Mortgage programs for buyers and investors from Europe, Canada, Latin America, Africa, and every country. Bilingual French-English service. Programs are available for many international borrowers who do not have established U.S. credit. Identification, income and documentation requirements vary by lender, country and transaction.
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 | 888-695-6268
Florida is the most popular US state for international real estate investment, and for good reason. No state income tax, a mature rental market, strong appreciation in key corridors, direct international air connectivity, and a lifestyle that attracts buyers from every continent. But for a non-US citizen, financing a Florida property purchase through the American mortgage system presents real obstacles.
Most U.S. mortgage systems are designed around domestic borrower records. An international buyer may instead present credit, income, asset and tax documents from another country. Whether a lender can use those records depends on its foreign-national program, the document format, the country of origin and any translation or verification requirements.
A decline from one lender can therefore reflect a program or documentation mismatch rather than a complete judgment about the buyer's finances. The next review should identify what the lender could not accept and whether another institutional category addresses that issue.
The vast majority of US mortgage lenders are built to process domestic borrowers. They require Social Security Numbers. Their systems cannot accept foreign credit reports. Their underwriters do not know how to read French avis d'imposition, Swiss Lohnausweis certificates, Belgian avertissements-extraits de rôle, British SA302 forms, or Canadian T4 slips. The result: qualified international buyers with substantial financial capacity are declined, not because they cannot afford the property, but because the lender cannot process their documents.
David Nataf at Cross Border Loans has built his entire practice around this problem. Based in Boca Raton, Florida, he is a licensed mortgage originator (NMLS #2613311) who works exclusively with foreign nationals and international buyers. He is natively bilingual in French and English, holds an additional mortgage broker license in Quebec, Canada (AMF #3001986744), and has more than two decades of experience in banking and finance across both North American and international markets.
His client base spans Europe, Canada, Latin America, the Caribbean, and francophone Africa. For French-speaking clients, whether from Paris, Geneva, Brussels, Montreal, Dakar, or Abidjan, the entire mortgage process is conducted in French, from the initial consultation to the review of closing documents. For English-speaking international clients, the same depth of foreign documentation expertise applies.
David Nataf is not a translator who learned mortgage terminology. He is a natively bilingual financial professional who operates at full professional fluency in both French and English. This distinction matters at critical moments: when interpreting the precise meaning of a clause in a promissory note, when explaining the differences between American fixed-rate and adjustable-rate structures to a client accustomed to European variable-rate conventions, when reviewing title insurance documents that have no direct equivalent in French or Swiss civil law systems, and when negotiating with US lenders on behalf of a client whose financial profile requires context that only someone with deep understanding of both systems can provide.
For sophisticated international buyers, professionals, entrepreneurs, and investors accustomed to precision in financial matters, this native fluency eliminates the ambiguity and miscommunication that undermines transactions handled by generalist brokers with limited international experience.
Comprehensive service in French. Avis d'imposition, bulletins de salaire, bilans comptables, and relevés bancaires from all French financial institutions accepted. DSCR and bank statement programs available for dirigeants and professions libérales. Full understanding of French income structures including prélèvement à la source and régime micro-entreprise. Monaco residents served under the same programs.
Service in French (Suisse romande) and English. Cantonal tax assessments, Lohnausweis, company financial statements, and Office des poursuites extracts accepted. Bank statements from UBS, Credit Suisse, PostFinance, Raiffeisen, cantonal banks, and private banks. Understanding of Swiss three-pillar pension system and its impact on qualification.
Service in French. Belgian avertissements-extraits de rôle, fiches de paie, BNB credit documentation accepted. Luxembourg tax filings and financial institution statements accepted. Experience with cross-border workers (frontaliers) whose income may span multiple jurisdictions.
Service in French (Quebec, New Brunswick, Ontario) and English. T4, T1 General, Notice of Assessment, Canadian bank statements from all institutions. AMF license (#3001986744) provides direct Quebec regulatory expertise. Serving Toronto, Montreal, Vancouver, Ottawa, Calgary, and nationwide.
