Investment property financing for non-US citizens and non-resident investors purchasing US real estate.
A foreign national loan finances US investment property for borrowers who are not US citizens and do not reside in the US. Typical terms: 25-35% down payment, no US credit history required, and qualification based on foreign income documentation or US-based asset reserves. Foreign national loans are typically DSCR-structured (property income qualifies the loan) rather than personal-income-qualified, which simplifies cross-border documentation. Most programs require US-based reserves of 6-12 months PITI, a US business entity (LLC) to hold the property, and an Individual Taxpayer Identification Number (ITIN). Rates run 1-2% higher than domestic DSCR loans, and close timelines extend to 45-60 days vs 21-30 for domestic loans.
Foreign national lending is for borrowers who:
For green card holders or visa holders living in the US, conventional investment property loans or DSCR loans typically apply instead. Foreign national programs are specifically structured for non-resident investors.
| Requirement | Typical Standard |
|---|---|
| Down payment | 25-35% (vs 20-25% for domestic) |
| US credit score | Not required (most programs) |
| US business entity | Required (LLC typical) |
| ITIN | Required for tax reporting |
| US bank account | Required for reserves and rental income |
| Reserves | 6-12 months PITI in US-based account |
| Income documentation | Foreign tax returns OR US-based assets (alternative) |
| Property type | 1-4 unit residential, 5+ unit multifamily, commercial |
| Loan-to-Value | 65-75% max (vs 75-80% domestic) |
Foreign national loans qualify the deal three primary ways:
Most foreign national investors use DSCR-based qualification because it's the most efficient and doesn't require cross-border income verification.
Foreign national pricing carries premium vs domestic DSCR:
Premium pricing reflects additional underwriting risk: international borrower documentation, cross-border enforcement complexity, and longer close timelines.
The typical setup sequence:
Foreign national real estate investors in the US face several tax considerations:
Most foreign national investors structure their investments through entities to manage tax exposure. Consult an international tax advisor before investing.
Yes. Specialty foreign national loan programs are available for non-US citizens investing in US property. Typically DSCR-structured with 25-35% down.
Most foreign national programs do not require US credit history. Qualification is based on property income (DSCR) or US-based assets.
Foreign national loans are specifically for investment property. For primary residence financing, you typically need to be a US resident.
25-35% down payment is standard for foreign national investment property loans. Larger down payment may qualify you for better rates.
45-60 days typical for foreign national loans, vs 21-30 for domestic DSCR. Longer timeline reflects additional documentation, notarization, and entity verification.
Most foreign national loans allow remote closing with notarized signatures at a US embassy or consulate abroad. Some lenders require domestic appearance for closing; programs vary.
You can technically purchase property without an ITIN, but you'll need one to file US tax returns on rental income. Most lenders require ITIN before closing.
1-4 unit residential, 5+ unit multifamily, and commercial properties are all available through foreign national programs.