Investing in US Real Estate as a Non-Citizen
The United States remains one of the most attractive real estate markets in the world — and you don't need to be a US citizen or permanent resident to invest. Specialized loan programs exist for foreign nationals and ITIN holders that make property acquisition straightforward.
Foreign National Loans
Who Qualifies
- Citizens of other countries who do not reside in the US
- Non-resident visa holders (B-1, B-2, etc.)
- Investors with no US credit history or Social Security number
How They Work
Foreign national loans are typically structured as DSCR or asset-based loans. The property's income (or the borrower's global assets) drives qualification — not US-based employment or credit.
Typical Requirements
| Requirement | Details |
|---|---|
| Down payment | 25–30% minimum |
| Valid passport | Required from country of citizenship |
| US bank account | Typically required for payments |
| Property types | Investment properties (1–4 units, condos, some commercial) |
| Credit | US credit not required; some programs accept international credit reports |
| Insurance | US-based policy required |
Documentation
- Passport and visa (if applicable)
- Bank statements (domestic or international)
- Proof of funds for down payment and reserves
- Property insurance binder
ITIN Loans
Who Qualifies
An ITIN (Individual Taxpayer Identification Number) is issued by the IRS to individuals who need a US tax ID but aren't eligible for a Social Security number. This includes many non-citizen residents who pay US taxes.
How They Work
ITIN loans allow borrowers to use their ITIN in place of a Social Security number on the mortgage application. These programs are available for both owner-occupied and investment properties.
Typical Requirements
| Requirement | Details |
|---|---|
| Valid ITIN | Must be current (not expired) |
| Down payment | 15–25% depending on occupancy |
| Income verification | Tax returns, bank statements, or DSCR |
| US credit or trade lines | Some programs accept alternative credit (rent, utilities, phone) |
| Occupancy | Primary residence, second home, or investment |
Key Considerations for International Investors
- 1Entity structure: Consider forming a US LLC for liability protection and tax planning — many programs allow entity vesting
- 2Tax implications: Consult a cross-border CPA for FIRPTA withholding, depreciation, and treaty benefits
- 3Wire transfers: International wire transfers for closing funds may require additional documentation and lead time
- 4Property management: If you're investing remotely, a reliable property manager is essential
- 5Currency risk: Your returns will be denominated in US dollars — factor in exchange rate exposure
Getting Started
Whether you're a foreign national, ITIN holder, or expat — there's a path to US real estate investment. The key is working with a lender who specializes in these programs and understands the unique documentation requirements.
Talk to a Prime Advisor to explore your options.