HMRC documentation: SA302, tax year overview, P60, payslips. Company accounts for directors. Bank statements from UK financial institutions. Post-Brexit: no impact on foreign national mortgage eligibility. Serving buyers from London, Manchester, Edinburgh, Dublin, and throughout the UK and Ireland.
Mexico, Brazil, Colombia, Argentina, Venezuela, Chile, Peru, Dominican Republic, and all countries. Income documentation from country of residence accepted. DSCR investor loans ideal for Latin American investors, qualify on property rental income without US tax returns. Strong presence in Miami-Dade market popular with Latin buyers.
Service in French. Senegal, Côte d'Ivoire, Cameroon, DRC, Republic of Congo, Morocco, Tunisia, Madagascar, Mauritius, Gabon, and all francophone nations. Passport and financial documentation from country of residence accepted. DSCR investor programs available. Full process conducted in French.
German Einkommensteuerbescheid, Lohnsteuerbescheinigung, and bank statements accepted. Dutch income documentation and BKR credit registration. Scandinavian tax documentation. Programs available for buyers from all European countries.
The documents listed below are examples of records an international borrower may have. They are not a universal lender checklist. The selected lender determines which records it will review, the periods required, whether translations or certifications are needed, and whether alternative evidence is acceptable.
| Country | Employed / Salaried | Self-Employed / Business Owner | Credit / Solvency |
|---|---|---|---|
| France | Avis d'imposition (2 years), bulletins de salaire (3 months), attestation d'emploi | Bilans & comptes de résultat (2 years), liasse fiscale, extrait K-bis | Attestation bancaire or Banque de France (FICP/FCC) report |
| Switzerland | Cantonal tax assessment, Lohnausweis / certificat de salaire (2 years) | Company accounts (2 years), personal tax returns | Office des poursuites extract / Betreibungsamt |
| Belgium | Avertissement-extrait de rôle (2 years), fiches de paie (3 months) | Bilans comptables (2 years), avertissement-extrait de rôle | BNB Centrale des crédits attestation |
| Canada | T4 slips & Notice of Assessment (2 years), employment letter | T1 General returns (2 years), corporate financials, NOA | Equifax Canada or TransUnion Canada credit report |
| UK | SA302 or tax computation (2 years), P60, payslips (3 months) | Company accounts (2 years), SA302, accountant reference | Experian UK, Equifax UK, or TransUnion UK report |
| Germany | Einkommensteuerbescheid (2 years), Lohnsteuerbescheinigung | Company balance sheets, Einkommensteuerbescheid | SCHUFA report or bank reference |
| Latin America | Tax returns from country of residence (2 years), pay documentation | Corporate financials, tax filings, accountant-certified statements | Credit bureau report from country or bank reference letter |
| All Others | National tax returns (2 years), employment verification | Audited financial statements, tax filings | Bank reference letter or national credit bureau report |
An international buyer may be considered under a foreign-national program when the borrower and property meet that lender's requirements. Identification, credit evidence, income or asset documentation, property eligibility, available leverage, pricing and loan size vary by lender and transaction. A passport or foreign financial record is not automatically sufficient for every program.
For a genuine rental property, a DSCR program may be relevant because the analysis focuses substantially on the property's rental economics. The lender still determines the property, entity, asset, credit and compliance documents required. International status does not make DSCR the automatic or universally available choice.
Some programs may consider bank statements or other evidence when conventional employment documents do not reflect the borrower's income. The permitted document type, period, calculation and business verification vary by lender. A self-employed borrower should first determine why the original income calculation failed rather than assume a bank-statement program is required.
Already own US property? Refinance using foreign documentation. Rate-and-term or cash-out. Consolidate high-rate foreign national loans. Access equity for renovation or additional acquisitions.
International buyers concentrate in specific Florida markets based on nationality, lifestyle preferences, and investment strategy. South Florida, from Miami through Fort Lauderdale to Boca Raton and Palm Beach, attracts the largest share of international investment, driven by direct international flights, multilingual communities, and strong appreciation. Miami Beach and Brickell draw Latin American and European luxury buyers. Fort Lauderdale and Hollywood attract Canadian and European seasonal residents. Boca Raton and Delray Beach offer a blend of resort lifestyle and family-oriented communities popular with French-speaking buyers. Palm Beach and Jupiter serve the ultra-high-net-worth international market.
