Do I need a US credit score for a foreign national loan?

Usually not. Many foreign national programs qualify borrowers on documented international credit, bank references and income evidence rather than a US credit score. Some lenders require a US credit profile for deeper pricing tiers — the details depend on the program.

What is the difference between a foreign national loan and an ITIN loan?

ITIN loans are typically for people who live in the US and file US taxes using an Individual Taxpayer Identification Number. Foreign national loans are designed for buyers who primarily live abroad and may not file US taxes at all. A foreign national loan often has a larger down payment and different income documentation.

How much down payment do foreign national borrowers need?

Commonly 25–30% or more, with reserve requirements typically higher than for domestic borrowers. Some programs start lower for primary or second homes, while investment purchases usually require the largest down payment.

Can I buy an investment or rental property as a foreign national?

Yes. Investment property is one of the most common foreign national purchases. Some programs allow rental income to support qualification, and DSCR-style options exist for buyers who want to be repaid through the property's cash flow.

Do foreign nationals pay US taxes on the property?

Typically yes — ownership of US real estate creates US tax obligations. Rental income, the sale of the property and certain reporting requirements can all apply. Foreign persons are generally subject to specific withholding rules on the sale of US real estate. Always work with a US tax professional experienced with foreign investors.

Should I buy through an LLC or my own name?

Both are possible. An LLC can offer liability separation, privacy and easier multi-owner structure, but some lenders require the LLC to be registered in the property's state, and an LLC may affect tax treatment and foreign ownership reporting. An attorney and tax advisor should decide the structure with you.

Can a foreign national refinance a US property?

Yes, refinancing is often possible into another foreign national loan, a cash-out or a different program, subject to current equity, property type and lender guidelines.

International Buyer Guide · 2026

Mortgage Financing for Foreign Nationals Purchasing US Property

US real estate is open to international buyers — and lenders exist specifically for you. Here's how foreign national financing works, what it asks for, and the tax and ownership questions to settle first.

By Saman Khanian

Mortgage Professional

10 min read

Apply Now (877) 885-0111

Real estate agent handing house keys to an international buyer

US property, financed for international buyers

The short answer

Foreign nationals can buy — and finance — US real estate.

There is no federal rule preventing a non-citizen from owning US property, and foreign national mortgage programs are built for exactly this group. They qualify buyers who live abroad, earn income in another currency and don't have a US credit profile.

Those programs are not the same as domestic mortgages. Expect larger down payments, stricter reserves, translated and verified documents, and lender-specific rules about property type, occupancy and ownership structure.

The most important step comes before you apply: settle the ownership structure and understand the US tax consequences. A US tax advisor and a real estate attorney working with your lender is the combination that avoids expensive surprises.

Who these loans serve

Cross-border buyers with a clear US plan

Foreign national programs are strongest for buyers who can document wealth and income in their home country and have a specific purpose for the property.

International investors

Buying US rental property as a diversification or cash-flow strategy — often the most common foreign national purchase.

Second-home buyers

Families buying a home in the US for part of the year, near relatives, work or a preferred city.

Parents buying for students

Financing a home near a university where a child will study — often as an investment that can be rented out later.

Business owners relocating

Entrepreneurs and executives with cross-border business interests who want a US base and financing in dollars.

Check state and local rules. Some US states and cities have specific rules for foreign-owned property, especially farmland and certain agricultural land. Property-specific rules — including condos that aren't warrantable — can also affect financing. Confirm both before you sign.

Financing options

Six financing paths for foreign buyers

Typical starting points. Terms, down payments and documentation vary by lender, country of residence and property.

Most common

Foreign National Loan

Best for: Buyers living abroad without US credit
Typical down payment: Often 25–30%

The standard path. Qualifies on international income and asset documentation, with no US credit score usually required.

ITIN Loan

Best for: Foreign nationals who file US taxes
Typical down payment: Often 10–20%

If you live partly in the US and file with an ITIN, these programs can offer lower down payments and more lender choice.

