By Sagi GliksmanForeign Investors2 min readUpdated
Buying Property in the USA as a Foreigner: How Financing Works
Non-U.S. citizens can finance U.S. investment property with no SSN, no U.S. credit and no U.S. tax returns. Terms, documents and remote closing.
Key takeaways
- Non-U.S. citizens can finance U.S. investment property with no SSN, no U.S. credit and no U.S. tax returns.
- Foreign-national loan terms (as of November 2026)*: $100K-$3M, up to 70% LTV on a purchase and 65% on a cash-out refinance.
- The loan qualifies on the property's rent (DSCR). Title usually goes to a U.S. LLC.
- Close remotely. No trip to the U.S.
U.S. real estate offers a stable currency, strong rule of law, deep rental demand and long-term appreciation. For investors abroad, the hard part is financing.
Most U.S. banks require an SSN, a U.S. credit history and U.S. tax returns.
Non-QM lenders built foreign national programs that require none of them.
How do foreign nationals finance U.S. property?
With a foreign national loan: a non-QM investment property mortgage for a borrower who is neither a U.S. citizen nor a U.S. resident.
It qualifies the property, typically through DSCR, not the person. No SSN, U.S. credit or U.S. tax filings.
Who qualifies
- Non-U.S. citizens who do not live in the U.S.
- Investors with a valid passport from any non-sanctioned country
- Borrowers who close in a U.S. LLC (strongly recommended)
- Borrowers with documented reserves (typically 6-12 months PITIA)
Foreign-national loan terms (as of November 2026)*
- Loan size: $100K-$3M
- Max LTV: 70% (purchase), 65% (cash-out refinance)
- Term: 30-year fixed, ARM or interest-only
- DSCR qualification on long-term or short-term rental income
- Property types: SFR, 2-4 unit, condo, condotel, townhome
- No SSN, ITIN or U.S. tax returns required
- Every loan program is open to foreign nationals: fix and flip, bridge, construction and more
- Same-day term sheet, no hard credit pull
- * Subject to underwriting
How to close a U.S. property from abroad
Most foreign-national closings are remote. You form a U.S. LLC and open a U.S. business bank account.
You sign at a U.S. embassy or consulate in your home country, or with an approved international notary. Funds move by wire.
Investors worldwide are eligible. Terms the same day.
Loans for foreign investorsFrequently asked questions
Do I need an ITIN?
No. An ITIN can help with U.S. tax filings on your rental income. It is not a loan requirement.
Do I need to visit the United States?
No. You sign at a U.S. embassy or consulate in your country, or with an approved notary.
Title work, the appraisal and the signing are coordinated wherever you are.
Can I cash-out refinance later?
Yes. Up to 65% LTV, usually after a few months of ownership. The exact period depends on the lender.
The cash can fund your next U.S. purchase.