U.S. Real Estate Financing for Foreign Nationals
No U.S. credit score, no U.S. tax returns, no problem at the right lender. Foreign national programs underwrite the property and your global financial picture — not a FICO you don't have.
Why foreign buyers hit a wall at U.S. banks
The U.S. remains one of the most attractive real estate markets in the world for international investors — stable title law, dollar-denominated income, and deep markets. But the moment a non-resident buyer walks into a U.S. bank, the conversation usually ends quickly. Banks underwrite from U.S. credit reports, U.S. tax returns, and domestic income verification. A strong borrower from Toronto, London, Tel Aviv, or São Paulo often has none of those, and the file dies before anyone looks at the property.
Foreign national loan programs exist specifically to fill this gap. They underwrite the investment itself — the property's income, the down payment, and the borrower's asset position and banking relationships abroad — rather than a domestic credit file. The trade-offs are higher down payments and pricing that reflects the additional verification work, which is exactly why preparation and the right lender match matter.
Where foreign national deals get stuck
What foreign national lenders look for
How Denali approaches foreign national deals
Denali Commercial Mortgage, founded in 2012 and based in Happy Valley, Oregon, works with international buyers acquiring U.S. investment property. We know which lenders actively want foreign national business, what documentation each one accepts, and how to present a file so the source-of-funds and identity review moves instead of stalling.
We also help you sequence the practical steps — forming the borrowing entity, opening the U.S. account, and documenting transferred funds — so the file is underwritable before it goes to a lender rather than after two rounds of conditions. Every transaction receives individual review. Rates and terms are quoted per deal; request current terms for your scenario.
How It Works
- 1
Get Qualified
- 2
Consultation
- 3
Documents
- 4
Review
- 5
Term Sheet
- 6
Underwriting
- 7
Conditions
- 8
Closing
Common Questions
Do I need a U.S. credit score or Social Security number?
No. Foreign national programs are built for borrowers without a U.S. credit file. Lenders verify identity with your passport and assess creditworthiness through bank references, asset statements, and the property's own income instead of a FICO score.
How much do I need to put down?
Most foreign national programs require 30-40% down, sometimes more for property types the lender considers higher risk. The funds need to be documented in a verifiable account, and transfers from abroad should be traceable for anti-money-laundering review.
Should I buy in my own name or through an LLC?
Many foreign national programs prefer or require a U.S. entity, typically an LLC, as the borrower. Entity choice has tax and liability implications beyond the loan, so involve your accountant or attorney — we coordinate the financing side with whichever structure your advisors recommend.
Can I finance the purchase remotely, without traveling to the U.S.?
In many cases, yes. Much of the process handles by email and secure document upload, and closings can be completed with a power of attorney or at a U.S. consulate depending on the state and lender. Expect some lenders to require at least one in-person or video verification step.
Tell us about your deal. We will tell you what fits.