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You can buy US property from anywhere in the world. Financing it is harder. Many US lenders want a Social Security number, a US credit history and US income, and the ones that do lend to foreign nationals usually fund only a narrow range of deal sizes, property types and states.
Financely works the other way round. We don't lend from a single balance sheet with a single set of rules. We structure your financing and arrange it with lenders from a network of more than 12,700 verified capital providers, choosing the ones whose mandate fits your property, your country of residence and your deal size. This guide explains how foreign national real estate financing works, what lenders ask for and how to get a deal approved.
International demand for US property is large and growing. The National Association of Realtors reported in July 2025 that international buyers purchased USD 56 billion of US existing homes between April 2024 and March 2025, up 33.2% on the prior year, across 78,100 homes. Buyers from China, Canada, Mexico, India and the United Kingdom led the list, and Florida, California, Texas, New York and Arizona were the top destinations.
The same report found that 47% of international buyers paid all cash, compared with 28% of all buyers. Part of that gap is preference. Part of it is access. Investors who would rather keep capital working often pay cash simply because they could not find a lender who would take them on the terms they needed.
Every direct lender has a credit box, a fixed set of rules about what it will and won't fund. Foreign nationals run into the edges of that box more often than domestic borrowers.
Many foreign national programs cap loans at a few million dollars. A USD 12 million mixed-use building or a USD 30 million development needs a different lender, and often a different structure.
Programs built for one-to-four unit rentals often exclude larger multifamily, retail, office, industrial, hospitality and mixed-use assets, or pass them to someone else.
Lenders decide which countries of residence they accept and which states they lend in. The list differs from one lender to the next, and it is rarely published in full.
A single lender can offer only its own leverage, pricing and documentation. If your deal sits just outside its rules, the answer is usually a smaller loan or a decline, not a better structure.
We arrange financing for foreign nationals and international companies across residential investment and commercial real estate, from straightforward rental purchases to development and recapitalizations.
| Property or deal type | Typical financing routes |
|---|---|
| Residential investment property | Purchase, refinance and cash-out loans on single-family and small multifamily rentals, including rental-income (DSCR) loans that qualify on the property's cash flow rather than personal US income. |
| Multifamily (5+ units) | Bridge loans for value-add plans, and longer-term debt once the property is stabilized. |
| Commercial property | Retail, office, industrial, mixed-use and self-storage acquisitions and refinancings. See our commercial real estate financing service. |
| Hospitality | Hotel acquisitions, renovations and refinancings, where lenders look closely at operating history and the management agreement. |
| Construction and development | Ground-up and conversion projects, funded in stages against a budget and schedule, with completion support where lenders require it. |
| Bridge and gap capital | Short-term loans for transitional properties, plus mezzanine or preferred equity where senior debt does not cover the full need. |
| Larger and structured deals | Private credit placements and, where a deal needs support to clear a lender's threshold, credit enhancement. |
Both have a place. A direct lender is efficient when your deal sits squarely inside its program. An arranger earns its place when the deal is larger, more complex or just outside a standard box.
| Question | Single direct lender | Financely as arranger |
|---|---|---|
| Who decides? | One credit committee, one set of rules. | We approach lenders whose mandate fits your deal and compare their terms. |
| Deal size | Limited to the lender's program range. | From smaller investment properties to multimillion dollar commercial and development financings. |
| Property types | Usually one or two asset classes. | Residential investment, multifamily, commercial, hospitality and development. |
| If the deal doesn't fit | A smaller loan, a decline or a referral elsewhere. | We restructure the request, change the instrument or approach a different lender. |
| Whose side are they on? | The lender's. | Yours. We work for the borrower. |
Requirements vary by lender and deal, but most foreign national files are built from the same blocks.
Identity and residency. A valid passport, proof of address in your country of residence and, depending on the lender, a visa or entry record. Lenders screen every borrower and guarantor against sanctions lists, and some countries of residence are not accepted by any lender.
A borrowing entity. Most lenders prefer, and many require, that you borrow through a US limited liability company with its own Employer Identification Number (EIN). The LLC holds the property and signs the loan, and you usually provide a personal guarantee.
