{"id":21965,"date":"2025-09-27T06:10:47","date_gmt":"2025-09-27T06:10:47","guid":{"rendered":"https:\/\/www.americamortgages.com\/?p=21965"},"modified":"2025-11-12T10:51:43","modified_gmt":"2025-11-12T10:51:43","slug":"u-s-commercial-loans-for-non-residents-its-easier-than-you-think","status":"publish","type":"post","link":"https:\/\/www.americamortgages.com\/u-s-commercial-loans-for-non-residents-its-easier-than-you-think\/","title":{"rendered":"U.S. Commercial Loans for Non-Residents. It\u2019s Easier Than You Think!"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">Think you can\u2019t get U.S. commercial property financing without tax returns or a U.S. credit score? Think again.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign nationals and expats are using a property-first approach that looks at the deal itself, not your personal paperwork. If your property performs, you can qualify even when traditional banks say no.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This shift has already opened the door to billions in global capital. Since 2010, international investors have accounted for nearly 12% of all U.S. commercial real estate activity. In 2021\u20132022 alone, foreign acquisitions topped $92B, with $27B in multifamily. Forecasts now project&nbsp;<a title=\"U.S. CRE investment\" href=\"https:\/\/www.americamortgages.com\/unlock-u-s-commercial-real-estate-opportunities-with-tailored-financing-for-non-u-s-residents\">U.S. CRE investment<\/a>&nbsp;could hit $500B by 2025, with Florida, Texas, and Georgia leading demand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Why the U.S. Stands Apart<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In many countries, property ownership is restricted or burdened by regulation. Financing is hard to access, and rights are uncertain, but not in the U.S.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The U.S. offers:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Full ownership rights<\/strong>&nbsp;for foreign nationals and expats<\/li>\n\n\n\n<li><strong>Structured financing programs<\/strong>&nbsp;designed specifically for international investors<\/li>\n\n\n\n<li><strong>Dollar-backed wealth building<\/strong>&nbsp;in the world\u2019s most liquid real estate market<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Why Lenders Look at Property Performance<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">U.S. citizens must provide years of tax returns, detailed financials, strong credit, and at least 20% down. Foreign nationals usually cannot.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That is why lenders evaluate&nbsp;<strong>the property itself<\/strong>, focusing on:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>NOI (Net Operating Income):<\/strong>&nbsp;income after expenses<\/li>\n\n\n\n<li><strong>DSCR (Debt Service Coverage Ratio):<\/strong>&nbsp;NOI \u00f7 debt payments, typically&nbsp;<strong>1.25x minimum<\/strong><\/li>\n\n\n\n<li><strong>LTV (Loan-to-Value):<\/strong>&nbsp;capped at&nbsp;<strong>65\u201370%<\/strong>, requiring&nbsp;<strong>30\u201335% equity<\/strong><\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">If the numbers work, financing follows.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>America Mortgages\u2019 (AM) Loan Programs Spotlight<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>AM Standard Commercial Mortgage<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Term:<\/strong>&nbsp;20\u201330 years<\/li>\n\n\n\n<li><strong>Rates:<\/strong>&nbsp;~7.5% to 10% (current U.S. environment)<\/li>\n\n\n\n<li><strong>Structure:<\/strong>&nbsp;Non-recourse for foreign nationals and expats<\/li>\n\n\n\n<li><strong>Best for:<\/strong>&nbsp;Long-term stabilized assets such as&nbsp;<strong>multifamily or NNN retail<\/strong><\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>AM Bridge Loan (Short-Term Commercial)<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Term:<\/strong>&nbsp;12\u201336 months, usually interest-only<\/li>\n\n\n\n<li><strong>Rates:<\/strong>&nbsp;~9% to 13%<\/li>\n\n\n\n<li><strong>Structure:<\/strong>&nbsp;Non-recourse<\/li>\n\n\n\n<li><strong>Best for:<\/strong>&nbsp;<strong>Value-add, renovations, or repositioning<\/strong>&nbsp;before refinancing into permanent debt<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Commercial Real Deals in Action (with Rates)<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Airbnb Units \u2013 Georgia:<\/strong>&nbsp;Standard commercial mortgage: 30-year non-recourse, fixed at&nbsp;<strong>9.85%<\/strong><\/li>\n\n\n\n<li><strong>Commercial Buildings \u2013 Washington:<\/strong>&nbsp;Bridge loan at&nbsp;<strong>10.99%&nbsp;<\/strong>interest-only, 6 months no payment, refinance in 2 years<\/li>\n\n\n\n<li><strong>322-Unit Multifamily \u2013 Indiana:<\/strong>&nbsp;Bridge loan:&nbsp;<strong>SOFR +2% (SOFR 4.14%)<\/strong>, 3 years interest-only, refinance after stabilization<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Understanding WSJP (Wall Street Journal Prime) &amp; SOFR (Secured Overnight Financing Rate)<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When you see U.S. loan terms quoted as \u201c<strong>Prime +1%<\/strong>\u201d or \u201c<strong>SOFR +2%<\/strong>\u201d:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>WSJP:<\/strong>&nbsp;Currently 7.25%, tied to the Fed\u2019s funds rate, commonly used for shorter-term CRE lending. Margins of +0.25% to +1% are typical.<br><\/li>\n\n\n\n<li><strong>SOFR:<\/strong>&nbsp;Currently 4.14%, based on overnight Treasury-backed borrowing. Used for large, longer-term CRE loans, with spreads added for risk.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Best to Worst Property Types for FN &amp; Expat Financing.