Owning property in another country is a modern reality for many families. It may be a vacation home purchased for retirement, a rental property for investment, or, increasingly, an inherited family home from parents or grandparents who lived abroad. This piece of a foreign land often represents a deep personal connection, a financial goal achieved, or a link to family heritage. However, as families begin to plan for the future, this “dream asset” can become a source of profound legal and financial complications, especially when confronting the realities of aging and long-term care costs.

What Is “International Property” in an Elder Law Context?

When we discuss international property in the context of elder law, the definition is broad. It is not limited to large, valuable estates. Any real estate asset outside of the United States can create complications.

This may include:

• A condominium in Canada or Mexico.
• A timeshare in the Caribbean.
• A family farm or cottage in Europe or Asia.
• Undeveloped land held for investment.
• A residential or commercial rental property.

Even foreign bank accounts or other financial assets are relevant, but real estate presents unique challenges because it is immovable and governed by the laws of the country where it is located.

The Primary Hurdle: Medicaid Eligibility and Foreign Assets

The core of elder law planning often revolves around preparing for the high cost of long-term care. When a person’s financial resources are insufficient to cover nursing home or in-home care, Medicaid (not to be confused with Medicare) is the primary program that provides assistance.

To qualify for Medicaid long-term care benefits, an applicant must meet strict financial limits on both income and assets. This is where the problem with a foreign property begins. West Virginia’s Medicaid program, like all state programs, must count the value of an applicant’s available assets. A property in another country is, in nearly all cases, considered a countable asset.

How West Virginia Medicaid Views Foreign Property

For a West Virginia resident applying for Medicaid, all assets must be disclosed, regardless of where they are in the world. Failing to disclose a foreign property is a serious error that can lead to a fraud investigation and severe penalties, including disqualification from benefits and potential legal action.

Once disclosed, the foreign property presents several problems:

• It is a Countable Asset: The property’s value will be counted toward the applicant’s asset limit (which is very low, typically $2,000 for a single individual). This alone is usually enough to cause an applicant to be financially ineligible for benefits.
• Liquidity and “Best Efforts”: Medicaid rules generally require applicants to make a “best effort” to sell or liquidate non-exempt, countable assets to pay for their care. Selling a property in another country is far more complicated than selling one locally. It involves foreign realtors, different legal systems, and potential currency exchange issues.
• Valuation Challenges: Medicaid requires a current fair market value for all assets. Obtaining a certified appraisal for a property in another country that will be accepted by the West Virginia Bureau for Medical Services can be a difficult and expensive process.

In short, owning a foreign property can be an absolute barrier to receiving Medicaid benefits unless a very specific and timely legal strategy is implemented.

The Five-Year Look-Back Period and International Transfers

A common first thought for families is to “gift” the foreign property to a child or other relative to get it out of the applicant’s name. This is a hazardous strategy due to Medicaid’s five-year look-back period.

West Virginia Medicaid reviews all financial transactions, including gifts and transfers, made in the 60 months (five years) leading up to the Medicaid application. If an asset was gifted or transferred for less than fair market value during that time, Medicaid will impose a penalty period. This is a period of ineligibility during which the applicant cannot receive benefits, even if they are otherwise qualified.

Transferring a foreign property is treated no differently than transferring a local one. That gift, made within the look-back period, will create a penalty, forcing the family to pay for care out-of-pocket until the penalty period expires.

Estate Planning Conflicts: US Wills vs. Foreign Inheritance Laws

Beyond Medicaid, international property ownership creates significant complications for estate planning. A common misconception is that a comprehensive will drafted in West Virginia will control the distribution of all assets, everywhere. This is incorrect.

Real estate is governed by the laws of the jurisdiction where it is located, a concept known as “situs.” This means your West Virginia will may be partially or completely ignored by the foreign country.

