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 Iwakuni: People living off base often prefer Yokoyama, known for the famous Kintai Bridge, or nearby towns close to MCAS Iwakuni. Popular areas include Yui in the south, as well as Yokoyama, Hirata, Tada, Sekido, Nishimi, Kawanishi, and Atago. However, there’s no “wrong” place to live in or around Iwakuni as long as the house is within a reasonable commuting distance to the base.

Okinawa: There are numerous areas to choose from in Okinawa, with housing options varying based on your or your spouse’s assignment and the base you are attached to:

 • Air Force: Kadena, Okinawa City, Chatan, Nakagusuku, Isahama

 • Navy/Marines: Ginowan, Gushikawa, Ishikawa, Okinawa City, Nago

 • Army: Yomitan, Onna

Each location offers unique benefits depending on proximity to your base and personal preferences.

Renting a house can be challenging for people with large dogs, as Japanese houses are typically not designed to accommodate them, and many landlords are reluctant to accept large pets. Similarly, tenants with cats often face difficulties, as landlords worry about potential damage, such as scratches or markings on walls. While it is not impossible to find properties that accept large dogs or cats, the search can be quite challenging.

A non-resident, including U.S. military personnel and their families living on or around bases in Japan (such as MCAS Iwakuni and Okinawa bases), can buy property in Japan with cash since Japanese banks rarely offer mortgages to non-residents. For more details, go to my blog post on this topic here. 

Here’s how:

 1. Find a Property – Work with a local real estate agent who has experience dealing with foreigners, especially in base areas like Iwakuni and Okinawa.

 2. Secure Funds – Since Japanese banks won’t lend to most non-residents, buyers usually need to pay in cash, often using savings or financing from a U.S. bank.

 3. Legal Requirements – There are no restrictions on foreigners owning property in Japan. However, the process typically requires a personal seal (inkan/hanko) and an official translation of your passport. For American buyers who do not use an inkan, a wet signature is generally accepted instead.

 4. Purchase Process – Once you agree on a price, you’ll sign a contract and pay a deposit (typically 10%). The balance is due at closing. A Japanese judicial scrivener will handle the title transfer.

 5. Taxes & Fees – Expect to pay property acquisition tax, annual property tax, and a real estate agent commission (usually 3% + ¥60,000).

Iwakuni: There are some Japanese real estate agents who can speak English, but most have limited English proficiency. However, communication is generally manageable using translation apps, as Japanese real estate agents are accustomed to working with Americans near the base. If you’d like personalized recommendations or guidance on the best agents to work with, feel free to contact us for a comprehensive consultation.

Okinawa: Many real estate agents in Okinawa speak English, with some being fully bilingual. The island is home to a significant number of “haafu” individuals—people of mixed Japanese and American heritage—who are often bilingual and work in various fields. Newcomers to Okinawa typically find communication with locals easier and enjoy a wide range of amenities specifically tailored to Americans.