<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Multifamily (5+ units, stabilized)<\/li>\n\n\n\n<li>Industrial \/ Warehouse<\/li>\n\n\n\n<li>NNN Retail (credit tenants)<\/li>\n\n\n\n<li>Self-Storage<\/li>\n\n\n\n<li>Hospitality (select-service hotels)<\/li>\n\n\n\n<li>Office (Class A\/B)<\/li>\n\n\n\n<li>Specialty or Single-Use<\/li>\n\n\n\n<li>Vacant Properties or Land<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Bottom Line<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign nationals and expats can access the same&nbsp;<a title=\"commercial financing opportunities\" href=\"https:\/\/www.americamortgages.com\/why-is-u-s-commercial-real-estate-such-a-low-risk-investment\">commercial financing opportunities<\/a>&nbsp;as U.S. investors when structured correctly. By focusing on property performance and using the right loan program, you can unlock strong returns in the U.S. market.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Ready to invest?<\/strong>&nbsp;Whether it is your first U.S. property or your next big acquisition, America Mortgages can secure financing tailored to your goals, even when traditional banks say no.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>In-House Expertise You Can Trust<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">At America Mortgages, our commercial mortgage division is led by industry expert Charlene Trollip, whose deep experience and market knowledge set us apart. Whether you&#8217;re just starting to explore your financing options or are ready to move forward, Charlene is here to guide you every step of the way.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Have questions or are ready to discuss your commercial mortgage needs? Don\u2019t hesitate to reach out to Charlene, Head of Commercial Lending, directly\u2026you&#8217;re in excellent hands.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Get started today:&nbsp;<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Charlene Trollip<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Head of Commercial Lending<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">U.S.:&nbsp;<a href=\"tel:+18324444871\">+1 832 444 4871<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"mailto:charlene.trollip@americamortgages.com\">charlene.trollip@americamortgages.com<\/a><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Frequently Asked Questions<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q1: Can non-U.S. residents get commercial real-estate loans in the U.S.?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>A: <\/strong>Yes, the page explains that foreign nationals and U.S. expats can access U.S. commercial-property financing based on the property\u2019s performance, even without U.S. tax returns or credit history.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q2: What loan criteria do lenders focus on for non-residents?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>A: <\/strong>Lenders largely evaluate the property\u2019s Net Operating Income (NOI), the Debt Service Coverage Ratio (DSCR) (typically about 1.25\u00d7), and Loan-to-Value (LTV) (usually capped at 65\u201370%).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q3: What kinds of loan programs are offered?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>A:<\/strong> Two examples given:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A \u201cStandard Commercial Mortgage\u201d-type program: 20\u201330 year term, ~7.5%\u201310% rate, non-recourse for foreign nationals.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A \u201cBridge Loan \/ Short-Term Commercial\u201d program: 12\u201336 months, interest-only, ~9%\u201313% rate, non-recourse.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q4: Are all property types equally eligible?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>A: <\/strong>No, stabilized multifamily, industrial\/warehouse, and NNN retail rank higher in eligibility. Specialty uses, vacant land, and some offices are lower priority.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q5: What\u2019s the main benefit for foreign investors in U.S. commercial real estate?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A: The U.S. offers full ownership rights, structured financing for international investors, and access to a highly liquid real-estate market, making it easier and more attractive for non-residents to participate.<\/p>\n\n\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"mainEntity\": [{\n    \"@type\": \"Question\",\n    \"name\": \"Can non-U.S. residents get commercial real-estate loans in the U.S.?\",\n    \"acceptedAnswer\": {\n      \"@type\": \"Answer\",\n      \"text\": \"Yes, the page explains that foreign nationals and U.S. expats can access U.S. commercial-property financing based on the property\u2019s performance, even without U.S. tax returns or credit history.\"\n    }\n  },{\n    \"@type\": \"Question\",\n    \"name\": \"What loan criteria do lenders focus on for non-residents?\",\n    \"acceptedAnswer\": {\n      \"@type\": \"Answer\",\n      \"text\": \"Lenders largely evaluate the property\u2019s Net Operating Income (NOI), the Debt Service Coverage Ratio (DSCR) (typically about 1.25\u00d7), and Loan-to-Value (LTV) (usually capped at 65\u201370%).\"\n    }\n  },{\n    \"@type\": \"Question\",\n    \"name\": \"What kinds of loan programs are offered?\",\n    \"acceptedAnswer\": {\n      \"@type\": \"Answer\",\n      \"text\": \"Two examples given:\nA \u201cStandard Commercial Mortgage\u201d-type program: 20\u201330 year term, ~7.5%\u201310% rate, non-recourse for foreign nationals. \nA \u201cBridge Loan \/ Short-Term Commercial\u201d program: 12\u201336 months, interest-only, ~9%\u201313% rate, non-recourse.