Mortgage programs designed for snowbird canadiens buying résidence d'hivers in Florida. Canadian credit accepted. Pension income qualifies. SSN is typically not required for foreign national borrowers. From Boca Raton to Naples, we finance your Florida lifestyle.
David Nataf, Mortgage Loan Originator (NMLS #2613311)
Offices in Boca Raton, FL and Montreal, QC
Cross-border mortgage financing for Canadians buying property in the U.S.
Direct lender access | 888-640-6592
For decades, snowbird canadiens have made Florida their résidence d'hiver. The appeal is timeless — warm winters, beautiful beaches, golf, and an escape from Canadian cold that lasts five months or more. What has changed is the cost. Florida real estate prices, insurance costs, and property taxes have risen significantly, making the decision to buy rather than rent more complex than ever. At the same time, paying cash for a Florida property means liquidating Canadian investments, drawing down RRSPs or TFSAs, and tying up capital that could be generating returns in Canada.
Financing is the alternative — but most US mortgage lenders are not equipped to serve snowbird canadiens. They require a Social Security Number, US credit history, US income documentation, and other requirements that do not apply to non-resident Canadian buyers. This is where Cross Border Loans provides a solution that no generic lender can match.
David Nataf is dual-licensed in Florida (NMLS #2613311) and Quebec (AMF #3001986744), with more than 25 ans d'expérience en services bancaires et crédit. He understands the snowbird lifestyle — the seasonal use pattern, the pension income structure, the cross-border tax considerations, and the specific property types that appeal to Canadian winter residents. His practice is built entirely around cross-border and foreign national mortgage transactions, meaning every file he handles is a file like yours.
Snowbird mortgages through Cross Border Loans follow the "second home" or "foreign national" program tracks, depending on your situation. Both paths accept Canadian documentation and do not require US residency or a Social Security Number.
For snowbirds who will use the property primarily as a personal winter residence. 20-25% minimum down payment. Canadian credit and income accepted. Competitive fixed and adjustable rates. Limited seasonal rental permitted (summer months). Ideal for snowbirds who live in the property 3-6 months per year.
For snowbirds who prefer maximum flexibility. 25% minimum down. Fewer restrictions on rental use compared to second-home programs. Passport identification accepted. US credit history is generally not needed. Slightly higher rates than second home programs but more flexibility in property use. Ideal for snowbirds who may also rent the property or who want fewer restrictions.
For snowbirds buying a property that will generate rental income when they are in Canada. Qualify based on rental income potential, not personal income. No tax returns needed. 25-30% down. Ideal for properties in high-rental-demand areas that can generate income during the off-season.
Specialized qualification using Canadian retirement income: OAS, CPP/QPP, employer pensions, RRIF withdrawals, annuities. These income sources are fully recognized. Combined with Canadian credit history, retired snowbirds can qualify without employment income.
Cross Border Loans works with lenders who recognize and accept the following Canadian retirement income sources for mortgage qualification:
Government Pensions: Old Age Security (OAS), Canada Pension Plan (CPP), Quebec Pension Plan (QPP), Guaranteed Income Supplement (GIS)
Employer Pensions: Defined benefit pension plans, defined contribution pension plans, and deferred profit sharing plans from Canadian employers
Registered Accounts: RRIF (Registered Retirement Income Fund) withdrawals, LIF (Life Income Fund) payments, annuity income from registered plans
Investment Income: Non-registered investment account distributions, Canadian dividend income, rental income from Canadian properties
Employment Income: If still working part-time or as a consultant, T4 slips and T1 returns are accepted alongside pension income
All income is documented through Canadian source documents (T4A, T4A-OAS, T4A-P, T4-RIF, Notice of Assessment, bank statements showing deposits). No US-sourced income is required.
Many snowbird canadiens have the financial means to pay cash for a Florida property. The question is whether paying cash is the optimal financial strategy. Several factors favor financing over cash purchase.
Preserving tax-sheltered growth is perhaps the most significant consideration. Withdrawing $400,000 or $600,000 from RRSPs or other registered accounts to buy a Florida home triggers immediate Canadian income tax on the withdrawal — potentially pushing you into the highest marginal tax bracket. Financing the property instead allows those registered assets to continue growing tax-sheltered while you make monthly mortgage payments from current income or pension funds.
