You don’t have to be an American citizen to own a piece of American real estate. Thousands of foreign nationals buy property in the U.S. every year — and the process is more straightforward than most people think. Whether you’re looking for a vacation home, an investment property, or a future residence, this guide will walk you through exactly what you need to know.
Can a Non-Resident Buy Property in the US? The Short Answer
Yes, absolutely. There are no federal laws in the United States that prevent foreign nationals from buying and owning property. You don’t need a green card, a U.S. visa, or permanent residency. You can purchase freely as a non-citizen, whether you’re a foreign investor, an expat, or someone living outside the U.S. entirely.
According to the National Association of Realtors (NAR), foreign buyers purchased $56 billion worth of U.S. residential property between April 2024 and March 2025, covering over 78,000 home transactions. That’s a 44% increase from the prior year. The U.S. real estate market is clearly open for business — for everyone.
Who Counts as a Non-Resident Buyer?
Non-resident buyers generally fall into a few groups, each with slightly different options when it comes to financing:
- Permanent residents (green card holders) — treated nearly the same as U.S. citizens for most loan purposes
- Non-permanent residents — individuals on work or student visas (H-1B, L-1, F-1, etc.) who live in the U.S. but lack permanent status
- Foreign nationals — people whose primary residence is outside the U.S. with no current visa or immigration status
Your category affects what types of loans are available to you, how much documentation you’ll need, and what down payment is required.
Top Countries Buying US Property in 2024–2025
The top foreign buyers of U.S. residential real estate are from Canada, China, Mexico, India, and the UK. Florida remains the most popular destination, accounting for 21% of all international purchases, followed by California at 15% and Texas. Cities like Miami, Los Angeles, New York, and Orlando are especially popular with international investors.
How to Buy Property in the US as a Non-Resident
The buying process itself is similar to what any buyer goes through. The main differences come up in financing and documentation. Here’s how it typically works.
Documents You’ll Need to Buy US Property
| Document | Purpose |
|---|---|
| Valid passport or government-issued ID | Identity verification |
| Individual Taxpayer Identification Number (ITIN) | Required for tax filing in the U.S. |
| Proof of income or assets | Shows ability to repay or purchase |
| Bank statements (typically 2–6 months) | Verifies funds for down payment and reserves |
| Proof of address and residency status | Required for mortgage applications |
| Credit report from home country (if applicable) | Used when no U.S. credit history exists |
The good news is you don’t need a Social Security Number for cash purchases. For mortgage applications, many lenders accept an ITIN instead.
Financing Options for Non-Resident Buyers
Financing is where things get more complex for non-residents compared to U.S. citizens. But there are real options available.
Cash purchases are the most common route for foreign nationals. Around 47% of international buyers in 2024–2025 paid in cash, compared to 28% of domestic buyers. Cash removes the need to qualify for a U.S. mortgage entirely.
For those who want a mortgage, Foreign National Loan Programs are available through certain U.S. lenders. These loans don’t require a U.S. credit score, a green card, or even a visa. However, they typically require a larger down payment — often 25–35% for investment properties — and carry higher interest rates, generally ranging from 8% to 11% as of mid-2025.
According to Bankrate’s guide on non-citizen homebuying, permanent residents with a green card and verified U.S. income can access conventional loans on nearly the same terms as U.S. citizens. Non-permanent residents on work visas may also qualify for standard loans with proper documentation.
Note: As of May 2025, FHA loans are no longer available to non-permanent residents without lawful permanent residency status. This is an important change if you were counting on an FHA loan.
If you need help navigating your purchase strategy or financing options, feel free to get in touch with our team. We work with buyers from all backgrounds and can connect you with the right resources.
Taxes and Legal Obligations for Non-Resident Property Owners
Buying is one thing. Owning and eventually selling are another. Non-resident buyers need to understand their U.S. tax obligations from the beginning.
What Non-Residents Pay in US Property Taxes
All property owners in the U.S. — regardless of citizenship — pay annual property taxes to the city or county where the property is located. Rates vary by state and location but are predictable and deductible in some cases.
