14/04/2026
Differences in Housing Practices Between Korea and the United States
Every country differs in land size, population, climate, and the mindset of its people. These factors influence how people search for housing, resulting in distinct practices in each country. For example, in many Western countries, tenants typically need to make an appointment through a real estate office before viewing a property. In Korea, while advance appointments are common, it is also possible to walk into a real estate office after seeing listings posted on the office window and arrange a viewing on the spot with the landlord.
Because the real estate transaction environment in Korea and the United States differs fundamentally in terms of spatial density and information-sharing methods, understanding Korean brokerage practices can be helpful when searching for housing.
① Differences in Brokerage Scope
In Korea, licensed real estate agents tend to focus on very specific and localized areas, such as a particular apartment complex or neighborhood, rather than covering large regions like entire states or cities, as is common in the United States. This is closely related to differences in housing types and population density.
In the United States, it is more common to build and live in detached houses spread across wide areas. In contrast, Korea has a relatively small land area, and in cities where land prices are high, high-rise apartment complexes are more common. While detached houses exist in cities, apartments and villas are increasingly preferred due to convenience and ease of management.
Because large apartment complexes are concentrated within specific areas, Korean real estate agents often prioritize properties within walking distance of their offices. This allows them to efficiently manage and show multiple listings without the need for a vehicle.
Real estate offices located in areas with many detached houses or villas similarly focus on those types of properties. By concentrating on a limited area, agents can better understand detailed factors such as maintenance costs, parking conditions, and neighborhood characteristics.
However, in cases where agents specialize in specific clients (such as foreign tenants) or property types (such as factories or warehouses), their brokerage scope can expand beyond a single area.
② Differences in Listing Photos
In terms of business practices, the United States uses the MLS (Multiple Listing Service) system, where professionally photographed and highly detailed property images are widely shared. In contrast, Korea has traditionally been more conservative in posting listing photos.
This is partly because many Korean homes are apartments or multi-family housing units with relatively standardized layouts, making it possible to infer the interior structure without photos. Additionally, since Korean agents typically handle properties within a short distance, it is often more efficient for clients to visit multiple properties in person rather than relying solely on photos.
Concerns about losing listings to competing agencies, as well as privacy considerations for current tenants, also contribute to the limited use of detailed photos.
Although Korea has platforms similar to MLS, such as Naver Real Estate and Zigbang, these systems are not as fully integrated or universally adopted. While listing information is standardized and regulated to prevent false advertising, the inclusion of detailed photos is still less common compared to the United States.
However, this trend varies by property type. Small units such as studio or one- to two-room apartments are often listed with many photos online, whereas detached houses and larger homes still tend to have limited photo disclosure. This reflects a combination of privacy concerns, security considerations, and competition among real estate agencies.
③ Differences in Co-Brokerage
In Korea, brokerage fees are legally regulated and significantly lower than in the United States. While co-brokerage is possible, it is more common for a single real estate office to handle both the landlord and tenant sides of a transaction.
Unlike in the United States, where roles such as listing agent and buyer’s agent are clearly separated and co-brokerage is more active, the Korean system is less structured in this regard.
In particular, for small housing units such as studios or one- to two-room apartments, low brokerage fees may lead some agencies to refuse co-brokerage altogether.
Although landlords may list their properties with multiple agencies, doing so can lower the priority given by each agency. As a result, some landlords prefer to work exclusively with a single office, and in such cases, listings may not be widely shared.
Korea does have listing-sharing systems through real estate associations, but these are not as standardized or mandatory as the MLS in the United States. These platforms typically contain only basic information and rarely include detailed photos.
④ Pre-Contract Practices
It is possible in principle to sign a contract without viewing the property in person before arriving in Korea. However, in Korean real estate practice, once a deposit is paid, the contract is generally considered legally binding and is difficult to cancel unilaterally.
Sending money without verifying the property carries risks, including fraud or dissatisfaction with the actual condition. From the landlord’s perspective, verbal agreements are also unreliable, as prospective tenants may withdraw after viewing the property, making informal reservations uncommon.
⑤ Differences in Deposit Systems
Korea uses two main rental systems: jeonse (lump-sum deposit lease) and monthly rent. In the past, jeonse was more common, but due to changing economic conditions, monthly rent has become more prevalent.
Recent statistics suggest that approximately 40% of rental properties are jeonse and 60% are monthly rent.
Under the jeonse system, tenants provide a large lump-sum deposit—typically 60–70% of the property value—without paying monthly rent. This deposit is returned in full when the tenant moves out, while the landlord may invest the funds during the lease period.
As property values and deposit amounts have increased, the financial risks associated with jeonse have also grown, leading more tenants to prefer monthly rent.
