Selling a House in Ma'agan Kibbutz 2026 — 10 Steps | Merkaz HaNekasim | חדשות נדל"ן | מרכז הנכסים

Selling a House in Ma'agan Kibbutz — The Complete Process 2026

Selling a house in a kibbutz is completely different from a regular sale in the city. It is not just a transaction between seller and buyer - there is also the kibbutz cooperative, absorption committee, Israel Land Authority (RMI), and a larger range of taxes and rights. This guide presents the 10 steps from decision to signing - for members of Ma'agan Kibbutz who wish to sell, or heirs of a member's house.

Step 1: Accurate Valuation

The price in Ma'agan Kibbutz is built from 3 components:

• Value of the physical house (150-200 sqm, plot size, renovation condition) - 60-70%
• Membership rights in the association - 20-30%
• Share in the association's assets (Ma'agan Eden Resort, agriculture) - 10-20%

Therefore, a regular valuation by an urban appraiser is not sufficient. You need an appraiser with experience in kibbutzim or advice from Merkaz HaNekasim who knows the kibbutz market. Price range 2026: 4-5 room house - 1.8-2.5 million ₪.

Step 2: Decision on the Type of Sale

Two models:

1. Sale of the house only - less common. The kibbutz does not always approve. Usually intended for heirs.
2. Sale of the house + transfer of membership rights - the most common. The buyer undergoes an absorption process to become a kibbutz member.

Step 3: Discussion with the Association

Before anything else - a meeting with the kibbutz secretary and the chairman of the absorption committee. They must know that you are selling, and decide:

• Does the kibbutz want to purchase the house (right of first refusal)?
• If not - what type of buyer do they agree on (suitable population, values, background)?
• What is the exact process for an external buyer?

Step 4: Marketing the House

The kibbutz does not publicly advertise - it contradicts its nature. Marketing is done through:

• Merkaz HaNekasim (we work with the kibbutz management)
• Professional network of kibbutz brokers
• Kibbutz members who know families interested in joining
• In certain cases - limited advertising on Kinneret area websites (not Yad2)

Average time to find a buyer: 3-9 months.

Step 5: Absorption Committee - The Potential Buyer

Before signing anything - the buyer must pass the kibbutz's absorption committee. This includes:

• Personal interview (2-3 hours)
• Weekend tour of the kibbutz
• References (2-3)
• Decision of the absorption committee
• Vote at the general assembly (requires a majority of 60-75%)

The process takes 3-6 months. If the buyer fails in the process - return to step 4 (marketing).

Step 6: Signing a Memorandum of Understanding

Only after the buyer is approved by the assembly, a memorandum of understanding is signed between the parties: seller, buyer, the association. The memorandum defines:

• Transaction price
• Price breakdown (house, membership rights, association assets)
• Timeline for signing and entry
• Contingent conditions (RMI approval, mortgage)

Step 7: Legal Checks

The buyer's attorney checks:

• Status of the house with RMI (consent fees - 4-8% of the transaction)
• Capitalization (if the house is capitalized - the value is higher)
• Association debts (property tax, internal taxes)
• Seller's rights (valid membership agreement)
• Building permits (if there are additions)

The seller's attorney (you) accompanies the checks and protects your interests.

Step 8: Sale Contract + Agreement with the Association

2 contracts simultaneously:

1. Sale contract - between seller and buyer, on the house + rights
2. Membership transfer agreement - between the seller, buyer, and the association

The contracts are signed by the attorneys of both parties + a representative of the association. Immediately after, the following payments are made:

• Capital gains tax (if there is a capital gain)
• Purchase tax (on the buyer - 0% up to 1.978M for a single apartment)
• Consent fees to RMI
• Brokerage fees
• Attorney fees

Step 9: Key Handover

Usually 3-6 months after signing the contract. At the time of handover:

• Final inspection of the house (physical condition, empty of belongings)
• Transfer of final payments
• Transfer of meters (electricity, water, gas)
• Signing of handover protocol
• Key handover
• Transfer of membership in the association (official)

Step 10: Moving and Taxation

After the handover:

• Report to income tax (if there is capital gains tax)
• Transfer of registration in the land registry (takes 2-6 months)
• Settling accounts with the association
• Tax payment installment (if needed)

Costs for the Seller

Why Merkaz HaNekasim?

A sale transaction in Ma'agan Kibbutz is very complex - there are 5-7 parties involved (seller, buyer, association, RMI, bank, attorney). Merkaz HaNekasim specializes in kibbutz transactions with experience of dozens of transactions around Kinneret. We manage all the steps: from valuation, through finding a buyer, absorption committee, contracts, and up to handover. For more information about Ma'agan Kibbutz.