If you rent out the property, the income must be reported to the IRS. You can choose between two methods: Effectively Connected Income (ECI), which taxes net income at standard rates, or a flat 30% tax on gross rental income. Most investors benefit from the ECI approach. You’ll likely need a U.S.-based accountant familiar with international tax law.
When you sell, FIRPTA (Foreign Investment in Real Property Tax Act) applies. This federal law requires buyers to withhold up to 15% of the sale price from a foreign seller’s proceeds, which gets sent to the IRS. You can file for a refund if your actual tax liability is lower.
For more details on the buying process and costs involved, read our guide on closing costs and how to negotiate effectively as a buyer. If you’re considering an investment property, see our overview of improvements that add the most value.
Does Buying US Property Give You a Visa or Residency?
No. Owning property in the U.S. does not grant you immigration status, a visa, or permanent residency. You still need to go through the standard visa process to stay in the U.S. for extended periods. The one exception is the EB-5 Investor Visa program, which offers a path to a green card through investment — but this requires a minimum of $800,000 invested in a qualifying U.S. business that creates American jobs, not just a property purchase.
Best States for Non-Resident Property Investment
Some states are far more welcoming — and financially attractive — for international buyers than others.
Top Locations International Buyers Prefer
Florida is the clear leader. Low taxes, warm weather, a globally diverse culture, and strong rental demand make it a top pick year after year. Miami alone saw $3.1 billion in international transactions in 2024–2025, with 71% of luxury condo purchases made in cash.
Texas offers no state income tax, lower property costs compared to coastal cities, and a fast-growing economy. Austin and Dallas are especially popular with tech workers and international investors looking for both rental income and appreciation.
California, despite higher prices, attracts buyers from China and Canada who want access to world-class cities, universities, and a major international airport hub. According to the IRS FIRPTA guidance, all foreign sellers must comply with withholding requirements regardless of the state where the property is located.
Tips for a Smooth Purchase as a Non-Resident
Work with a real estate agent who has experience with international buyers. They’ll understand the documentation requirements, local market nuances, and how to handle remote closings — which are increasingly common for foreign nationals who can’t travel to sign in person.
Hire a U.S.-based real estate attorney and a tax advisor who specializes in cross-border transactions. The cost is small compared to the mistakes they can help you avoid. Also, consider how you’ll manage the property if you’re not living nearby — a professional property management company is often worth the fee.
Conclusion
Buying property in the U.S. as a non-resident is completely legal, widely practiced, and increasingly popular. The process requires more documentation and planning than a domestic purchase, but the U.S. market offers stability, transparency, and strong long-term value that attracts buyers from all over the world. Get the right team in place, understand your tax obligations from day one, and choose a location that matches your goals — whether that’s rental income, appreciation, or a future home base.
Frequently Asked Questions
Can a non-US citizen buy property in America?
Yes. There are no federal restrictions on foreign nationals purchasing real estate in the U.S. You don’t need a green card, visa, or residency status to own property.
What taxes do non-residents pay on US property?
Non-residents pay annual property taxes like any owner. If they earn rental income, it must be reported to the IRS. When selling, FIRPTA requires buyers to withhold up to 15% of the sale price from the non-resident seller’s proceeds.
Can a non-resident get a US mortgage?
Yes, through Foreign National Loan Programs. These typically require a 25–35% down payment, an ITIN, and proof of income or assets. Interest rates are generally higher than standard loans for U.S. citizens.
Does buying US property lead to a green card?
No. Property ownership alone does not grant immigration status. The EB-5 Investor Visa is the only pathway linked to real estate-related investment, and it requires at least $800,000 invested in a qualifying business.
What is the best state to buy property as a foreign investor?
Florida, Texas, and California are the most popular. Florida leads overall, with low taxes and strong rental demand. Texas offers no state income tax and affordable prices. California attracts buyers seeking major metro access and long-term appreciation.