Visa & foreign buyers
Buying a home in Bellevue as a foreign national or visa holder.
Washington places no citizenship requirement on property ownership — the friction is financing, documentation and tax withholding, not the deed. This hub separates the three buyer profiles lenders treat very differently: visa holders with US income, US-taxed residents without a Social Security number, and true non-resident foreign nationals purchasing from overseas.
Quick answer
A non-US citizen can buy a home in Bellevue. Visa holders with US employment income (H-1B, L-1, O-1, TN) usually qualify for standard conforming or jumbo loans at normal rates, with a valid visa and Employment Authorization on file. Buyers without a Social Security number can use an ITIN loan program. Non-resident foreign nationals buying from overseas use a foreign national mortgage, typically 30-40% down at a rate premium, or pay cash. On resale, a non-resident seller is subject to FIRPTA withholding of 15% of the gross sale price.
0%
Citizenship requirement to hold title in Washington State
30–40%
Typical down payment on a non-resident foreign national loan
15%
FIRPTA withholding on gross price when a foreign seller resells
Questions this hub answers
- can a non US citizen get a mortgage loan
- foreign national mortgage requirements
- h1b visa home loan down payment
- ITIN home loans in Washington
- mortgage for foreigners in USA
- FIRPTA withholding when selling
How a visa or foreign-national purchase actually runs
- 01
Identify which of the three buyer profiles you are
Visa holder with US income, US resident using an ITIN, or non-resident buying from abroad. The loan program, down payment and paperwork all branch from this one answer, so settle it before touring homes.
- 02
Get a written pre-approval from a lender who does this weekly
Most retail loan officers have never underwritten a foreign national file. Ask directly how many they closed last year. A generic pre-approval that collapses in underwriting costs you the earnest money, not just the house.
- 03
Assemble identity and income documents early
Passport, visa and I-94, employment letter, two years of foreign or US tax filings, and bank statements. Overseas statements often need certified English translation — allow two extra weeks.
- 04
Season and source the down payment
Funds wired from abroad must be traceable to a named account and usually seasoned 60 days in a US account before closing. China's annual foreign-exchange quota means large purchases are often funded over several months.
- 05
Write an offer that protects an unfamiliar timeline
Longer financing contingencies, a realistic closing date and clear wiring instructions. In a competitive Eastside offer, we pair the longer timeline with stronger earnest money rather than waiving protection.
- 06
Plan the exit before you buy
If you may sell as a non-resident, FIRPTA withholding applies at closing. A withholding certificate application filed in advance can reduce the amount held, but it must be started before closing, not after.
Three financing paths compared
| Buyer profile | Typical loan | Down payment | Main obstacle |
|---|---|---|---|
| Visa holder with US income | Conforming or jumbo, standard rates | 5–20% | Visa expiry inside the loan term; lenders want continuity evidence. |
| US taxpayer without an SSN | ITIN loan program | 15–25% | Fewer lenders, rate premium, two years of ITIN tax filings required. |
| Non-resident buying from abroad | Foreign national mortgage or cash | 30–40% | Sourcing and seasoning funds; FIRPTA withholding on any future sale. |
Checklist
Document pack to prepare before you make an offer
- Passport, current visa and most recent I-94 record
- Employment offer or verification letter stating salary and start date
- Two years of tax filings — US, or home-country with certified translation
- Two to three months of bank statements for every account funding the purchase
- Written pre-approval naming the exact loan program, not a generic letter
- US bank account opened and funded ahead of the earnest money deadline
- ITIN application status, if you do not hold a Social Security number
Questions foreign and visa buyers ask us
Can a non-US citizen get a mortgage loan in Washington?
Yes. Washington puts no citizenship restriction on owning property, and lenders serve three separate buyer profiles: visa holders with US income on standard loans, US taxpayers using ITIN programs, and non-resident foreign nationals using foreign national mortgages. The difference shows up in down payment and documentation, not in your right to buy.
How much down payment does an H-1B buyer need in Bellevue?
An H-1B or L-1 holder with US W-2 income is generally underwritten like any other borrower — often 5-20% down on a conforming loan and 10-20% on a jumbo. The additional item lenders check is whether your visa runs past the near-term horizon, and they will accept a pending extension with the receipt notice in most cases.
What is a foreign national mortgage and what rate should I expect?
It is a portfolio loan for a borrower with no US credit file and no US income. Expect roughly 30-40% down, a rate premium over conforming, asset verification instead of a credit score, and a shorter list of lenders. Terms move with the portfolio market, so re-quote at the time you buy rather than relying on last year's numbers.
Can I buy with an ITIN instead of a Social Security number?
Yes. ITIN loan programs exist for buyers who file US taxes without an SSN. They typically require two years of ITIN tax returns, 15-25% down, and carry a modest rate premium. Fewer lenders offer them, so start the lender search before the home search.
What is FIRPTA and when does it hit me?
FIRPTA is federal withholding on a sale by a foreign person — generally 15% of the gross sale price, held at closing, not 15% of your profit. You reclaim any overpayment when you file a US return, or you can apply in advance for a withholding certificate to reduce the amount held. The application must be filed before closing.
Do I need to be in the US to close?
No. Escrow can close with a mail-away signing at a US consulate or with a properly executed power of attorney approved in advance by the lender and title company. Get that approval in writing during the contract period, because a rejected POA on closing day delays funding.
Keep reading
Other topic guides
Family transfers
Gift of equity and selling a home to a family member in Washington.
Title & closing
Selling a house with a lien in Bellevue and Greater Seattle.
Land value
Selling an older Eastside home to a builder: land value vs. retail sale.
Tech relocation
Relocating to Bellevue for a tech job: rent first or buy now.
Schools & addresses
Buying by school assignment in the Bellevue School District.
Buying from overseas or on a work visa?
Tell us your visa status, timeline and funding source. We will map the right loan program and the document list in one bilingual call, before you start touring.
Talk to our team