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Partner feature
US property loans for European investors usually stall on one question: how does a lender underwrite a buyer with no US credit file? Passy Capital, a business-purpose lender based in St. Petersburg, Florida, answers it by lending to the investor's US LLC and underwriting the property and the investor's means to carry it.
This feature explains how that works, what it costs, what to prepare and where the program stops.
International buyers purchased 67,100 existing US homes worth USD 45.3 billion between April 2025 and March 2026, and 48% of them paid all cash, against 28% of all buyers, according to the National Association of Realtors (July 2026). Florida, California and Texas took 51% of those purchases between them. The high cash share is less a preference than a gap. US banks lend on US credit history and US income documents, which most overseas investors do not have, while a typical purchase contract allows about 30 days to close.
The borrower is a US LLC the investor owns, with an EIN, an operating agreement and a funded US bank account. Underwriting rests on the property, the business plan and documented source of funds, not on a US credit score, US tax returns or a Social Security number. Passy Capital's financing program for European investors offers the same terms it gives US investors, with no foreign-national premium, and the founder has structured real estate debt in both Europe and the US.
Passy Capital says it issues a term sheet within 24 to 48 hours, closes a clean file in about two weeks and can close remotely. Its fee is 1% to 2% of the loan, paid at closing, with no upfront fee.
| Product | Maximum advance | Rate range | Term |
|---|---|---|---|
| Bridge | Up to 80% LTV | 8% to 12% | 12 months, interest-only |
| Ground-up construction | Up to 85% LTC | 9% to 12% | 12 to 24 months, interest on drawn balance |
| Renovation | Up to 90% LTC, max 70% ARV | 8% to 12% | 12 to 18 months, interest-only |
| Fix and flip | Up to 90% LTC, max 70% ARV | 8% to 12% | 12 months, interest-only |
Source: Passy Capital published rates, November 2026. Loans run from USD 500k to USD 5m. Actual terms depend on the deal and underwriting.
Estimate the loan on your deal
Illustrative only, based on Passy Capital's published maximums. Closing costs and the lender fee are not included.
Passy Capital's recent closings include a USD 2.94m bridge loan on a Miami single-family home and a USD 2.34m bridge loan in St. Petersburg in March 2026, and a USD 1.75m construction loan in Houston in April 2026.
Formation documents, EIN, operating agreement and a US bank statement. Non-residents can obtain an EIN with IRS Form SS-4.
Identity documents for each owner and proof of the source of funds for the equity.
Bank statements and the business plan, including the exit.
Address, purchase contract or value, works budget where relevant and access for the appraiser.
A single-member LLC owned by a foreign person files IRS Form 5472 each year, and the penalty for failing to file starts at USD 25,000. On a later sale, FIRPTA generally requires the buyer to withhold 15% of the gross price. Both points belong in the plan with a US tax adviser before purchase.
Passy Capital focuses on residential investment property up to USD 5m and does not offer long-term rental loans in its European program, so investors who hold usually refinance once the asset is stabilised. Larger multifamily, commercial or acquisition financing calls for a different route. For those transactions, Financely provides structured debt advisory as an arranger, not a lender, including foreign national real estate loans and commercial real estate financing.
Send the property, the price and your plan to Passy Capital for a term sheet. Loans run from USD 500k to USD 5m, with no US credit required.
Yes, with lenders that underwrite the property and the borrower's ability to carry it rather than a US credit file. Passy Capital lends to the investor's US LLC and does not require a US credit score, US tax returns or a Social Security number.
Passy Capital says it issues a term sheet within 24 to 48 hours and closes a clean file in about two weeks, with remote closing. Forming the LLC, getting an EIN and opening the US bank account are the usual causes of delay.
No. Financely is an advisory and arranging firm, not a lender. Passy Capital is the lender described here, and its terms are its own published terms, subject to its underwriting.
Sponsored partner feature. Lender terms are as published by Passy Capital in November 2026 and remain subject to its underwriting. This article is for general information only and does not constitute legal, tax or investment advice. Financely is an advisory and arranging firm, not a bank, lender or broker-dealer. Any financing is subject to the financing counterparty's underwriting, due diligence, credit approval and documentation.
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