On Sukkot, we step out of our homes and into fragile, makeshift sukkot. For one week, many Jews around the world embrace the temporary. The sukkah’s thin walls and fragile roof remind us how uncertain life really is and how much we rely on something greater – God’s protection.
But when the holiday ends, too many people continue living in a kind of “sukkah” stage. They rent their dwellings year after year. They fly to Israel for vacations. Or they live “half and half” – one foot in Israel, the other abroad.
For some reason, buying property in Israel just isn’t fully on their radar. They tell themselves they’re waiting for the perfect time, the perfect property, the perfect price. The truth is, the ideal opportunity rarely shows up unbidden, and “temporary” has a way of becoming permanent. And in real estate, waiting often costs more than moving forward.
Why staying ‘in between’ hurts
Renting may feel comfortable at the moment, but it doesn’t build equity. Every shekel you put toward monthly or vacation rent disappears into building someone else’s asset, while property values in Israel continue to rise.
People often stay stuck because of fear: If they buy, they think perhaps something better will come along, or maybe they’ll regret their choice. Others feel overwhelmed by mortgages, legalities, bureaucracy, logistics, and the Hebrew language. However, delaying means that prices and inflation continue to rise. The dream of a home in Israel slips further away, not because the opportunity was lost but because the decision was never made.
The Weilers* and the Rubins* moved to Israel at the same time, living in the same northern Jerusalem neighborhood. Neither family knew where they ultimately wanted to settle, but the Rubins immediately purchased a property “on paper” in Ramat Beit Shemesh and decided that even if they never moved there, they would at least be able to rent it out or sell it later on.
The Weilers, meanwhile, explored communities in Beit Shemesh, Betar, Modi’in Illit, Tel Zion, and other areas. By the time they had found their ideal community several years later, prices had risen, and their purchasing power had diminished. They wished they had done as the Rubins had. Although there’s no moving back the clock, today they strongly advocate to others to just buy and not wait for perfection.
Something is better than nothing
Too many people wait for the perfect apartment in the perfect location. But in Israel’s fast-moving market, “perfect” rarely arrives.
Here’s the reality:
- Equity grows over time. Even a small apartment in a developing neighborhood appreciates in value. That growth can later help you upgrade to the home you really want.
- The market moves faster than your savings. For decades, Israeli real estate prices have risen at a rate faster than inflation. Waiting until “next year” usually means paying more for the same property. Lock in today’s pricing and financing.
- Rent pays someone else’s mortgage. Every month you spend on rent is a month you could have been paying off your own asset.
- Starting small is a strategy. Buy where you can, not where you dream. An investment property in Beersheba, Safed, or Bat Yam could be your future down payment on a home in Jerusalem or Beit Shemesh.
Putting your money into a small, even imperfect property can make sense when it’s done strategically. You don’t have to live in it or even love it if the location makes sense financially, with long-term capital growth in mind. As I like to put it: “The best time to buy in Israel was 10 years ago. The second best time is now.”
Taking that next step
From The Getter Group’s buyer advocacy experience, here are a few concrete ways to move from “in between” to “all in.”
- Build a budget – realistically. Expect to spend approximately 17% to 19% more than the purchase price on taxes, lawyer and inspection fees, and other expenses. Planning for this up front prevents unwelcome shocks later.
- Use a mortgage broker. Get pre-approval and explore financing now. Having financing in place gives you clarity and confidence. Using a good broker can save you tens of thousands of shekels by securing the best rates and creating a customized financing plan.
- Choose an area with potential. Look for up-and-coming neighborhoods, urban renewal and infrastructure plans, as well as growing communities along major transportation lines. Even if the location feels “half a step” from your dream location, trajectory matters.
- Get someone on your side. Bring in an independent advocate or a buyer’s broker to ensure that you know what you’re buying, how you’re paying for it, and when payments are being disbursed. Never take the other side’s word at face value, no matter how trustworthy they seem.
- Look at the big picture. If you’re buying as a stepping stone, don’t get hung up on cosmetic details, and focus on the area and apartment’s rentability and growth potential.
- Bring in a designer. Identify opportunities to enhance the functionality and usability of the apartment. Perhaps another room could be added or the kitchen expanded to increase the apartment’s value as a rental property.
- Act before the surge. History shows that when wars and crises end, markets rise quickly. Those who buy during uncertain times are positioned to benefit the most once stability returns.
In our own business, we have seen numerous cases where buyers were able to maximize their purchase by making informed changes before renting it out. One of our clients showed us the plans for an as-of-yet unbuilt two-bedroom apartment he had already signed on prior to coming to The Getter Group.
Even though we hadn’t been part of that purchase, we were happy to look over the plans for that property. We immediately noticed that the entrance and living room were overly spacious, and the kitchen was unusually small.
Although he was initially uninterested in making changes to the space, we urged him to let our designer view the plans. She pointed out that the apartment had space for three bedrooms instead of just two. By decreasing the size of the entrance and living room, a much more valuable third bedroom could be added, and the kitchen size could also be increased.
This would not only bring him more rental income, as a three-bedroom unit commands higher rent than a two-bedroom unit (to the tune of NIS 2,500 to NIS 3,000/month more), but it would also dramatically increase the property’s resale value. Our client immediately agreed to the changes and implemented them.
Why now is the time
After Oct. 7, many thought Israel’s real estate market would falter. Instead, demand remains strong – fueled by both local buyers and record numbers of olim. According to The Jewish Agency for Israel, aliyah in 2024 reached its highest level in decades, with approximately 31,000 olim arriving from more than 100 countries.
At the same time, housing supply is tight. Israel’s population is growing rapidly, but construction lags far behind. Every forecast points to continued price increases in the years ahead. Waiting for the “right time” is, ironically, the surest way to miss it.
From sukkah boards to Jerusalem stone
Sukkot teaches us to embrace impermanence but also to yearn for permanence. We remember what it feels like to be unsettled so that we never take stability for granted.
If you’ve been living in the in-between, renting or hesitating, perhaps this is your year to take the next step. Even if it’s not the dream apartment, even if it’s smaller than you hoped, even if it’s not in your first choice neighborhood – it’s a foothold. It’s the start of something permanent in Israel, in our homeland, in the land our ancestors dreamed of.
At The Getter Group, we help families transition from the fragile stage of temporary to the solid reality of home. With guidance, advocacy, and peace of mind, we make the process smoother, safer, and smarter. Because life isn’t meant to be lived in between.
*Names have been changed.
For more information on how The Getter Group can help you put down roots in Israel, call 058-318-0000 or (718) 473-3950 (in the US); email contact@thegettergroup.com; or visit thegettergroup.com.
This article was written in cooperation with The Getter Group.