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Buying property in the United States is a concrete goal for thousands of Brazilians looking to diversify their assets, generate passive income, or lay the groundwork for a future international move. A common question is whether foreigners without permanent residency can finance real estate in the country. The answer is yes: American banks and financial institutions offer specific lines of credit for international buyers, although with different requirements compared to conventional loans for citizens and residents.
The U.S. real estate market is one of the most accessible in the world in terms of transparency, legal protection, and liquidity. Understanding the real estate financing process for foreigners removes perceived barriers and allows international investors to make informed decisions from choosing the bank to closing the purchase.
Why invest in real estate in the USA
The American real estate market attracts international investors due to its institutional stability, robust protection of property rights, and a consistent history of appreciation over the decades. Regions with strong rental demand-such as Florida, Texas, and Southeastern states-offer attractive returns both from monthly income and long-term asset appreciation.
For Brazilians, investing in U.S. real estate also serves as a mechanism for currency diversification and asset protection in a strong currency. The dollar has historically maintained its purchasing power during periods of economic instability in emerging markets, making American real estate investment a relevant strategy for capital preservation and international estate planning.
Requirements for non-residents
The main difference in real estate financing for foreigners is the absence of a credit history in the American system. The credit score-a pillar of banking risk analysis in the U.S.-simply does not exist for those who have never operated financially in the country. To compensate for this factor, banks apply stricter criteria when approving financing.
The required down payment is typically higher: between 25% and 30% of the property value, while residents with good credit can finance with down payments ranging from 3% to 20%. Proof of income is more detailed, requiring complete documentation of the buyer’s financial origin and stability, with certified translations when necessary. Additionally, most banks require the buyer to demonstrate financial reserves equivalent to 6 to 12 months of installments, in addition to the down payment amount.
Interest rates for loans to foreigners are usually slightly higher than those offered to residents, reflecting the additional risk perceived by the lender. The variation depends on the bank, the buyer’s financial profile, and market conditions at the time of contracting.
Types of financing available
Foreigners without U.S. residency can mainly access two types of real estate loans, each with its own characteristics and requirements.
Portfolio loans are loans held in the issuing bank’s own portfolio, without being sold on the secondary market to agencies such as Fannie Mae or Freddie Mac. This gives the bank flexibility to accept profiles that do not fit the standardized criteria of these agencies, which require resident status. International banks with a presence in the U.S. and institutions focused on high-net-worth clients often offer this type of loan with negotiable conditions.
Regional banks and credit unions in states with a high concentration of international buyers-such as Florida, New York, and California-also maintain specific programs for foreigners. These programs generally accept the ITIN as a substitute for the Social Security Number and offer financing terms between 15 and 30 years, with amortization structures similar to those available to residents.
Required documentation
Early organization of documentation is the factor that most influences the speed and success of the financing process. Starting to prepare documents before searching for the property avoids delays and demonstrates seriousness to the bank.
The most commonly required documents include:
- Valid passport and current U.S. visa
- ITIN (Individual Taxpayer Identification Number), issued by the IRS
- Bank statements from the last 12 to 24 months
- Income tax returns from the country of origin (last 2 to 3 years)
- Proof of assets and financial reserves
- Bank reference letter from the financial institution in the country of origin
- Proof of address in the country of residence
The ITIN deserves special attention. It is a tax number issued by the IRS for people who do not have a Social Security Number (SSN) and need to fulfill tax obligations in the United States. The process of obtaining it can take 7 to 11 weeks from the submission of documentation, which is why it should be started well in advance of the intended purchase.
Process steps
The process of buying and financing a property in the U.S. for foreigners follows well-defined steps in the American real estate system. The first phase is the analysis of the financial profile and the definition of the budget, considering the down payment capacity and the financing limits available for non-residents.
Next, the buyer seeks pre-approval for financing from the chosen bank. This document defines the maximum amount that can be financed and signals to sellers that the offer is serious and financially backed. With pre-approval in hand, the search begins for the property that fits the profile and investment objectives.
After choosing the property, a formal offer (offer) is made which, if accepted by the seller, results in a purchase contract (purchase agreement). The subsequent due diligence period includes a physical inspection of the property by licensed professionals and a market appraisal (appraisal) required by the bank to confirm that the property’s value justifies the financing.
The closing is the final stage, in which the property transfer documents are signed, the financing is formalized, and the buyer receives the keys. The entire process, from pre-approval to closing, usually takes between 45 and 60 days, and can be longer for international buyers who need to resolve additional documentation issues.
Real estate financing in the United States is accessible to foreigners who prepare adequately. Early document organization, obtaining the ITIN, choosing a bank experienced with international clients, and understanding the specific requirements for non-residents are the factors that determine the success of the operation. With planning and complete documentation, Brazilian investors can access the American real estate market with the same legal guarantees offered to local buyers.
Victoria Harper
Editor-in-Chief
Leading journalism and editorial content at Visto n’ Visa, Victoria helps make immigration topics clear, trustworthy, and easy to understand. Her focus is on delivering useful, human, and relevant content for people exploring new paths abroad.
