Foreign National Commercial Loans in Texas
Texas is one of the top destinations for foreign investment in U.S. commercial real estate. Investors from Mexico, Canada, the UK, Germany, China, India, and across Latin America regularly acquire Texas commercial and investment properties. But financing as a non-U.S. citizen or non-permanent resident requires a lender who understands the specific documentation requirements and loan programs available to foreign nationals.
Can a Foreign National Get a Commercial Loan in Texas?
Yes — and it’s more common than most people realize. The key distinction in commercial lending is that lenders care primarily about the property’s value and income, not the borrower’s U.S. credit history. This makes commercial lending more accessible to foreign nationals than residential mortgage lending, where Fannie/Freddie guidelines create significant barriers.
Documentation Requirements for Foreign National Commercial Loans
Without a U.S. credit history or tax returns, lenders rely on alternative documentation:
- Passport: Valid passport from your home country
- Visa status: Copy of current visa (B-1/B-2, E-2, L-1, EB-5, or other) — some programs lend to any visa type; others require a specific status
- International credit report: Some lenders accept credit reports from your home country (Equifax, Experian, and TransUnion operate internationally)
- Foreign bank statements: 12 to 24 months of bank statements showing assets and income — translated to English if needed
- Reference letters: Letters from your home country bank confirming account standing and assets
- U.S. bank account: Most lenders require a U.S. bank account for loan payment purposes
- ITIN: Individual Taxpayer Identification Number — not required for all programs but helpful
Loan Programs Available to Foreign Nationals
Hard Money / Asset-Based Loans
The most accessible program for foreign nationals. No U.S. credit history required. Approval based entirely on the property value and your equity contribution. Hard money programs close in 7 to 14 days and require no U.S. tax returns. Ideal for investors who need to move quickly on a deal.
Foreign National Conventional Commercial Loans
Some portfolio lenders offer conventional commercial mortgages to foreign nationals with strong international credit and documented assets. Typically require 30–40% down, more documentation than for U.S. borrowers, and a longer processing time.
DSCR Loans for Foreign Nationals
Qualify based on the property’s rental income rather than personal income. No U.S. tax returns or personal income documentation. Property must generate enough income to cover the debt service at 1.20x to 1.25x DSCR. Available for multifamily, commercial, and investment SFR properties.
Structuring: LLC or Corporation
Most foreign national investors hold U.S. real estate in a Texas LLC or Delaware corporation for liability protection and tax efficiency. Commercial lenders routinely lend to these entities — see our LLC commercial loan guide for details on what’s required. FIRPTA (Foreign Investment in Real Property Tax Act) implications should be discussed with a U.S. tax advisor before closing.
Foreign National Loan Terms
- Hard money: 35–40% down, 9–13%, 6–24 month term, closes in days
- DSCR foreign national: 30–35% down, 7.5–10.5%, 5–30 year term
- Conventional portfolio: 30–40% down, 7–9%, 5–10 year term — requires more documentation
Finance Your Texas Investment as a Foreign National
We’ve worked with investors from across the globe acquiring Texas commercial real estate. We understand the documentation requirements, the entity structures, and the loan programs that work for non-U.S. borrowers. Submit your deal and we’ll tell you within 24 hours what’s available.
Apply Now — Foreign National Loan Pre-Qualification