Can I get a US mortgage on an L-1 visa?

Yes. L-1 visa holders are among the strongest candidates for US mortgage qualification. Through direct banking relationships, L-1 holders can secure the same mortgage rates available to US citizens, with down payments as low as 20-25%. In qualifying cases, up to 95% financing is available. The L-1's multi-year validity and employer sponsorship make it a straightforward file for lenders with cross-border experience.

Can I get a US mortgage on a TN visa?

Yes. The one-year renewal cycle of the TN visa causes some lenders to hesitate, but lenders experienced with cross-border files understand that TN status is routinely renewed and treat it as stable employment. A letter from the employer confirming ongoing need, combined with a history of renewals if applicable, strengthens the file significantly.

Can I get a Canadian mortgage on a work permit?

Yes. Most Canadian lenders accept closed work permit holders for mortgage financing. Through direct lender relationships, work permit holders can access the same rates available to Canadian citizens rather than newcomer or non-resident premium pricing. Minimum remaining permit duration requirements vary by lender.

How do I get a mortgage in a new country with no local credit history?

Credit history in your home country has value but does not automatically transfer between Canada and the United States. Cross-border mortgage specialists work with lenders on both sides of the border who accept international credit reports, manual underwriting with alternative credit documentation, and employer-verified income files. A strong credit score in your home country should not mean starting from zero in your new country.

What if I was put into a hard money loan as a foreign buyer?

Many foreign buyers and cross-border transferees are placed into hard money loans or high-rate foreign national programs unnecessarily, because the broker or bank lacked the lender relationships to place the file into a standard banking product. A cross-border mortgage specialist with direct lender access can refinance hard money and high-rate foreign national mortgages into conventional banking rates for borrowers with stable employment who have been in their new country for at least 6-12 months.

How far in advance should I start the mortgage process before a cross-border transfer?

Ideally 60-90 days before the transfer date. This allows time for pre-qualification in the destination country, document preparation, credit history bridging, and property search. Shorter timelines can be accommodated with expedited processing.

Can I sell my home in one country and buy in another at the same time?

Yes. A dual-licensed cross-border mortgage broker can coordinate simultaneous transactions across two countries, managing bridge financing, closing date alignment, currency exchange timing, and document flow between both legal systems through a single point of contact.

What does 95% financing mean for a cross-border employee transfer?

In qualifying cases with strong employment income, stable visa or work permit status, and a qualifying property, cross-border transferees can access mortgage financing with as little as 5% down payment in both the United States and Canada. This level of financing is not available through standard foreign national programs and requires specific lender relationships.

Can Canadians get the same US mortgage rates as American citizens?

Yes. Through direct banking relationships, a cross-border mortgage broker can place qualified Canadian buyers into US mortgage programs at the same interest rates available to American citizens, with down payments as low as 20-25%. Standard foreign national programs typically charge rates 1-3% above conventional and require 30-40% down payment.

Can Americans transferring to Canada get Canadian mortgage rates?

Yes. Through established Canadian lender relationships, American employees transferring to Canada can access the same low mortgage rates that Canadian citizens qualify for, with down payments as low as 20-25%. This applies to closed work permit holders, intra-company transferees, and LMIA-based permit holders.

david.nataf@orbismortgage.com +1 (888) 695-6268

Boca Raton, FL

Foreign National Mortgages

U.S. Real Estate Financing

David Nataf

NMLS #2613311

🌎 Cross-Border Employee Transfers

Relocating?We Can Help You Access Low Local Rates and Very Favorable Financing Terms

L-1, TN, and work permit holders qualify for preferred domestic rates — not foreign national pricing. Your local employment and tax status earn you better terms.

Why Employee Transfers Get Better Rates

As a working professional contributing to the local economy through employment and tax obligations, you qualify for financing terms that reflect your established presence — not transient investor pricing.

Lower Rates

Domestic pricing instead of foreign national premiums

Lower Down Payment

As low as 5% down (vs 25-40% for foreign nationals)

Faster Approval

Standard processing timelines, not extended foreign national reviews

Better Terms

Access to conventional loans, not just hard money or portfolio products

Visa & Work Permit Types We Support

If you're legally authorized to work in the U.S. or Canada, we can structure financing that treats you like a local buyer.

L-1 Visa

Intracompany transferees (managers, executives, specialized knowledge)

L-1A and L-1B both qualify
Minimum 1 year remaining validity
U.S. employment letter required

TN Visa (NAFTA)

Canadian and Mexican professionals under USMCA/NAFTA

Most common for Canadians
Renewable annually
Proof of professional occupation required

Work Permits

H-1B, E-2, O-1, and Canadian work permits

H-1B specialty occupations
E-2 treaty investors
O-1 extraordinary ability

How We Structure Your Financing

We position you as a domestic buyer, not a foreign national, by documenting your employment and legal status.

Verify Employment Authorization

We confirm your visa or work permit is valid and has sufficient remaining duration (typically 1+ year).

Document U.S./Canada Income

Employment letter, pay stubs, and tax documents from your local employer prove you're earning here.

Choose Domestic Loan Program

Conventional, FHA, or portfolio loans designed for local buyers — not foreign national products.

Minimize Down Payment

As low as 5% down for qualified borrowers (vs 25-40% for foreign nationals).

Lock Competitive Rate

Domestic pricing, not foreign national premiums — often 1-2% lower.

Close on Your Home

Standard closing timeline (30-45 days), not extended foreign national processing.

White Glove Relocation Service

More than just a mortgage. We've built a comprehensive network to make your cross-border move seamless.

Banking Partners

Mortgage financing plus account setup and banking relationships

Business & personal accounts
Credit card applications
Wire transfer setup

Legal Network

Immigration and real estate attorneys who understand cross-border moves

Visa & work permit guidance
Real estate closing support
Title & escrow coordination

Trusted Realtors

Experienced agents who specialize in relocating professionals

Virtual home tours
Neighborhood expertise
School district guidance

Financial Services

Tax and wealth management advisors for cross-border planning

Cross-border tax planning
Estate planning coordination
Investment account transfers

One Point of Contact, Complete Support

You're not just getting a mortgage broker. You're getting a dedicated partner who coordinates every aspect of your relocation — from financing to legal to finding the right home. We've done this hundreds of times and know exactly who to connect you with at each step.

Ready to Get Domestic Rates?

Start your application today and see how much you can save with employee transfer financing.