Foreign nationals purchased $45.3 billion worth of U.S. real estate in the 12 months ending March 2026, according to the National Association of Realtors. A large share of those purchases were all-cash — because financing is the obstacle. U.S. banks don’t know how to underwrite a borrower with no domestic credit history, no Social Security number, and income from a foreign business.
A foreign national bridge loan solves that problem. Here’s how these loans work, what you’ll need to qualify, and how to structure a clean exit.
What Is a Foreign National Bridge Loan?
A foreign national bridge loan is a short-term, asset-based mortgage for non-U.S. citizens purchasing or refinancing U.S. investment properties. Underwriting centers on the property value and the borrower’s global liquidity — not U.S. tax returns or Social Security numbers.
These loans are business-purpose only. Eligible property types include single-family rentals, 2-4 unit investment properties, small multifamily, mixed-use, and light commercial. Primary residences don’t qualify.
The bridge structure is typically 12–24 months, interest-only. The point isn’t to hold the loan long-term — it’s to get you into the deal fast while you stabilize the asset and line up permanent financing.
How Lenders Underwrite Foreign National Bridge Loans
Underwriting comes down to three things: the asset, liquidity, and the exit.
The asset. The property is the primary collateral. Lenders advance against the appraised value — typically 60–65% LTV. Location matters. Major metros and Sunbelt markets get stronger lender appetite than rural or tertiary locations where the resale market is thin.
Liquidity. Most lenders want 6–12 months of interest reserves in a U.S. bank account at closing, plus documentation of global financial strength. Bank statements from recognized international institutions work in place of U.S. credit reports. The lender isn’t verifying income in the traditional sense — they’re confirming you have the resources to carry the loan and execute your exit.
Exit strategy. Bridge loans are short-term by design. Lenders need to know how you’re getting out before they fund you. A DSCR refinance, a sale, or a long-term commercial mortgage — any works, but you need a credible plan documented upfront.
Loan Terms: What to Expect
Foreign national bridge loans are more expensive than conventional financing. That’s the tradeoff for speed and documentation flexibility.
- Rate: 9–13% (interest-only)
- Origination: 1.5–3 points
- LTV: 60–65% (70% possible on strong files)
- Term: 12–24 months
- Reserves: 6–12 months required at closing
- Closing timeline: 10–15 business days for clean files
Term sheets come back quickly — often within 48 hours. If documentation is organized and reserves are already in a U.S. account, closings compress further. I’ve seen clean foreign national bridge deals fund in under two weeks.
What Documents You’ll Need
No SSN, U.S. credit report, or U.S. tax returns required. What lenders do ask for:
- Passport (primary identification)
- International bank statements — 3–6 months from a recognized financial institution
- Evidence of a U.S. bank account for reserves
- Property documentation: purchase contract or current appraisal
- Entity documents if purchasing through an LLC
- Brief exit strategy narrative — a few sentences on how you’re refinancing or selling
Some lenders use international credit references. Others underwrite purely on asset and liquidity with no credit pull at all.
Buying U.S. real estate from abroad? We structure foreign national bridge loans nationally across property types. Schedule a 15-minute call →
From a recent deal: I recently worked with an investor based in Brazil acquiring an 8-unit multifamily property in South Florida. The deal needed to close in 21 days — too tight for any conventional process. His liquidity was solid, all held internationally, and the property cash-flowed from day one. We placed him into a bridge loan at 65% LTV, interest-only at about 11%, with an 18-month term. We pre-negotiated the exit into a long-term rental loan before closing so the path forward was clear. Closed on time. He refinanced out 12 months later and is actively looking for his next deal.
Exit Strategies That Work
The bridge gets you in. Here’s how foreign national investors typically get out:
DSCR refinance. The most common exit for 1-4 unit and small multifamily properties. Many DSCR lenders work with foreign nationals without requiring a U.S. credit score — they underwrite the property’s cash flow. This is the natural follow-on to a bridge entry. We walk clients through both the bridge and the eventual bridge-to-DSCR refinance at the same time so there are no surprises.
Sale. If the strategy is buy-renovate-sell, the bridge finances the acquisition and rehab. The sale retires the loan.
Long-term commercial mortgage. For multifamily, mixed-use, or commercial properties, the exit may be a mini-perm or term loan once the asset stabilizes. CMBS and life company lenders are also active with foreign national borrowers on larger transactions.
What Makes a Stronger File
Not all foreign national bridge deals fund the same way. These factors improve pricing and approval odds:
- U.S. banking relationship: Even a recently opened U.S. account with reserves already in place simplifies verification significantly.
- Major metro or Sunbelt location: Florida, Texas, Georgia, Arizona, and the Carolinas see strong lender appetite. Rural locations are a harder pitch.
- Experienced operator profile: Property management in place, prior U.S. transactions, or a clear renovation plan all strengthen the file.
- Exit already underway: A borrower who’s already spoken to a DSCR lender and has preliminary terms gets better bridge pricing. Pre-qualifying both sides of the trade is how serious investors approach this.
Per the Federal Reserve’s FRED data on foreign direct investment in U.S. real estate, cross-border investment into U.S. commercial property has remained a consistent component of international capital flows even as residential purchase volumes have softened. Bridge loans are often the entry mechanism for that capital.
Frequently Asked Questions
Can a foreign national get a bridge loan without a Social Security number?
Yes. Foreign national bridge loans underwrite on the asset value and borrower liquidity. Lenders use passport identification and international bank documentation in place of SSN and U.S. credit reports.
What LTV is typical for a foreign national bridge loan?
Most programs cap at 60–65% LTV, meaning you’ll need 35–40% equity or down payment. Some lenders will go to 70% for strong files with established U.S. banking relationships and reserves held domestically.
How long does closing take on a foreign national bridge loan?
Term sheets typically come back in 24–48 hours. Funded closings run 10–15 business days for organized files. If reserves are already in a U.S. account and the property appraisal is ordered at term sheet stage, timelines compress further.
Ready to finance your U.S. investment property?
We work with non-U.S. investors across bridge, DSCR, and long-term commercial financing programs — nationally, across property types. Send us your scenario and we’ll respond within one business day with realistic terms.
This article is for informational purposes only and does not constitute financial, legal, or tax advice. Loan terms, rates, and availability vary by borrower, property, and market conditions. Consult Willowbrook Capital for scenario-specific guidance.