Proof of funds and reserves. Bank or brokerage statements showing the down payment, closing costs and cash reserves to cover several months of payments. Funds held outside the US are generally acceptable but must be traceable, and lenders often want them moved to a US account before closing.
The property's numbers. For rental and commercial property, the rent roll, leases and operating statements. For value-add and development deals, the business plan, budget and timeline.
Experience. Your track record with similar properties, in the US or abroad. Experience can improve leverage and pricing, especially on construction and bridge loans.
Prepare the file before you sign the purchase contract. The most common reason foreign national deals miss closing dates is not credit. It is slow paperwork: an LLC not yet formed, an EIN not yet issued, funds not yet in a US account, or documents that need translation or certification. Start these steps as soon as you begin looking at properties.
Financing is only one part of buying US property from abroad. These points regularly affect structure and timing. Take tax and legal advice in both the US and your home country before you buy.
FIRPTA on sale. When a foreign person sells US real property, the buyer must generally withhold 15% of the amount realized under the Foreign Investment in Real Property Tax Act, according to the IRS. That withholding is a prepayment against tax, not the final tax bill, but it affects how much cash you receive at exit and should be built into your plan.
Filing obligations for foreign-owned LLCs. A US single-member LLC owned by a foreign person has annual federal information reporting obligations, including IRS Form 5472, even if the LLC owes no tax. Penalties for missing these filings can be significant.
Reporting on all-cash entity purchases. FinCEN's Residential Real Estate Rule requires closing professionals to report certain non-financed transfers of residential property to legal entities and trusts, including information on beneficial owners. The National Association of Realtors reported that filing began on March 1, 2026, after a postponement. Financed purchases are handled under the lender's own anti-money laundering checks instead.
Tell us about the deal. Share the property, the price, your plan, your country of residence and how much you want to borrow. We review it and tell you plainly whether it is financeable, and on roughly what basis.
We structure the financing. We choose the instrument that fits, whether a rental-income loan, a bridge loan, construction financing or a layered structure with gap capital, and prepare the credit package lenders expect.
We approach lenders who fit. We go only to lenders whose mandate covers your property type, deal size, state and country of residence, and we bring their terms back to you side by side.
You choose and close. Once you accept a term sheet, the lender completes its underwriting, appraisal and legal work. We stay involved until closing to keep conditions moving.
We work for you, not for a lender. Our job is to find the best available structure for your deal, not to fit your deal into one program.
We cover the deals single programs leave out. Larger loans, commercial and mixed-use property, hospitality, development and multi-layer capital stacks are a core part of our work.
We tell you the truth early. If your deal has a problem a lender will find, such as weak cash flow, an unrealistic exit or a gap in your documents, you hear it from us before it costs you a deposit.
Tell us about the property and your plans and we will send you an estimate showing the scope of work and the fee to structure and arrange the financing. You decide whether to proceed once you have seen it.
P.S. If another lender has already told you your deal is too large, the wrong property type or in the wrong state, send it to us anyway. Those are often the deals where an arranger makes the biggest difference.
Yes. Many lenders finance foreign nationals buying US investment and commercial property, usually through a US LLC. Requirements differ by lender, country of residence, property type and deal size, which is why matching the deal to the right lender matters.
Not always. Many foreign national programs do not require a US credit history and instead rely on the property's cash flow, your assets and reserves, and international credit or bank references. Some lenders do check US credit where it exists.
It depends on the lender. Some foreign national programs cap loans at a few million dollars, while other lenders finance much larger commercial and development deals. We approach lenders whose range fits your transaction.
Yes. Multifamily, retail, office, industrial, mixed-use, hospitality and construction projects can all be financed for foreign borrowers, although lenders typically look harder at experience, liquidity and the business plan on larger and more complex deals.
Most lenders prefer or require it for investment and commercial property. The LLC needs its own EIN, and a foreign-owned LLC has US reporting obligations such as IRS Form 5472. Take legal and tax advice on the right structure for your situation.
Under FIRPTA, the buyer generally withholds 15% of the amount realized when a foreign person sells US real property. The withholding is credited against your actual tax liability, which a US tax adviser can help you calculate and, where eligible, reduce.
No. Financely is a debt advisory and arranging firm. We structure financing and arrange it with lenders from our network of more than 12,700 verified capital providers.
