Hi r/AmerExit. I'm Ariel. I live outside Barcelona, and I started Zenith Concierge because in Spain everyone showing you a flat works for the person selling it.
Zenith represents the other side: non-resident buyers, mostly Americans, buying property anywhere in Spain, above all in Valencia, Barcelona, Madrid, the Costa Blanca, the Costa Brava and the islands. Site's at zenith-concierge.com if you want the longer version.
Zenith Concierge is a US company, and that is the entity you contract with. It's not a Spanish estate agency: it holds no listings and never represents a seller.
The work Spanish law regulates is done by licensed Spanish professionals. Conveyancing and legal due diligence by an abogado colegiado, a bar-registered Spanish lawyer. Tax by a Spanish tax advisor. You hire and pay them directly, at a quote you see before they start, either from our vetted list or your own, and they carry their own registration and professional liability.
Zenith is not in the regional estate agent registers (AICAT in Catalonia, RAICV in the Valencia region). Those registers are for agencies that broker sales for a commission, and we don't broker sales. We work for the buyer, and only the buyer.
What that means in practice. In Spain the seller signs the listing and the seller pays the agency, usually 3 to 5 percent, already inside the asking price. There is no MLS and nobody sits on the buyer's side by default. The agency showing you the flat works for the person selling it.
What we do is take your side of that table: build the brief, search including off-market, have the lawyer vet each property before you commit to it, negotiate, and run the closing with the lawyer and the notary. We take nothing from sellers or agencies.
How we get paid. A 2,500 euro opening fee starts the work. It is non-refundable, it covers a three-month engagement, and it is credited against the total fee.
The fee is 2 percent of the asking price, with a minimum of 7,500 euros, fixed the day we submit the offer, so anything we negotiate below asking is yours, not ours. Half the balance is due at arras, the deposit contract, and the other half at escritura, completion.
Legal due diligence finishes before arras, so you never put deposit money on a property the lawyer hasn't cleared.
I can answer well on how the purchase actually runs for a non-resident, what it costs beyond the price (transfer tax, notary, registry, legal fees), the two-sided commission trap, mortgages for non-residents, what "off-market" really means here, and what goes wrong and when.
Visa and immigration questions and US tax I'll pass on. Not my field, and I'd rather say so than guess.
If it helps, there's a free step-by-step guide to buying as a foreigner here: zenith-concierge.com/spain-buyers-guide/
Ask here and I'll answer in the comments. I'll be here from 10am to about 4pm Eastern and will come back for anything I missed.
Looking forward to chatting with you all!
Edit: updated the pricing paragraphs to our current terms.