This leads to several potential conflicts:

• Ancillary Probate: Your family will likely have to open a second, separate probate proceeding in the foreign country. This is called ancillary probate. It is a costly, time-consuming process that requires hiring local legal counsel in that country and navigating an unfamiliar court system.
• Forced Heirship: Many countries, particularly in Europe, Latin America, and Asia, operate under “civil law” systems. These systems often include “forced heirship” or “reserved share” rules. These laws mandate that a certain portion of your estate must pass to specific heirs, like your children or spouse. This can directly contradict the wishes you expressed in your US will, leaving your intended beneficiaries without their inheritance.
• Will Validity: The foreign country may not recognize the validity of your West Virginia will. Some jurisdictions have very different requirements for how a will must be signed and witnessed.

Incapacity Planning: Will a West Virginia Power of Attorney Work Abroad?

Elder law is not just about what happens after death; it is also about planning for incapacity. A durable power of attorney and a medical power of attorney are essential documents that allow a person you trust (your “agent”) to make financial and medical decisions for you if you cannot.

However, a power of attorney drafted in West Virginia will almost certainly be rejected by a foreign institution. A bank in Italy, a real estate registry in Costa Rica, or a hospital in Germany will not recognize a West Virginia legal document. They will require an incapacity document that complies with their own national laws.

This means that without separate, country-specific planning, your foreign asset could become “frozen” if you become incapacitated. Your agent in the US would be powerless to manage, sell, or access the property to help pay for your care, even if that was your express wish.

International Estate Tax and Gift Tax Complications

For individuals with larger estates, the tax implications are a major concern. As a US citizen, your estate is subject to federal estate tax on your worldwide assets. The value of your foreign property must be reported on your US estate tax return.

The foreign country may also impose its own “death tax” or inheritance tax on the same property. This creates a risk of double taxation. While the US does have tax treaties with many countries and offers a foreign death tax credit, navigating these rules is exceptionally complex. These treaties vary widely, and not all countries have one with the US. Failing to plan for this can result in a significant and unnecessary loss of assets to taxes.

Practical Steps for West Virginians with Foreign Assets

If you are a West Virginia resident and own property in another country, proactive planning is not optional; it is a necessity. Doing nothing is a choice that can have devastating financial consequences for your family.

Here are some productive steps to consider:

• Create a Full Inventory: Start by gathering all documents related to the foreign asset. This includes deeds, title documents, tax assessments, and any mortgage or lien information.
• Obtain a Proper Valuation: Get a formal appraisal of the property from a qualified appraiser in that country.
• Identify Local Legal Counsel: You will need a knowledgeable attorney in the jurisdiction where the property is located. This is not negotiable.
• Review Ownership Structure: How is the property titled? Is it in your name alone, in joint names, or in a foreign entity? The title structure will dictate many of your options.
• Consider a Foreign “Situs” Will: In many cases, it is advisable to have a separate will, drafted by a local attorney, that controls only the assets in that specific country. This can avoid the conflicts with forced heirship and simplify the ancillary probate process.
• Explore Trust Planning: For some, placing the foreign property into a US-based trust may be an option, but this is highly complex. It must be determined if the foreign jurisdiction will recognize a US trust. In other cases, a foreign trust or other legal entity may be required.
• Start Planning NOW: Because of the five-year Medicaid look-back period, any planning that involves transferring the asset (to a trust or a family member) must be done at least five years before you need to apply for long-term care benefits.

Navigating Your International Elder Law Plan

Owning international property adds a significant layer of complexity to your West Virginia elder law plan. The rules are different, the stakes are high, and the legal systems do not automatically work together. At Hewitt Law PLLC, we help West Virginia families address these complex asset protection and estate planning challenges.

While we provide the essential guidance on West Virginia Medicaid and US estate law, a successful plan also requires collaboration with legal and financial professionals in the property’s home country. We can work with this team to help you create a cohesive strategy that protects your assets, provides for your care, and preserves your family’s legacy, both at home and abroad.

If you have questions about how your foreign property affects your estate or long-term care plan, contact us today to schedule a consultation.