The Gulf Coast, Naples, Sarasota, Fort Myers, attracts international buyers seeking quieter communities with strong golf and boating culture. Central Florida, Orlando and surroundings, draws investors focused on tourism-driven short-term rental income from theme park proximity. The Florida Keys offer unique waterfront and lifestyle properties for international buyers seeking distinctive vacation homes.
Application, document exchange and many consultations can often occur remotely. Closing and signing requirements vary by lender, state, county, settlement provider, ownership structure and document type. Some transactions permit remote signing, a mail-away package or a properly authorized representative; others require a particular form of identification, notarization or original document. Confirm the process and expected timing for the actual transaction before making travel or contractual assumptions.
Foreign ownership of US real property carries specific tax obligations. Rental income is subject to US federal tax, with a 30% withholding rate that can be reduced by filing a US tax return (Form 1040-NR) reporting actual expenses. Capital gains on disposition are subject to FIRPTA (Foreign Investment in Real Property Tax Act), generally requiring the buyer to withhold 15% of the amount realized, with reduced or zero withholding available for certain qualifying residence transactions at closing, with refund available if actual tax owed is less. Florida imposes no state income tax, which is a meaningful advantage compared to states like New York or California. Bilateral tax treaties between the US and France, Switzerland, Belgium, the UK, Canada, Germany, and many other countries provide mechanisms to prevent double taxation. Cross Border Loans strongly recommends engaging a qualified cross-border tax advisor before any purchase and maintains a referral network of international tax professionals.
For the full borrower-and-property framework, review foreign-national mortgage programs for Canadians and international buyers.
Yes. Citizens of France, Switzerland, Belgium, the UK, Germany, and all European countries can obtain mortgage financing through foreign national programs. SSN typically not required, US credit is generally not required. David Nataf (NMLS #2613311) is bilingual French-English with direct expertise in European financial documentation.
Yes. David Nataf is natively bilingual French-English, based in Boca Raton. He holds a Florida NMLS license (#2613311) and Quebec AMF license (#3001986744). Complete mortgage service in French for buyers from France, Switzerland, Belgium, Luxembourg, Monaco, Quebec, and all francophone countries. Call +1 888-695-6268.
Avis d'imposition (2 years), bulletins de salaire (3 months), attestation d'emploi. For business owners: bilans, comptes de résultat, liasse fiscale, extrait K-bis. Bank statements from all French institutions accepted.
Cantonal tax assessment, Lohnausweis or salary certificates, 60-90 days bank statements from Swiss institutions, Office des poursuites extract. Company financials for self-employed. Full familiarity with Swiss documentation.
Yes. Programs available for buyers from Mexico, Brazil, Colombia, Argentina, Venezuela, Chile, Peru, and all countries. DSCR loans qualify on rental income without personal income documentation, ideal for international investors.
Yes. Brexit has no impact on foreign national mortgage eligibility. HMRC documentation (SA302, P60, payslips, company accounts) accepted. Programs identical to pre-Brexit availability.
Many application and document-review steps can be handled remotely. The available closing method and timing depend on the lender, property, settlement provider, jurisdiction and ownership structure. Confirm any notarization, original-document, power-of-attorney or in-person requirement early in the transaction.
FIRPTA requires 15% withholding of gross sale price when foreign persons sell US property. This is a prepayment, actual tax may be lower and refunds are available via US tax filing. Applies at sale, not purchase. Tax treaties prevent double taxation. Consult a cross-border tax advisor before buying.
Yes. Service in French for buyers from Senegal, Côte d'Ivoire, Cameroon, Morocco, Tunisia, DRC, Congo, Madagascar, Mauritius, Gabon, and all francophone nations. Passport and financial documentation from country of residence accepted. DSCR investor programs available.
David Nataf, Mortgage Loan Originator (NMLS #2613311)
Offices in Boca Raton, FL and Montreal, QC • Direct lender access
888-695-6268 • info@crossborderloans.ca