Maintaining liquidity is another factor. Having your net worth concentrated in two illiquid real estate properties (Canadian home plus Florida home) creates financial rigidity. Financing the Florida purchase preserves liquid assets for healthcare costs, travel, home maintenance, and unexpected expenses.
Currency management matters for Canadians. When the Canadian dollar is weak against the US dollar — as it has been recently, trading near 69 US cents — converting a large lump sum of Canadian dollars to purchase a US property locks in an unfavorable exchange rate on the entire amount. Financing allows you to convert smaller amounts over time through monthly payments, potentially benefiting from currency recovery.
Cross Border Loans provides each snowbird client with a comparison analysis of cash purchase versus financing scenarios, incorporating mortgage costs, tax implications, investment opportunity costs, and currency considerations specific to their situation.
Cross Border Loans finances snowbird properties throughout Florida. The most popular markets with snowbird canadiens include the following areas, each with distinct appeal.
Boca Raton, Delray Beach, Deerfield Beach, Pompano Beach, Fort Lauderdale, Hollywood, and Hallandale Beach form the core of the snowbird canadien corridor on Florida's Atlantic coast. This stretch offers oceanfront condominiums, Intracoastal communities, gated neighborhoods, and proximity to international airports with direct flights to Montreal, Toronto, and Ottawa. The established Canadian community means familiar services, social clubs, and professional networks.
West Palm Beach, Palm Beach Gardens, Jupiter, and Stuart attract snowbirds seeking a slightly quieter lifestyle than the Fort Lauderdale-Miami corridor. Golf communities, waterfront living, and newer developments characterize this market. Direct access via Palm Beach International Airport (PBI).
Naples, Fort Myers, Bonita Springs, Sarasota, Bradenton, and the barrier islands (Sanibel, Captiva, Marco Island, Longboat Key, Anna Maria Island) offer a different Florida experience — more relaxed, nature-oriented, and often with a lower cost of entry than South Florida. Popular with snowbirds from Ontario and Western Canada.
Orlando, Kissimmee, Daytona Beach, and surrounding communities offer more affordable options with strong rental income potential from tourism. Less typical for the traditional snowbird but increasingly popular with Canadian investors seeking year-round rental properties.
Identification: Valid Canadian passport (current, not expired)
Credit: Canadian credit report from Equifax Canada or TransUnion Canada (minimum 680 score typical)
Income (any combination): Most recent T1 General tax return and Notice of Assessment, T4/T4A slips, pension statements, RRIF/LIF withdrawal statements, employment letter (if applicable), business financial statements (if self-employed)
Assets: 60-90 days of Canadian bank statements showing down payment funds plus reserves (typically 6-12 months of mortgage payments in liquid assets after closing)
Property: Address or MLS listing of the Florida property you are considering (for pre-qualification, a general market area is sufficient)
Not required: SSN and US credit are generally not required history, no US bank account (though one will be needed for mortgage payments after closing), no green card or work visa, no US-sourced income.
Yes. Specialized cross-border programs accept Canadian credit, pension income, T4 documentation, and Canadian bank statements. SSN and US credit are generally not required through foreign national programs. David Nataf (NMLS #2613311, AMF #3001986744) specializes in snowbird financing. Call 888-640-6592.
Yes. OAS, CPP/QPP, employer pensions, RRIF withdrawals, and annuity income are all accepted. These are documented through Canadian T4A slips, pension statements, and bank statements showing deposits.
Most snowbirds stay under 182 days to avoid the IRS Substantial Presence Test and US tax residency. This 4-6 month pattern aligns with second home mortgage requirements. Cross Border Loans advises on the intersection of mortgage, immigration, and tax considerations.
Second home programs allow limited seasonal rental. For year-round rental, a DSCR investor loan is more appropriate. David Nataf evaluates your intended use and recommends the best-fit program.
South Florida (Boca Raton to Miami), Palm Beaches, Gulf Coast (Naples, Sarasota, Fort Myers), and Central Florida (Orlando). Cross Border Loans finances properties in all markets statewide.
Financing preserves tax-sheltered RRSP/TFSA growth, avoids large taxable withdrawals, maintains liquidity, and allows currency cost averaging. Cross Border Loans provides a custom finance-vs-cash analysis for each client.
David Nataf, Mortgage Loan Originator (NMLS #2613311)
Offices in Boca Raton, FL and Montreal, QC • Direct lender access
888-640-6592 • info@crossborderloans.ca