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Foreign National Mortgage Loans

There are a few lenders that have excellent programs for foreign nationals purchasing property in Las Vegas. The interest rates are competitive and the fees are reasonable. These programs were not readily available during the real estate recession from 2008 through 2013, so it is great to have alternatives for our international clients again.

Our real estate consultants know which lenders have the best financing for overseas buyers of Las Vegas real estate.  Please feel free to contact us or call at 702-985-7654 for a current list of foreign national lenders. Also check out our currency converter for the latest exchange rates.

Foreign National Vacation Home Financing

The basic guidelines of the second home purchases are as follows:

  • Can only be for a second home
  • Buyer cannot own any other property in the United States
  • Requires a minimum 30% to 35% down payment
  • An international credit report with acceptable credit scores – must be paid for in advance (about $200)
  • Buyer must have 24 months of credit history
  • $417k maximum loan amount
  • Debt ratios – housing debt ratio cannot exceed 36% of total income and total debt cannot exceed 45% of income
  • Buyers with diplomatic immunity are not eligible
  • Some lenders have minimum loan amount requirements

Interest rates and closing costs on second home loans for foreign nationals are competitive– very comparable to what a US citizen would pay.

Foreign National Investment Financing

Investment groups may generate a pool of funds that can be used to finance investment properties for foreign nationals. Through our private network, we have access to these loans for our clients. These funds are available on a limited first-come, first-served basis, so the foreign national investor needs to be able to make a quick decision on purchasing a Las Vegas home. Foreign national investors may get preapproved for a loan prior to shopping for a property.

Below are the basic loan guidelines:

  • Can be used for investment property
  • 45% to 50% down payment
  • Minimum loan amount is $100k up to $3M maximum loan amount
  • Other US properties can already be owned
  • An international credit report with acceptable credit scores - must be paid for in advance (about $200)
  • Eligibility is determined on a case by case basis subject to investor approval
  • Buyers with diplomatic immunity are not eligible

Because of the limited availability of foreign national investment financing, foreign national investors are advised to establish a close relationship in advance with an agent that has an established network offering these loans. Rates on these loans will be a bit higher than for second/vacation home mortgages, as is typical for any investment mortgage loan. Read more about foreign national investment mortgage loans.

Loan Fees for Foreign Nationals

Other than the higher cost for an international credit report, the loan closing costs, taxes and interest rates for foreign national mortgages are similar to what a US citizen would pay. There are no additional fees assessed at closing.

Upon sale of real estate owned by a foreign national, the escrow/closing company may withhold a portion of any profits above the original sales price to pay US federal income taxes. Foreign national purchasers are advised to consult a tax accountant for further details on the sale of a property.

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