International & Foreign-National Buyers
Purchasing US real estate as a foreign national is entirely ordinary — but the documentation, financing and tax pathways differ from a domestic purchase, and the time to understand them is before you make an offer.
Nevada: active representation market, subject to final Simply Vegas advertising approval. Arizona & California: educational and relocation-planning resources only; Marilena McAfee is not currently offering brokerage representation in these states pending brokerage affiliation.
What This Covers
Where International Buyers Concentrate
Each market draws different international interest for different reasons — and each has its own transaction customs.
Las Vegas & Henderson
Draws international interest for its resort economy, direct international air service and absence of state income tax. Nevada transactions customarily use escrow and title companies rather than closing attorneys.
Greater Phoenix & Scottsdale
Long-established seasonal and second-home interest, particularly from Canada. Arizona also closes through escrow and title companies, and seasonal ownership patterns are well understood by local professionals.
Southern California
The deepest international market of the three, with substantial coastal and metropolitan interest. California adds its own state-level withholding on certain sales in addition to federal FIRPTA — confirm both with your tax advisor.
Market characteristics are general orientation only and change over time. No pricing, inventory, ranking or performance claims are made. Verify all community, association and municipal information directly before relying on it.
Purchase Readiness Profiler
Six questions about your documentation and financing position. The result is the order in which to assemble the pieces.
What Differs from a Domestic Purchase
You Do Not Need Residency or a Visa
There is no citizenship or residency requirement to own US real estate. Immigration status and property ownership are separate matters entirely — buying property confers no immigration benefit, and no such claim is made here.
Identification and Tax Numbers
A passport is typically sufficient for identification. An ITIN may be required for tax filing obligations connected with ownership or sale. Confirm what applies to you with a US tax professional early, as issuance takes time.
Foreign-National Financing
Lenders offering foreign-national programs exist, generally with different down payment, reserve and documentation requirements than domestic lending. Cash purchases are also common. Speak with a lender experienced in these programs before assuming either path.
Funds Transfer and Source of Funds
International wires require lead time, and escrow and title companies must document source of funds under anti-money-laundering rules. Begin this early; it is the most common cause of delayed closings for international buyers.
FIRPTA Applies on Sale, Not Purchase
The Foreign Investment in Real Property Tax Act generally requires withholding from the seller when a foreign person sells US real property. It affects your eventual exit rather than your purchase — but plan for it from the outset with your tax advisor.
Assemble the Team First
A US tax professional familiar with cross-border matters, an attorney for entity and titling questions, a lender if financing, and an escrow or title company. Assembling them before you shop prevents the delays that lose properties.
Relevant Calculators
All calculators are educational estimating tools. They are not appraisals, loan quotes, tax opinions or guarantees of any outcome. Consult a licensed lender, attorney, CPA or appraiser before acting on any figure.
Signature Guide & Consultation
International & Foreign-National Buyer Guide
The documentation checklist, how foreign-national financing differs, funds-transfer lead times, what FIRPTA means for your eventual sale, and the professional team to assemble before you begin.
Request This GuideSpeak with Marilena
A call to map out what you need to assemble and in what order. Time zones are accommodated — note your location and preferred hours in the message field.
Scheduling is handled through Calendly. If you prefer not to use an online scheduler, call or email and a time will be arranged manually.
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Questions, Answered Plainly
Can a foreign national buy property in the United States?
Yes. There is no citizenship or residency requirement for owning US real estate. Ownership and immigration status are entirely separate matters, and purchasing property provides no immigration benefit.
Do I need an ITIN?
Possibly, depending on your circumstances and any US tax filing obligations arising from ownership or sale. Confirm with a US tax professional early — issuance takes time and it is better resolved before you need it.
Can I get a US mortgage as a foreign national?
Foreign-national loan programs exist through certain lenders, generally with different down payment, reserve and documentation requirements than domestic lending. Terms vary by lender and change over time; speak with a lender experienced in these programs.
What is FIRPTA?
The Foreign Investment in Real Property Tax Act generally requires that a portion of the sale price be withheld when a foreign person sells US real property. It applies to your eventual sale rather than your purchase. This is general information only, not tax advice — consult a qualified US tax professional.