Foreign National Real Estate Loans in the U.S.: A Complete 2025 Guide
Non-U.S. citizens can buy American investment property with no SSN, no U.S. credit, and no U.S. tax returns. Here's how foreign-national loans actually work in 2025.
U.S. real estate remains one of the world's most attractive asset classes for international investors — stable currency, strong rule of law, deep rental demand, and long-term appreciation. The challenge has always been financing. Most U.S. banks require an SSN, a U.S. credit history, and U.S. tax returns. The good news: a parallel non-QM market has built loan programs specifically for foreign-national investors.
What is a foreign national loan?
A foreign national loan is a non-QM investment property mortgage made to a borrower who is neither a U.S. citizen nor a U.S. resident. It qualifies the property — typically via DSCR — rather than the person, which means no SSN, no U.S. credit, and no U.S. tax filings are required.
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 willing to close in a U.S. LLC (strongly recommended)
- Borrowers with documented reserves (typically 6–12 months PITIA)
Typical 2025 program terms
- Loan size: $100K–$3M
- Max LTV: 70% (purchase), 65% (cash-out refinance)
- Term: 30-year fixed, 5/6 ARM, 7/6 ARM, interest-only available
- 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
How to close a U.S. property from abroad
Most foreign-national closings happen remotely. You'll form a U.S. LLC (we can refer formation services in any state), open a U.S. business bank account, and sign closing documents at a U.S. embassy or consulate in your home country — or with an approved international notary. Wires close the deal.
Common questions
Do I need an ITIN?
Not for the loan. An ITIN may help with U.S. tax filings on your rental income, but it's not a loan requirement.
Do I need to visit the United States?
No. Many of our clients fund their first U.S. property without ever boarding a plane. We coordinate the LLC, the title work, the appraisal, and the signing wherever you are.
Can I cash-out refinance later?
Yes. Cash-out refinance is available up to 65% LTV with no seasoning beyond standard appraisal rules — useful for redeploying capital into your next U.S. acquisition.
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Foreign National program