Designed specifically for non-US citizens purchasing property in the United States. Whether you're on a work visa, investor visa, or living abroad, we can help you finance US real estate.
Use your ITIN (Individual Taxpayer Identification Number) or foreign passport
Accept foreign bank statements, pay stubs, and employment letters
We don't require US credit history—foreign credit reports accepted
Work visas (H-1B, L-1, E-2), investor visas, or no visa required
Finance investment properties or primary residences in the US
Rates starting at 7.25% for well-qualified foreign nationals
Finance luxury properties and high-value real estate
Close from anywhere in the world with mobile notary services
We work with foreign nationals on various visa types, as well as those living abroad without a US visa.
Most common work visa for professionals in specialty occupations like IT, engineering, healthcare, and finance. Typically issued for 3 years, renewable up to 6 years total.
For employees transferred to a US office of their international employer. L-1A for managers/executives, L-1B for specialized knowledge workers.
For investors from treaty countries who have invested substantial capital in a US business. Renewable indefinitely as long as business operates.
Temporary visitor visa for business or tourism. While not a work visa, B-1/B-2 holders can purchase US investment property.
For individuals with extraordinary ability in sciences, arts, education, business, or athletics. Includes O-1A and O-1B categories.
Foreign nationals living outside the US who want to purchase US investment property. No visa required for investment property purchases.
If you don't have a Social Security Number, you'll need an ITIN (Individual Taxpayer Identification Number) to purchase US property. Here's how to obtain one.
An ITIN is a tax processing number issued by the IRS to individuals who are required to have a US taxpayer identification number but don't qualify for a Social Security Number. ITINs are used for tax reporting purposes and are required for foreign nationals purchasing US property.
ITIN Format:
9XX-XX-XXXX
Always begins with "9" and is formatted like a Social Security Number
Download and complete IRS Form W-7 (Application for IRS Individual Taxpayer Identification Number). This form asks for basic information including name, mailing address, foreign address, birth country, and reason for applying.
You must provide original documents or certified copies proving your identity and foreign status. The IRS requires at least one document with your photo.
Include documentation showing why you need an ITIN. For real estate purchases, attach a copy of your purchase contract or letter from your lender stating you're purchasing property.
Mail your completed Form W-7, original documents (or certified copies), and supporting tax documents to the IRS. You can also apply in person at an IRS Taxpayer Assistance Center or through a Certifying Acceptance Agent (CAA).
The IRS typically processes ITIN applications within 7-11 weeks. Your original documents will be returned to you within 60 days. Once issued, your ITIN is valid indefinitely, though it may expire if not used on a tax return for 3 consecutive years.
Yes! You can start the mortgage application process before receiving your ITIN. We can pre-approve you using your passport number, and you can apply for your ITIN while we process your loan. The ITIN must be obtained before closing, but the 7-11 week processing time usually aligns well with typical mortgage timelines. We'll guide you through the process and coordinate timing.
We accept documentation from your home country. All foreign language documents must be translated to English by a certified translator.
Foreign national loan requirements are designed to accommodate international borrowers while managing risk.
25-40% minimum (25-30% with visa, 30-40% without US visa)
No US credit required - foreign credit reports or alternative credit accepted
Foreign bank statements, pay stubs, or employment letters from home country
ITIN preferred but not required for application - can use passport number initially
12-24 months PITI reserves after down payment and closing costs
Primary residence (with visa), investment properties, vacation homes
Up to $3,000,000 (higher amounts case-by-case)
Up to 45% debt-to-income ratio using foreign and US debts
Foreign nationals from around the world are successfully purchasing US property with our help.
Software engineer from India on H-1B visa wanted to purchase a condo in San Francisco. Had only been in the US for 18 months with limited US credit history. Traditional lenders required 2 years of US employment and established US credit.
Used 6 months of US pay stubs and bank statements to verify income. Accepted Indian credit report and bank reference letters. ITIN obtained during loan process.
Approved for $650,000 purchase at 7.25% with 25% down. Closed in 38 days.
Businessman living in Shanghai wanted to purchase investment property in Los Angeles for rental income and portfolio diversification. No US visa, no US credit history, all income and assets in China.
Used 12 months of Chinese bank statements showing business income. All documents translated from Mandarin to English. Larger down payment (35%) to offset no US presence.
Approved for $1.2M investment property at 7.75% with 35% down. Remote closing from China.
French national on E-2 visa who invested in a US business wanted to purchase a home in Miami. Income came from new business (less than 2 years old). Traditional lenders wouldn't accept business income without 2-year history.
Used combination of business bank statements (12 months) and personal French bank statements showing investment funds. E-2 visa demonstrates substantial US investment and commitment.
Approved for $825,000 purchase at 7.50% with 30% down. Purchased home near business location.
Important Rate Information
Rates Subject to Change: All interest rates, annual percentage rates (APRs), and loan terms displayed on this website are subject to change without notice based on market conditions and other factors.
Credit Approval Required: All loans are subject to credit approval. Not all applicants will qualify for the rates or terms shown. Your actual rate and terms will depend on your credit profile, income, assets, and other factors.
Not a Commitment to Lend: The information provided is for educational purposes only and does not constitute a loan offer or commitment to lend. Final loan approval and terms are subject to underwriting review.
NMLS #139369 | Equal Housing Lender
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