oft als echtes Eigenkapital sehen.
» Read moreIn 2026, Saxony is one of the most dynamic real estate markets in eastern Germany. Especially in Leipzig and Dresden, a growing population, limited supply and renewed demand are coming together – a favorable moment for owners who want to sell. We show you how to benefit from the boom in Saxony’s metropolitan areas, what you need to consider regarding price, taxes and documents, and how to sell without paying a commission, without giving up half the broker’s fee.
» Read moreAnyone who sells a rented or vacant property can receive the profit tax-free – but only once the ten-year speculation period has expired. The beginning and end of this period are determined not by the land register entry, but by the date of notarization. We show you which date counts, how to calculate the period precisely to the day, and from when you can sell tax-free.
» Read moreWhether it is a half-timbered house on the Moselle, an apartment in Mainz or a winemaker’s estate along the Southern Wine Route – anyone selling a property in Rhineland-Palatinate encounters a market with pronounced regional differences. Between the expensive state capital and the more affordable elevated areas of the Eifel, there can easily be several thousand euros per square meter. We show you how to determine your price realistically, which documents and taxes matter in Rhineland-Palatinate, and how selling without an agent and commission-free can succeed step by step.
» Read moreThe Rhine-Main region is one of Germany’s most sought-after real estate markets – those selling here encounter financially strong prospective buyers, but also high expectations regarding location and amenities. At the same time, the comparatively high real estate transfer tax of 6 percent and the new Hessengeld scheme shape the market as in hardly any other federal state. We show you how to sell your property in Hesse successfully and without commission, what matters particularly around Frankfurt, and which steps you need to take before the notary appointment.
» Read moreLower Saxony is a state of contrasts: Between the sought-after state capital Hanover and the vast rural regions from East Frisia to the Harz Mountains, the price per square metre often differs by several thousand euros. Anyone selling here therefore needs, above all, a realistic price appropriate to the location – and can also save the estate agent’s commission through a private sale. We show you what matters when selling property in Lower Saxony in 2026.
» Read moreBaden-Württemberg is one of Germany’s economically strongest regions – the real estate market between the greater Stuttgart area, the Rhine-Neckar metropolitan region and Lake Constance remains highly sought-after. Anyone selling here can save several thousand euros through a commission-free private sale and retain control of the process. We show you what matters when selling in the Ländle – from regional price assessment and the new state property tax to the notary appointment.
» Read moreBavaria is Germany’s most expensive real estate market – and at the same time one of the most attractive for sellers. Whether in Munich, the surrounding suburbs or a rural region of the Free State: Those who sell here benefit from high prices, the lowest real estate transfer tax in Germany and generally stable demand. We show you what makes selling in the south special and how you can achieve your goal even without an estate agent.
» Read moreNorth Rhine-Westphalia, with around 18 million inhabitants, is Germany’s most populous federal state and one of the country’s most active real estate markets. However, NRW is not a uniform market: Between the expensive Rhine corridor and the more affordable Ruhr area, there are often several thousand euros per square metre. We show you what matters when selling in NRW, what costs arise and how you can sell your property without an agent’s commission.
» Read moreAnyone buying a property in Bremen or Bremerhaven has paid real estate transfer tax of 5.5 percent of the purchase price since July 1, 2025. It is therefore one of the largest items among the ancillary purchase costs—for a purchase price of 400,000 euros, that amounts to 22,000 euros. We explain exactly how high the tax is in the city-state, how to calculate it, and in which cases it is waived entirely.
» Read moreAnyone buying a house or condominium in Saarland pays 6.5 percent, one of the highest real estate transfer tax rates in Germany. With a typical purchase price of 300,000 euros, that amounts to almost 20,000 euros in tax alone – in addition to notary, land registry and financing costs. We explain how this rate came about, calculate the tax using specific examples and show where you can legally save.
» Read moreAnyone who sells a property at a profit within the speculation period must pay tax on it – however, it is not the sale price that is taxed, but solely the capital gain. The amount of speculation tax therefore depends on two factors: the amount of this gain and your personal tax rate. We show you how to determine the taxable gain, which tax rate applies, and what a specific example calculation looks like.
» Read moreAnyone buying a property in Mecklenburg-Western Pomerania pays 6.0 percent real estate transfer tax on the purchase price—one of the higher rates in Germany. For a holiday apartment on the Baltic Sea costing 300,000 euros, that amounts to 18,000 euros payable in addition to the purchase price. We explain how the tax is calculated, when it must be paid, and what buyers of residential and holiday properties should pay particular attention to.
» Read moreAnyone buying a property in Hamburg has paid real estate transfer tax of 5.5 percent since January 1, 2023 – previously, it was 4.5 percent. Given Hamburg’s high purchase prices, this one percentage point quickly amounts to several thousand euros. We explain exactly how high the tax is today, how to calculate it, and where you can legally save money.
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