\"\n    }\n  },{\n    \"@type\": \"Question\",\n    \"name\": \"Are all property types equally eligible?\",\n    \"acceptedAnswer\": {\n      \"@type\": \"Answer\",\n      \"text\": \"No, stabilized multifamily, industrial\/warehouse, and NNN retail rank higher in eligibility. 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It\u2019s Easier Than You Think!\",\n  \"description\": \"Access U.S. commercial property loans as a non-residents discover how foreign nationals can qualify through property performance, not credit history.\",\n  \"image\": \"https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13.jpg.webp\",  \n  \"author\": {\n    \"@type\": \"Person\",\n    \"name\": \"Charlene Trollip\"\n  },  \n  \"publisher\": {\n    \"@type\": \"Organization\",\n    \"name\": \"America Mortgages\",\n    \"logo\": {\n      \"@type\": \"ImageObject\",\n      \"url\": \"https:\/\/www.americamortgages.com\/wp-admin\/images\/gmg-logo.svg\"\n    }\n  },\n  \"datePublished\": \"2025-09-27T08:00:00+00:00\"\n}\n<\/script>\n\n","protected":false},"excerpt":{"rendered":"<p>Think you can\u2019t get U.S. commercial property financing without tax returns or a U.S. credit score? Think again. Foreign nationals and expats are using a property-first approach that looks at the deal itself, not your personal paperwork. If your property performs, you can qualify even when traditional banks say no. This shift has already opened [&hellip;]<\/p>\n","protected":false},"author":30,"featured_media":21966,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"templates\/template-single-post.php","format":"standard","meta":{"_acf_changed":false,"qubely_global_settings":"","qubely_interactions":"","inline_featured_image":false,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[14,23,24,31,13],"tags":[],"am_country":[],"am_audience":[],"am_format":[],"class_list":["post-21965","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-foreign-nationals","category-purchase","category-residential","category-think-pieces","category-u-s-expats"],"acf":[],"qubely_featured_image_url":{"full":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13.jpg",1200,628,false],"landscape":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13.jpg",1200,628,false],"portraits":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13-540x320.jpg",540,320,true],"thumbnail":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13-150x150.jpg",150,150,true],"medium":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13-300x157.jpg",300,157,true],"medium_large":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13-768x402.jpg",580,304,true],"large":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13-1024x536.jpg",580,304,true],"1536x1536":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13.jpg",1200,628,false],"2048x2048":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13.jpg",1200,628,false],"qubely_landscape":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13.jpg",1200,628,false],"qubely_portrait":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13-540x320.jpg",540,320,true],"qubely_thumbnail":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13-140x100.jpg",140,100,true],"post-thumbnail":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13.jpg",1200,628,false],"twentytwenty-fullscreen":["https:\/\/www.americamortgages.com\/wp-content\/uploads\/2025\/09\/Pictures-13.jpg",1200,628,false]},"qubely_author":{"display_name":"Charlene Trollip","author_link":"https:\/\/www.americamortgages.com\/author\/charlene\/"},"qubely_comment":0,"qubely_category":"<a href=\"https:\/\/www.americamortgages.com\/foreign-nationals\/\" rel=\"category tag\">Foreign Nationals<\/a> <a href=\"https:\/\/www.americamortgages.com\/purchase\/\" rel=\"category tag\">Purchase<\/a> <a href=\"https:\/\/www.americamortgages.com\/residential\/\" rel=\"category tag\">Residential<\/a> <a href=\"https:\/\/www.americamortgages.com\/think-pieces\/\" rel=\"category tag\">Think Pieces<\/a> <a href=\"https:\/\/www.americamortgages.com\/u-s-expats\/\" rel=\"category tag\">U.S. Expats<\/a>","qubely_excerpt":"Think you can\u2019t get U.S. commercial property financing without tax returns or a U.S. credit score? Think again. Foreign nationals and expats are using a property-first approach that looks at the deal itself, not your personal paperwork. If your property performs, you can qualify even when traditional banks say no. This shift has already opened&hellip;","_links":{"self":[{"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/posts\/21965","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/users\/30"}],"replies":[{"embeddable":true,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/comments?post=21965"}],"version-history":[{"count":7,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/posts\/21965\/revisions"}],"predecessor-version":[{"id":22703,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/posts\/21965\/revisions\/22703"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/media\/21966"}],"wp:attachment":[{"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/media?parent=21965"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/categories?post=21965"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/tags?post=21965"},{"taxonomy":"am_country","embeddable":true,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/am_country?post=21965"},{"taxonomy":"am_audience","embeddable":true,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/am_audience?post=21965"},{"taxonomy":"am_format","embeddable":true,"href":"https:\/\/www.americamortgages.com\/wp-json\/wp\/v2\/am_format?post=21965"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}