This page is for general information only and does not constitute legal, tax or investment advice. Tax and reporting rules for foreign investors are complex and change over time, and borrowers should take advice from qualified US and home-country advisers. Lender eligibility criteria, including accepted countries of residence, vary and are subject to sanctions screening. Financely is an advisory and arranging firm, not a lender or broker-dealer. Any financing is subject to lender underwriting, due diligence, credit approval, documentation and conditions precedent, and no outcome or closing timeline is guaranteed.
Submit your deal using our secure intake form, and receive a quote within 1-3 business days. Existing clients can connect with their relationship manager through our secure web portal.
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Thank you for considering working with us. A nominal fee of US$500 is required upon completion of each form. This fee covers the time and effort we invest in reviewing your submission and crafting a thorough proposal. We receive numerous inquiries and prioritize those that carry this fee, ensuring serious applicants receive prompt attention.
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Disclaimer: Financely provides financing based on due diligence and feasibility. Approval is not guaranteed, and past performance does not predict future outcomes. All terms are subject to review. Financely primarily assists with structuring and distribution. Qualified parties carry out the project if the client approves the proposal.
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Financely advises growth-focused businesses on accessing capital by introducing their opportunities to professional investors. Financely is not a securities broker or dealer. Where appropriate, engagements are coordinated with regulated broker-dealers, investment banks, legal counsel, and other specialists.
Financely does not solicit, offer, or accept orders to buy or sell securities and makes no assurance regarding capital-raising outcomes.
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All mandates start with an RFQ. We review submissions, issue a brief Go/No-Go memo, and where bankable, release a Term Sheet that leads to funding. We arrange capital across Senior Secured, Unitranche, Second Lien/Mezzanine, Preferred Equity, and Gap Solutions. We do not process deals by email or chat.
Letters of Credit, Standby LCs, Confirmations, Receivables Finance, and Inventory Lines with control.
Funding arranged for trade flows with instruments sized to your cycle and aligned to delivery and settlement.
Move forward to secure working capital and keep goods moving. Submit the RFQ to start underwriting for funding.
Limited or non-recourse structures for energy and infrastructure with lender-ready materials.
Funding solutions aligned to project cash flows with credible covenants and conditions to reach notice to proceed.
Advance the file to termable status. Submit the RFQ so we can underwrite and secure funding.
Debt and Preferred solutions anchored on cash flow, Quality of Earnings, and clear closing mechanics.
Funding across senior, unitranche, and preferred to match stable cash flows and acquisition timelines.
Get financed on workable terms for closing. Submit the RFQ to start underwriting.
Acquisition, development, bridge, and refinance with lender-ready packs and third-party reports managed.
Funding calibrated to DSCR, leverage, and tenancy with terms designed to close.
Move to a financeable package. Submit the RFQ to initiate underwriting for funding.
KYC and Source of Funds required. Engagements are best-efforts and subject to underwriting. Preference for operating companies with meaningful revenue. See our FAQ and Procedure.
Financely Inc. (“Financely”) provides corporate-finance advice and is wholly owned by Aurora Bay Trust, a trust formed under Bahamian law, together with its authorized affiliates. Depending on deal structure, jurisdiction, and local rules, engagements may be carried out through Financely Group LLC, a non-deposit-taking, non-banking financial company; Ashford Capital Advisory LLC; or another related entity.
Financely and its affiliates are not registered as securities broker-dealers and do not execute securities transactions or hold client funds or securities. When a mandate involves the purchase or sale of securities and a registered intermediary is required, any orders are introduced to and executed by one or more independent U.S. broker-dealers registered with the SEC and FINRA. Those broker-dealers are solely responsible for trade execution, custody, and related regulatory obligations. Nothing in this material constitutes an offer, solicitation, or recommendation to buy or sell any security or to engage in any specific transaction. Before engaging Financely Group LLC, Ashford Capital Advisory LLC, or any affiliate, you are responsible for confirming that such engagement complies with your own legal, regulatory, tax, and other requirements. In the United States, certain advisory activities may be conducted in reliance on exemptions available under the Investment Advisers Act of 1940, including the “foreign private adviser” exemption where applicable. Our services and regulatory status may vary by jurisdiction and by transaction type.
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