International Buyers
Buying from overseas
By Colin Dalrymple
At a Glance
A Quick Summary
Foreign nationals can legally buy property in the United States regardless of citizenship, residency, or visa status.
The process genuinely runs differently than a domestic purchase, mostly around financing, taxes, and how much can happen without you physically here.
Below: the real path from first search to keys in hand, including what can be done remotely.
The real path
Step 01
Financing without a US credit history
Several lenders offer foreign national mortgage programs specifically for buyers without a Social Security number or US credit history. Expect a larger down payment than a typical US buyer, commonly in the 30 to 50% range, and more documentation up front. Many international buyers choose to pay cash instead, which simplifies the process considerably and is common enough that it's not an unusual request. Colin will connect you with lenders who work with these programs regularly, rather than guessing at what's possible.
Step 02
Understanding the tax picture (FIRPTA and beyond)
The Foreign Investment in Real Property Tax Act (FIRPTA) affects foreign owners primarily when you later sell a US property: a withholding tax applies at closing unless specific exceptions are met. There are also annual filing requirements if the home generates rental income. None of this is something Colin advises on directly. He will introduce you to a CPA and an attorney who handle cross-border transactions routinely, so you get an answer instead of a guess.
Step 03
Personal name or an entity (LLC, trust)?
Many foreign buyers purchase through an LLC, corporation, or trust for liability protection, tax planning, and privacy, rather than in their own name. This is a conversation for your attorney and CPA specifically: the right structure depends on your home country's tax treaty with the US and your long-term plans for the property.
Step 04
Touring without flying in first
This is where Colin's process is built for distance. Homes get toured on video call, with narration covering what photos hide: road noise, slope, true room dimensions, light at different times of day. Where a serious buyer wants to move faster, Colin can structure a single trip to walk through several homes back-to-back in one visit, rather than multiple trips spread over months. Many international buyers write and sign their initial offer before ever setting foot in the property in person. If your first language isn't English, say so early; it just helps shape how things get explained along the way.
Step 05
Closing without being in the country
Nearly everything can be signed electronically through remote online notarization or a power of attorney set up in advance. Colin handles inspections, final walkthroughs, and the closing itself on the ground here, then reports back with what happened and what it means for you.
Tax, ownership structure, and immigration details above are general, not legal or tax advice. Colin will introduce you to a CPA and an attorney who handle cross border purchases routinely.
International buyer questions
Yes. There is no citizenship or residency requirement to own residential property in Washington. Financing terms and tax treatment differ from those for United States residents, which is why a lender and a CPA should be involved early.
Not usually. Documents are signed electronically, and remote or consular notarization can be arranged when a wet signature is required. Colin represents you locally for inspections, the final walkthrough, and closing.
Often yes, through lenders who offer foreign national programs. Terms, down payment, and documentation requirements vary by lender, so confirm your specific program before you start touring.
Bellevue, Redmond, Kirkland, and Sammamish carry most of it, because they surround the Microsoft, Amazon, and Google campuses and have the school districts families ask about most.