US real estate imposes no ownership restrictions on foreign nationals in most markets. LLC structures, DSCR financing, and transparent title systems make cross-border acquisition straightforward.
Pre-construction and ready-to-deliver properties from developers who have passed our vetting standard.
Foreign buyers purchased $56 billion in US real estate in the 2024-2025 cycle, up 33.2% year-over-year. The market offers institutional-grade transparency, deep liquidity, and multiple ownership structures for non-US nationals. Median foreign buyer purchase price reached a record $494,400, with 47% of transactions closing all-cash.
Median foreign buyer purchase price
Foreign buyer volume (2024-2025)
Properties purchased by intl. buyers
Foreign buyers paying all-cash
Understanding the legal framework is essential for any investment in US Real Estate. Here are the key structures and processes.
Most international buyers hold US property through a domestic LLC for liability protection, tax efficiency, and estate planning. Popular formation states include Wyoming, Delaware, and Florida. Formation costs $200-$500 in filing fees plus $1,000-$3,000 for legal setup. An EIN can be obtained without an SSN using a foreign passport. Annual compliance includes state reports and federal tax filings through a 1040-NR.
The Foreign Investment in Real Property Tax Act requires 15% withholding on the gross sale price when a foreign person sells US real estate. Properties under $300,000 used as a buyer's residence are exempt. Between $300,001-$1,000,000 with personal-residence use, the rate drops to 10%. Sellers can file a US return to recover excess withholding. Pre-closing withholding certificates can reduce or eliminate the obligation.
Debt Service Coverage Ratio loans qualify borrowers based on property rental income rather than personal income, making them the primary financing path for foreign nationals. No US credit history, employment documentation, or SSN required. Typical terms: 25-30% down payment, up to 75% LTV, loan amounts to $2-3 million. Interest rates run 1-2% above conventional. LLC ownership is generally required.
International buying has a few moving parts in every market. Here is what to consider in US Real Estate, and the standard every developer clears before we list them.
Not every market fits every investor. These profiles are where US Real Estate has the strongest alignment between market fundamentals and investor goals.
Hard assets in non-correlated emerging markets. Inflation hedge and currency diversification.
Explore strategy →Phase 1 pricing advantages, rapid appreciation during build, high post-delivery yields.
Explore strategy →Personal use combined with short-term rental income. Curated beachfront and resort developments.
Explore strategy →A side-by-side on the metrics that matter against markets a US Real Estate investor is likely also evaluating. Current data, no spin.
| Metric | US Real Estate | Mexico Real Estate | Portugal Real Estate |
|---|---|---|---|
| Avg. price per sqm | $494K | $3,600 | €3,908 |
| Annual appreciation | $56B | 12% | 5.9% |
| Foreign ownership | Direct ownership (FIRPTA applies) | Fideicomiso trust required | Direct ownership for foreigners |
| Tax/Visa advantage | Safe-haven stability | Low property tax (~0.19%) | Golden Visa via fund route |
| Best for | Diversification, pre-construction | Pre-construction, lifestyle | Retirees, lifestyle |
Yes. Buying property in the United States is open to foreign nationals, who can purchase residential and commercial property in nearly all markets with no federal ownership restrictions. Florida's SB 264 restricts purchases by nationals of certain countries near military installations, but this affects a narrow set of buyers. Most international investors purchase through a US LLC for liability and tax planning. The process takes 45-90 days, longer than domestic purchases due to entity formation, ITIN processing, and international wire compliance.
Rental income is taxed at graduated federal rates (10-37%) on net income after deductions. State income tax varies: Florida charges 0%, Arizona 2.5% flat, California up to 13.3%. Capital gains on sale face FIRPTA withholding plus federal long-term rates of 0-20%. The most critical planning issue is estate tax: non-resident aliens face US estate tax on assets above $60,000, compared to $13.61 million for citizens. Holding through proper entity structures is essential.
Every developer on our platform has passed our vetting standard: completed project history, buyer infrastructure, design and build quality, market reputation, and community amenities. In the US specifically, active licensing, financial stability, and delivery history on prior phases are central to developer selection. Where possible, our team conducts in-person site visits to assess construction progress and community development.
The primary path is a DSCR loan, which qualifies based on property income rather than borrower income. Foreign national mortgage programs from specialty lenders (Angel Oak, America Mortgages) offer 25-30% down without SSN requirements. Portfolio lenders may extend in-house products to buyers with substantial deposits. All-cash remains the most common route: 47% of foreign buyers in 2024-2025 paid cash. A cross-border mortgage advisor can identify the most tax-efficient structure for your situation.
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