Even in monthly rent contracts, Korea typically requires larger deposits than Western countries. While Western systems often require a deposit equivalent to one month’s rent, in Korea it is common to require 10–30 million KRW or more. Some contracts also allow higher deposits in exchange for lower monthly rent.
For U.S. military tenants, deposits are usually set at one month’s rent, but not all landlords are willing to accept these conditions.
⑥ Differences in Heating Systems
Most Korean homes use individual heating systems rather than centralized systems. A boiler heats water using gas, and the heated water circulates through pipes installed beneath the floor, warming the entire living space.
The same system is also used to supply hot water for showers.
Since this system is standard, Korean tenants typically do not require explanations. Additionally, it is customary in Korea to remove shoes at the entrance before entering the living space. Failing to understand this cultural norm can lead to inconvenience.
Homes usually include a shoe cabinet near the entrance, though its size and structure vary. It is advisable to check whether it provides sufficient storage space for the household.
⑦ Placement of Laundry Appliances
In Korean homes, washing machines and dryers are typically installed in balconies or utility rooms. In contrast, U.S. homes often have dedicated laundry rooms, garages, basements, or larger bathrooms for these appliances.
This difference reflects Korea’s emphasis on maximizing space efficiency, as utility connections for such appliances are built into designated areas during the design phase.
⑧ Differences in Provided Appliances (Options)
In Korea, small housing units such as studios are often rented by younger tenants with limited financial resources, and these units frequently include appliances such as refrigerators, washing machines, and air conditioners.
However, larger homes or detached houses often do not include these options.
In contrast, Western countries more commonly include basic appliances regardless of property size. This difference reflects variations in housing culture and rental market structure.
⑨ Maintenance Fees
In Korea, apartment residents typically pay a monthly maintenance fee in addition to rent. This fee covers services such as cleaning, elevator maintenance, and staff costs for security and building management.
Large apartment complexes usually have a management office, while smaller buildings may or may not have such facilities. In some smaller buildings, landlords may cover water costs because installation costs for individual meters are high and water fees are relatively low.
⑩ Floor and Unit Numbering
Korean buildings use floor numbering that starts from ground level as the first floor. In some cases, the number “4” is avoided because its pronunciation is similar to the word for “death” in Chinese characters. As a result, certain buildings may skip the fourth floor or unit number.
⑪ Property Condition Before and After Move-In
In Korea, it is common for landlords to repaint or re-wallpaper and clean a property before a new tenant moves in. This reflects a cultural emphasis on providing a refreshed living environment.
In contrast, many Western countries rent properties in their existing condition.
Tenants in Korea are generally expected to return the property in a condition similar to when they moved in, excluding normal wear and tear.
Unlike Western homes, which are often painted, Korean homes typically use wallpaper. There are different types, including paper wallpaper and more expensive silk wallpaper, which requires careful maintenance.
Floor heating systems (ondol) make floors warm, so it is common for people to sit, eat, or sleep on the floor. Floors are typically covered with materials such as PVC or wood flooring, which should be protected from damage caused by pets or children.
⑫ Unique Features of U.S. Military Housing Rentals in Korea
In the case of U.S. Forces stationed in Korea, housing contracts are typically handled through the on-base housing office and real estate agencies that have been pre-registered with that office.
U.S. service members coming to Korea receive housing allowances from the U.S. government, which are used to rent homes. These allowances are determined based on local rental market prices, but they are generally set higher than typical Korean rental rates. This approach reflects the U.S. government’s intention to apply American real estate practices and support service members in securing housing under familiar conditions.
As in the United States, tenants (U.S. service members) do not pay brokerage fees. Instead, landlords who wish to rent to U.S. personnel are required to install certain facilities in advance, as specified by the housing office. For example, houses must be equipped with air conditioning more than 2, and curtains or blinds should be installed to ensure a comfortable sleeping environment. Since landlords must bear these additional costs, they are compensated through relatively higher rental prices compared to those for Korean tenants.
To rent a property to U.S. service members, landlords must first register the property by undergoing an inspection by the housing office and receiving an approved rental price. For this reason, landlords in areas with low demand from U.S. personnel often do not complete this process in advance. From the perspective of U.S. service members—who are typically required to sign a lease and move in within one to two weeks after arriving in Korea—it is difficult to rent properties that have not already been registered and pre-approved.
Unlike rental agreements between Korean tenants, contracts for U.S. service members can often be concluded with only one month’s rent as the security deposit.
Because the U.S. government provides housing allowances that generally allow service members to rent homes with three to four bedrooms, properties with only one or two bedrooms are less commonly registered by landlords for U.S. military rentals.
Registered real estate agencies guide tenants through available properties in accordance with housing office regulations and assist with the leasing process. Service members can obtain information about these agencies and procedures through briefings provided at the housing office upon arrival at their duty station.
