Mortgages for foreign nationals and ITIN holders investing in Texas real estate. No U.S. credit, no U.S. tax returns. Asset-based qualifying with foreign bank reserves and property-level DSCR. Close in an LLC.
Foreign national investor loans finance U.S. investment property for borrowers who do not reside in the U.S., do not have a U.S. credit profile, and do not file U.S. tax returns. The qualifying framework leans on what foreign borrowers can document: foreign bank reserves, international credit references, identity documentation, and the property-level DSCR. The result is a viable, if more expensive, path to U.S. real estate ownership for international investors.
The borrower profile is typically non-U.S. citizen, non-U.S. resident buying U.S. investment property as a diversification, family-asset, or cash-flow play. ITIN holders (Individual Taxpayer Identification Number — issued to non-citizens who file U.S. taxes but lack SSN eligibility) are also eligible, though their documentation track differs slightly.
A typical foreign national file includes: valid passport with current U.S. visa stamp; 2 months of foreign bank statements showing reserves equal to 6–12 months of PITIA on the subject property; an international credit report (or absence-of-credit letter from the originating country); a foreign bank reference letter; U.S. mailing address (can be the title company, attorney, or property management company at closing); ITIN or W-7 application if planning to operate the property and file U.S. tax returns post-close.
| Loan amounts | $150K – $3M |
| Property types | SFR, condo, 2–4 unit, STR (per city rules) |
| Max LTV — purchase | 65–70% (30–35% down) |
| Max LTV — cash-out | 60–65% |
| Min DSCR | 1.10–1.20 |
| U.S. credit | Not required |
| Reserves | 6–12 months PITIA in U.S. account before close |
| Term | 30-year fixed, 5/6 ARM, 7/6 ARM |
| Rate premium | +1.0–2.0% over domestic DSCR |
| Vesting | U.S. LLC (Texas / Delaware), personal name, or trust |
FIRPTA (Foreign Investment in Real Property Tax Act) applies when a foreign person sells U.S. real property — the buyer is required to withhold 15% of the gross sales price unless the foreign seller obtains a withholding certificate. This affects exit planning, not entry, but every foreign-national buyer should plan for it before acquiring.
Ongoing U.S. tax — foreign owners of U.S. rental property file Form 1040-NR annually and pay U.S. tax on rental income net of operating expenses, depreciation, and mortgage interest. Most structure-savvy foreign buyers engage a U.S. CPA at acquisition. We do not provide tax advice and we always recommend a qualified U.S. CPA familiar with non-resident investor taxation before closing.
Yes — foreign national mortgage programs are designed specifically for non-resident foreign buyers. They do not require a U.S. credit score, U.S. tax returns, or U.S. employment. Qualifying is asset-based: documentation of foreign assets, foreign credit (where available), and a property-level DSCR test. The trade is larger down payment (typically 30–35%) and slightly higher rates than domestic DSCR.
Standard package: valid passport, U.S. visa (B-1/B-2 typical for property buyers), 2 months of foreign bank statements showing reserves, a letter of reference from a foreign bank, an international credit report (or absence-of-credit letter), and the property's appraisal + rent schedule. ITIN holders (Individual Taxpayer Identification Number) get a slightly different documentation track but are eligible for similar programs.
Both work. Many foreign buyers prefer to close in a U.S. LLC formed in Texas (or Delaware) for liability separation and to simplify estate planning around U.S. assets. Personal-name closing is also available; the underwriting is identical, only the title and tax filing differ.
Foreign Investment in Real Property Tax Act (FIRPTA) applies when a foreign person sells U.S. real property — the buyer must withhold 15% of the gross sales price unless the foreign seller obtains a withholding certificate. We don't advise on tax matters, but every foreign-national buyer should engage a U.S. CPA familiar with non-resident investor taxation before closing. For ongoing rental income, foreign owners file a U.S. tax return (Form 1040-NR) and pay U.S. tax on rental income net of expenses.
Foreign national rates run 1.0–2.0% higher than U.S. domestic DSCR rates, reflecting program risk and limited investor universe. Max LTV is typically 65–70% on purchase (vs. 75–80% domestic) — a 30–35% down payment is the standard ask. Reserves required tend to be larger (6–12 months PITIA in U.S. account before closing). The trade-off is access: this is one of very few programs that finances U.S. investment property for non-resident foreign buyers at all.
Tell us about the property, your country of residence, and whether you'll close in your name or a U.S. LLC. We'll match it to the right foreign-national DSCR program and reply within 1 business day.