U.S.A. Mortgage Financing
Cross-border mortgage financing requires specialized expertise that most lenders simply don’t have. At LendCity, we specialize in securing U.S. mortgages for Canadian citizens and residents looking to invest in American real estate. We understand the complexities—navigating foreign national requirements, ITIN applications, currency exchange considerations, and U.S. tax implications—because we’ve financed these deals ourselves across multiple states. Whether you’re buying a vacation property in Florida, an investment rental in Arizona, or a portfolio of properties across the Sunbelt, we know how to structure deals that U.S. lenders approve and that work for Canadian investors.
Traditional Canadian banks barely can help you finance U.S. properties, and most American lenders won’t touch foreign nationals without extensive requirements. We work with a network of specialized U.S. lenders who understand cross-border investing and are willing to evaluate deals based on property performance and your overall financial picture. From short-term bridge financing to help you close quickly on a hot market deal to long-term portfolio loans via DSCR Loans for serious investors building wealth south of the border, we find solutions that work with your investment timeline and currency strategy. Our expertise spans every major U.S. investment market where Canadians are actively building portfolios.
You need a financing partner who understands both sides of the border—not someone who’s going to treat your U.S. purchase like a domestic Canadian deal. Our team has closed cross-border financing in Arizona, Florida, Texas, Nevada, California, and beyond. We know what U.S. lenders require from foreign nationals, how to structure your entity ownership for optimal tax treatment, and how to navigate ITIN requirements, property insurance, and closing procedures that differ significantly from Canada. When you work with LendCity, you’re working with cross-border specialists who understand that U.S. real estate investing is about leveraging favorable markets, strong rental demand, and currency advantages for long-term wealth building.
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Discover the options
At LendCity, we provide comprehensive cross-border mortgage solutions for Canadians investing in U.S. real estate. Whether you’re purchasing a single vacation home in Orlando, building a rental portfolio across multiple states, or acquiring larger commercial properties, we have the lender relationships and cross-border expertise to structure the right financing. From foreign national loans designed specifically for Canadian buyers to portfolio financing that scales with your growing U.S. holdings, we match your investment strategy with financing that works—regardless of property type, location, or your residency status. Our solutions address currency exchange planning, entity structuring, tax optimization, and U.S. lending requirements that Canadian investors must navigate.
Purchase
Secure acquisition financing for U.S. properties with foreign national loan programs designed for Canadian buyers. We work with lenders who understand cross-border deals and evaluate based on property performance, not just Canadian credit history.
Refinance
Lower your rate, access equity, or consolidate multiple U.S. properties under better terms. We arrange refinancing for Canadian investors even when traditional U.S. banks won’t consider foreign nationals.
Bridge
Short-term loans that let you move quickly on time-sensitive U.S. deals while you arrange permanent financing or build up rental history. Perfect for competitive markets where speed matters.
Vacation Homes
Finance your Florida condo, Arizona desert retreat, or California beach house with loan programs that work for Canadian snowbirds. We handle both personal-use and rental-income properties.
Investment Properties
Secure financing for single-family rentals, multi-family buildings, or turnkey investments across U.S. markets. Lenders evaluate based on rental income potential and market fundamentals.
Portfolio
Consolidate multiple U.S. properties under a single blanket mortgage for better terms and simplified management. Ideal for Canadian investors scaling their American real estate holdings.
Commercial
Finance retail, office, industrial, or mixed-use commercial properties in the U.S. market. We work with lenders who understand cross-border commercial investing and evaluate deals on NOI and market position.
New Construction
Ground-up construction financing for custom builds or spec homes in U.S. markets. We connect you with lenders experienced in construction-to-permanent loans for foreign nationals.
Mezzanine
Secondary financing that sits behind your primary mortgage, allowing you to increase leverage on U.S. properties without refinancing. Higher rates but provides flexibility for Canadian investors looking to maximize returns on strong-performing assets while preserving first mortgage terms.
FAQ
What’s the minimum down payment for U.S. properties as a Canadian?
Foreign national loans typically require 25-35% down payment depending on property type and location. Vacation homes may need 30-35%, while investment properties with strong rental history might qualify with 25-30% down. Some portfolio lenders offer lower down payments for experienced investors.
Do I need a U.S. credit score to get financing?
No, you don’t need established U.S. credit. Lenders evaluate Canadian credit reports, bank statements, and asset documentation to qualify foreign nationals. Some programs focus primarily on the property’s rental income potential rather than personal credit.
How does the ITIN application process work?
An Individual Taxpayer Identification Number (ITIN) is required for U.S. tax purposes. We guide you through the application process with the IRS, which typically takes 6-10 weeks. Some lenders allow you to close before ITIN approval with proper documentation.
Can I use my Canadian income to qualify?
Yes, many lenders accept Canadian employment income, business income, and investment income. Documentation requirements include recent tax returns, pay stubs, and bank statements. Self-employed Canadians may need two years of tax returns. However, most DSCR lenders do not even look at your Canadian income.
What interest rates should I expect as a Canadian buyer?
Foreign national loans typically carry rates 0.5-1.5% higher than domestic U.S. rates. Current rates range from 6-10% depending on down payment, property type, credit profile, and loan structure. Investment properties with strong cash flow may qualify for better rates.
How does currency exchange affect my mortgage?
You’ll make payments in U.S. dollars, so exchange rate fluctuations impact your effective cost. Many Canadian investors maintain U.S. dollar accounts or use rental income to cover payments. We can discuss strategies to minimize exchange rate exposure.
Should I buy in a personal name or through an entity?
LLC ownership is common for U.S. investment properties due to liability protection and potential tax benefits. However, some lenders have restrictions on entity-owned properties. We’ll connect you with cross-border tax advisors to determine the best structure.
What U.S. states are best for Canadian investors?
Popular markets include Florida, Arizona, Texas, Nevada, and California due to strong rental demand, favorable landlord laws, and established Canadian investor communities. We finance properties nationwide but focus on markets with proven track records for foreign investors.
How long does the U.S. mortgage process take?
Plan for 30-90 days from application to closing for most transactions. Foreign national loans require additional documentation review, so timeline varies based on complexity. Having all required documents ready upfront significantly speeds the process.
What are the ongoing U.S. tax obligations?
As a foreign national property owner, you’ll file annual U.S. tax returns reporting rental income and can deduct expenses like mortgage interest, property taxes, insurance, and depreciation. We recommend working with cross-border tax specialists familiar with Canadian-U.S. tax treaties.
