Foreigners with significant capital (25% – 30% of purchase price), shouldn’t have trouble purchasing real estate in the United States. For that situation, it’s great to work with a real estate agent that assist investors and check in with your immigration lawyer.
While more complicated, some non permanent residents are able to purchase a home, to live in, with low down payment options. These mortgages include:
– FHA (as of May 25, 2025, FHA will not accept non permanent residents)
-Fannie Mae and Freddie Mac remain unchanged.
If you’re not a US Citizen or Green Card holder, it is important to have, and check in with, an immigration lawyer before making any major decisions about your life in USA. Obviously I am not a lawyer and advice needs to be individualized. Depending on your situation, you may or may not want to do something that could look like immigrant intent. Also some real estate activities are subject to work authorization rules. The process of buying a home for permanent residents is pretty much identical to that of US citizens.
The number one thing that mortgage lenders care about is stability in knowing the mortgage will get paid; and there are other eligibility rules with focus on the first year after purchasing the primary residence. Lenders have “overlays” that increase the needed qualifications, so some statuses might be excluded despite the being on the federal backing list. Somebody on H-1b (long term work visa, waitlist for Green Card) for example, probobly can find options, nor should people with statuses likely to be extended like pending Adjustment of Status for marriage based Green Card. Since OPT STEM Extension status is temporary, but students can continue staying in the USA by going for the next level of education, banks are all over the place on if they accept it.
Here are some sources to check out, do your own research and know that things do change. (I have no affiliation with these authors, I simply like their explanations):
March 2024 update: https://stilt.com/education/opt-mortgage-loan/
Credit Score Tip: If you do not have much credit history, you can see if the person you are partnering with is able to add you as an authorized user to some of their credit cards. They don’t have to actually hand you the cards and most issuers will report the account history on your credit report.
More about Credit Card Authorized User: https://www.youtube.com/watch?v=1YQY2VxLvTk
Speak with a non profit that helps people with financial planning. This takes time so the sooner, the better.
Job location Change Note: I also know that some H-1b visa holders worry about what would happen if they lost their job after buying their home as they must find a job in their field, willing to deal with the immigration paperwork, within a small window of time, or leave the US. Of course means they might have to take a job in a different area. Remember the requirement for primary resident federally backed mortgages is the intention to live in the the home for one year. Job location change is on the list of perfectly valid reasons to move out early and possibly get another mortgage. My advice would be to speak with a local property management company, to make sure the house could “cash flow” (rents greater than expenses), if the owners were to move out. That would make the house an investment worth holding onto.
Affidavit of Support (form I-684) tip: As part of the application for permeant residence, most immigrants must have a sponsor; for cases where a spouse/family member is petitioning, they must show the government that they make enough money so that the immigrant won’t be reliant on certain public benefits.
When the petitioner’s income doesn’t meet the chart, assets can be taken into consideration, including the equity of real estate. This requirement isn’t needed if the immigrant has the credits to qualify for Social Security. Utilizing strategies, like the BRRRR method, require a lot less work than a (full-time) job, and can help meet the I-684 requirements years faster. Know that there are ways to invest in real estate without having the money yourself.
If you are a non-permanent resident, inside the USA, have a stable source of income and you are interested in joining me, I welcome you to reach out to me.
Abu Build 