Foreign national buyers
Can a Foreigner Buy Property in the US?
Yes. In general, foreign citizens can own real estate in the United States, and many buy with financing instead of paying cash. Whether financing is open to you depends on three things: where you live, how you will hold title, and the property itself.
Financing paths
Which financing paths are open to foreign buyers?
Most non-US buyers end up on one of four paths. Cash and the foreign national loan are open to buyers living abroad. The ITIN path fits buyers who already file US taxes. The fourth is listed for contrast, because it is the one most people hear about first and the one that usually does not fit.
| Path | Who it tends to fit | What it is based on | What to expect |
|---|---|---|---|
| Cash purchase | Buyers who prefer no lender involvement and can move the full purchase amount into the United States. | Available funds and a clean, documented transfer of those funds. | The simplest closing, with no loan approval. It also ties up capital that financing would leave available for other uses. |
| Foreign national investment property loan | Non-US buyers purchasing a property they will rent out, with or without US income or a US credit history. | Mainly the property's expected rental income, plus your identity, your funds, and how title will be held. | A common financed path for buyers living abroad. Documents from your home country are normal. Guidelines vary by lender and scenario. |
| ITIN-based loan | Buyers who live or earn in the United States and hold a US Individual Taxpayer Identification Number rather than a Social Security number. | US tax filings and income tied to the ITIN, together with the property. | A fit for some buyers who are established in the US without permanent residency. Availability varies by lender. |
| Loans that generally require lawful US residency | US citizens, permanent residents, and some visa holders with US income and a US credit file. | US credit history, verified US income, and residency documents. | Usually not a fit for a buyer living abroad with no US credit file. It is here so you can see why many mainstream loans turn non-resident applications away. |
If you are not sure which row you belong in, that is normal. The pre-screen at the bottom of this page sorts it out in a few questions.
What gets reviewed
What lenders usually look at
A foreign national file is reviewed on a different set of questions than a domestic one. In general terms, expect a lender to ask about the following.
- Country of citizenship and country of residence. Both matter, and they are not always the same. Some countries carry extra documentation steps.
- How title will be held. In your own name or through a US limited liability company. Many buyers use an LLC, and the entity has to be set up before closing.
- Property type and intended use. These loans are for investment property, not a primary residence. A condo, a single-family rental, and a small multi-unit building are each reviewed differently.
- Funds for the down payment and reserves. Lenders look for money held in, or moved to, a US account before closing, with a paper trail showing where it came from.
- Identity and documentation from abroad. A valid passport, proof of address, and bank statements from your home country are typical. Some documents need translation.
The exact list, and how each item is weighed, varies by lender and by scenario. The review is meant to confirm that the property and the structure can carry the loan, not to test your US history.
Closing
How closing works from abroad
You do not always have to travel to the United States to close. Remote signing is often possible. Closing documents can usually be signed in front of a notary at a US embassy or consulate, or in front of a local notary in your country with an apostille attached, where your country uses apostilles, so the signature is recognized in the US. Countries outside the apostille system use consular legalization instead.
The title company or closing attorney coordinates the signing package and the wire of your funds. Build in time for courier delivery, appointment availability at the consulate, and currency transfer. Timelines vary by country and by how quickly documents move, so a closing from abroad is usually planned with a wider window than a domestic one.
The foreign national loan, explained in full
If the financed path fits your situation, our foreign national DSCR guide walks through structure, documentation, and the review process step by step.
Foreign national DSCR loans, in fullBefore you make an offer
Why a pre-screen comes first
Buyers often lose weeks on a file that was never financeable in the structure they chose. The property was fine, and the buyer was fine, but the combination of country, title holding, property type, and loan size did not fit any available program.
A pre-screen answers that before you sign a contract, put down earnest money, or start a clock on a closing date. It takes a few questions: your country, where you live, how you plan to hold title, and your price range. From those, you get a plain answer on which path is realistic and what you would need to prepare. Guidelines vary by lender and scenario, so a pre-screen is a starting point, not an approval.
Common questions
Questions foreign buyers ask before they buy
Can a foreign-owned US LLC get a mortgage?
In many cases, yes. A US limited liability company owned by non-US members is a common way for foreign buyers to hold investment property, and some loan programs are built to lend to that entity with the owner standing behind it. The LLC has to exist before closing and its ownership has to be documented. Guidelines vary by lender and scenario.
Do I need a US credit score?
Not always. Foreign national investment property loans are designed for buyers with no US credit file, and the review leans on the property, your funds, and your identity instead. Some lenders ask for a credit reference from your home country or an international credit report. What is accepted varies by lender.
Do I need an ITIN or Social Security number?
For a foreign national loan, usually neither is required, because the program is built for buyers who have no US tax identity yet. An ITIN opens a different path for buyers who already file US taxes. Whether either number is needed depends on the program you land in, and guidelines vary by lender.
Why might my loan amount be too small for some lenders?
Many lenders set a floor on the loans they will fund, and lower-priced properties can fall under it. The floor is set by each lender and changes over time, so a purchase that is too small for one program may fit another. Tell us the price range early so the pre-screen can point you at programs that fit.
Can I buy a vacation home and rent it out?
Sometimes, as long as it is reviewed as an investment property rather than a second home you occupy. Short-term rental use is treated differently from a long-term lease, and some programs and some cities restrict it. Expect questions about how many nights you plan to use it yourself. Guidelines vary by lender and scenario.
Are buyers from every country eligible?
Most are, but eligibility varies by lender. Each lender keeps its own list of countries it will and will not work with, and those lists change. Persons and countries subject to US sanctions are excluded everywhere. We check your country against current program lists during the pre-screen.
Do I have to be in the US to close?
Usually not. Closing documents can often be signed at a US embassy or consulate, or before a local notary with an apostille or consular legalization, and your funds arrive by wire. Some lenders or title companies have their own signing requirements, so confirm the process before you set a closing date.
Will I owe US taxes when I sell?
Possibly. Foreign sellers of US real estate can face US withholding rules at the time of sale, and how you hold title can affect how that works. This page is not tax advice. Talk to a qualified tax advisor before you buy so the ownership structure is set up with the eventual sale in mind.
Pre-screen
Get pre-screened before you make an offer
Tell us your country, where you live, how you plan to take title, and your price range, and we'll tell you what's realistic.
One accountable advisor
Reviewed by a person, not routed to a call center
Chad Evers, NMLS #2822744, reviews each scenario and brings approximately 20 years of institutional lending experience. Loans are originated through Focus Home Mortgage Inc. NMLS #2769672. Viador Partners is an advisory platform, not a lender or mortgage brokerage.
Chad Evers
Founder & Senior Loan Advisor · NMLS #2822744