Foreign National Commercial Real Estate Loans (US Property)

Yes. Specialty asset-based and bridge lenders finance foreign-national purchases of US commercial real estate without a US credit score, SSN, or US tax returns. The loan is underwritten primarily on the US property and its cash flow. The borrower typically forms a US LLC and provides a passport, an ITIN where applicable, an international banking reference, and proof of funds for the down payment wired from abroad. This program covers US commercial assets only, a foreign buyer acquiring US commercial real estate.

On a stabilized, cash-flowing US commercial property, foreign-national LTV typically reaches a 60–65% gold-standard range governed by debt-service coverage and debt yield, modestly tighter than a US-resident borrower on the same asset. On a pure asset-based or bridge basis (property-only underwriting), leverage is conservative at up to roughly 50% LTV. Neither offers 100% financing; the foreign buyer contributes meaningful equity wired from abroad. Final proceeds are set by coverage and debt yield, not the LTV cap alone.

No. Asset-based and bridge lenders underwrite the US commercial property, its value, cash flow, and condition, rather than the borrower's US credit history. There is no US credit score, W-2, or US tax return requirement. Lenders verify identity, source of funds, and reserves through a passport, an international banking or credit reference, foreign bank statements, and OFAC, KYC, and Patriot Act compliance checks. Borrowers typically hold the asset through a US LLC and wire the down payment and reserves from a foreign account.

Typically: a valid passport; an ITIN where required; a US LLC or other US entity to hold title; an international banking or credit reference from the home country; foreign bank statements showing the down payment and reserves; and proof that down-payment funds can be wired from a foreign account through standard compliance screening. For a stabilized, income-producing asset, the lender also reviews leases, a rent roll, and operating statements. Starting the ITIN and LLC formation before going to contract shortens the timeline.

Foreign nationals commonly finance US multifamily, retail, office, industrial, mixed-use, hospitality, and self-storage on an asset-based or bridge basis, plus single-tenant net-lease assets. Stabilized, cash-flowing assets price tightest and reach the higher leverage band; transitional or value-add assets are financed on a conservative bridge basis at lower leverage until stabilized. This program addresses US commercial real estate only, a foreign buyer acquiring property located in the United States.

As of June 2026, foreign-national US commercial real estate pricing runs roughly 100–200 basis points wider than a comparable US-resident borrower, reflecting a thinner lender pool, higher diligence cost, and additional compliance. Stabilized asset-based loans price in the high-7% to low-10% range depending on asset and leverage; bridge and transitional financing prices higher. Borrowers from countries with established international banking references price at the tighter end. Pricing is indicative of June 2026 conditions and is not a quote.

Significant ones. FIRPTA withholding applies on the sale of US real property by a foreign person unless an exemption applies. US-source rental income is subject to withholding unless the owner elects to treat it as effectively connected income and files a US return. US estate tax can apply to US real estate held by a foreign national at death, so entity and ownership structuring matters. Consult a US tax attorney experienced with foreign-national US real estate before acquisition. PeerSense is a capital advisory firm and does not provide tax or legal advice.