DSCR Foreign National

Best for: Rental investment buyers
Typical down payment: Often 25–30%

Qualifies on the property's rent versus the payment. Common for investors who don't want to document personal income.

Jumbo Foreign National

Best for: High-value properties
Typical down payment: Often 30%+

Larger loan amounts on luxury homes and premium markets. Stricter reserves and documentation, more lender-specific rules.

Second Home / Vacation

Best for: Part-time US residents
Typical down payment: Often 25–30%

Some programs are specifically designed for second homes. Occupancy documentation and property type affect options.

All-Cash with Later Finance

Best for: Buyers who can purchase outright
Typical down payment: 100%

Buying cash and refinancing afterward can sometimes be simpler than arranging foreign financing for a time-sensitive purchase.

Tell us where you live, how you earn and what you're buying — we'll map the programs that fit.

Apply Now

Requirements

What foreign national lenders ask for

Cross-border files take more verification. Organized, translated documents are the single biggest factor in how smoothly a foreign national loan closes.

Passport & identity

Valid passport from your country of citizenship
US visa, if you have one, or entry records
Proof of current foreign address
Second form of identification if requested

Income & assets

Employment letter or business ownership proof
Recent pay statements or business financials
Personal and business tax documents from your country
Certified translations where required

Banking & credit

International bank statements (often 2–3 months)
Letters from foreign banks confirming account history
Proof of reserves in an acceptable form
Evidence of any US accounts or credit

Property & funds

Source-of-funds documentation for down payment
Purchase contract
Appraisal and title commitment
Insurance with required US coverage

Tax & ownership

The decisions that matter before you apply

Owning US real estate as a foreign person creates US tax obligations. Rental income is generally taxable, there are special withholding rules when a foreign person sells US real estate, and certain ownership structures add reporting requirements.

None of that makes a purchase a bad idea — it just means the structure should be chosen with professional advice, not decided after closing. Your lender, your tax advisor and your real estate attorney should all know the plan.

Meet a US tax advisor experienced with foreign investors
Decide ownership structure before you make an offer
Confirm reporting obligations for the entity you choose
Understand withholding on a future sale
Keep original records from your home country, translated

Modern buildings in a US financial district at sunset

Ownership in your personal name

Upside: Simplest for most lenders; fewer entity documents.

Trade-off: No liability separation; ownership is publicly visible.

Ownership through a US LLC

Upside: Liability separation and privacy; easier for multiple owners.

Trade-off: Lender may require state registration; tax and reporting complexity increases.

Ownership through a foreign entity

Upside: Can fit existing international corporate structures.

Trade-off: Fewer lenders; deeper due diligence; complex tax treatment.

Cost & trade-offs

What a foreign national loan really costs

Fair comparison, not a pitch. Know these before you commit.

What it gains you

Finance US property without US citizenship or residency
No US credit score generally required on foreign national programs
Rental and investment property options available
DSCR programs qualify on the property's cash flow
Dollar-denominated financing on US real estate
Can refinance later as equity and options grow

What it costs you

Higher down payments than domestic borrowers (often 25–30%+)
Higher rates and fees than US borrowers
Extensive cross-border documentation and translation
Longer timelines to approval and closing
US tax and reporting obligations create ongoing admin
Fewer lenders — program fit matters enormously

Apply Now

This is lending information, not legal or tax advice. Cross-border ownership involves immigration, tax and property law that varies by country and state. Work with a qualified US attorney and tax professional before you commit.

Frequently asked questions

What international buyers ask us most.

Yes. Foreign nationals — people who are not US citizens or permanent residents — can purchase US real estate. There is no federal law prohibiting it, though some states or localities have specific rules, and lenders, title companies and tax advisors will each have their own requirements. Local counsel is always the right first stop.

Written by

Saman Khanian

Mortgage professional at Equitable Lending, helping international buyers, investors and families finance US property across Los Angeles and nationwide.

A US home, financed from anywhere in the world.

Tell us where you live, how you earn and which property you're considering. We'll map the programs that fit and tell you exactly what documents to gather.