Foreign National Mortgage in Las Vegas: How It Works

The short answer: Yes, some lenders finance U.S. property for foreign nationals, but there is no single standard. Examples show up to 70% to 75% loan to value, a year of reserves, foreign credit references instead of a U.S. score, and investment or second homes only. Nevada lets nonresident aliens own property. Tax rules, including FIRPTA, are separate, so talk to a tax professional.

This post is for you if:

• You live outside the U.S. and want to buy a home or investment property in Las Vegas.
• You have no Social Security number or U.S. credit history.
• You want to understand the tax and wire-safety basics before you start.

Who can get a foreign national loan?

It depends on the lender. Fannie Mae's guidance covers lawful permanent and non-permanent residents of the U.S., not automatically buyers who live overseas. So buyers abroad usually look at private programs set by individual lenders.

Nevada law lets nonresident aliens hold property on the same terms as resident citizens. That is about owning, not lending. Financing is still up to the lender. Details on my foreign national loans page.

What do lenders ask for?

Examples from one lender, LendSure, show the pattern. It says no Social Security number or domestic credit history is needed, and no U.S. tax returns are required. It accepts foreign credit reports and reference letters instead of a FICO score, along with an employer letter, a CPA letter or property cash flow (DSCR) to document income. Foreign assets are accepted for reserves.

Other lenders will differ, and you should expect passport and status documents. I could not confirm one universal checklist, so get yours in writing.

How much do you need to put down?

These are lender examples, not a quote or a rule for every loan. Reserves are extra money you show on top of the down payment. Ask for terms in writing, plus the title, translation, wire and currency exchange costs.

Do you need an ITIN?

Not necessarily. The IRS says an ITIN is for federal tax purposes only. It is not a Social Security number, does not change immigration status and does not authorize work in the U.S. A lender saying no SSN is needed does not tell you whether your loan needs an ITIN or another tax ID, so ask.

What are the tax basics?

• FIRPTA: when a foreign person sells U.S. real property, the buyer generally withholds 15% of the amount realized. For a home the buyer plans to live in, the IRS lists no withholding at $300,000 or less, 10% above $300,000 through $1 million, and 15% above $1 million, if the residence test is met. Withholding is not necessarily the final tax.
• Rental income: the IRS says a nonresident alien's U.S. rental income is generally taxed at 30% or a lower treaty rate, unless a timely election lets you deduct expenses and be taxed on net income. Form 1040-NR may apply.

This is not tax advice. Talk to a tax professional who works with cross-border owners.

How do you close safely?

Nevada escrow law says escrow funds must be kept separate from the escrow agent's own money and labeled trust funds or escrow accounts. Clark County recording charges transfer tax at $2.55 per $500 of value or fraction. The CFPB warns about wire scams, so never follow wiring instructions from an email. Call the title company at a phone number you already agreed on. If you are buying an investment property, my DSCR loan guide explains how rental income can qualify a property.

Frequently asked questions

Sources

Last verified October 28, 2026. Programs, limits and fees change, so confirm the current numbers before you rely on them.

• Fannie Mae B2-2-02: Non-U.S. citizen eligibility
• LendSure: Foreign national loans
• Acra Lending: Foreign national
• IRS: Individual Taxpayer Identification Number
• IRS: FIRPTA withholding
• IRS Publication 515 (2026)
• IRS: Nonresident aliens and U.S. real property
• Nevada NRS 111.055
• Nevada NRS Chapter 645A
• Clark County Recorder: Land documents
• CFPB: Mortgage closing scams

I am Fabion Medhanie, a retired U.S. Army Captain and mortgage broker in Las Vegas. This is education, not a rate quote or a loan approval. Your loan options depend on your full file.

Written by Fabion Medhanie, U.S. Army Retired, Mortgage Loan Originator, NMLS #2002997. MortgagePTSD powered by Barrett Financial Group, L.L.C., NMLS #181106. Educational content, not a commitment to lend.