Can a Canadian buy a house in the USA?

Can a Canadian buy a house in the USA?

Yes. The United States imposes no restriction on foreign ownership of real estate — a Canadian can buy a house, condo or investment property in any of the 50 states on the same legal footing as a U.S. citizen. According to the National Association of Realtors, Canadians are consistently among the largest groups of foreign buyers of U.S. homes, drawn by proximity, a shared language and open cross-border travel.

The two practical questions that follow are usually about money and immigration: can you get a U.S. mortgage without a U.S. credit file, and does owning a home let you live there? The short answers are “yes” and “no” — and the sections below explain exactly how each works.

Can I get a U.S. mortgage as a Canadian?

Yes — and you do not need a U.S. credit score, a Social Security Number, a U.S. visa or U.S.-based income to qualify. This is the single biggest surprise for most Canadian buyers, who assume the big U.S. banks will turn them away. They often do; specialist lenders don’t. America Mortgages is a direct lender and super-broker — NMLS 2810389 (America Mortgages Nationwide) — with access to 150+ programs built specifically for non-residents.

There are two main ways Canadians qualify:

• Full-documentation foreign-national loans— you qualify on your verified Canadian income and assets. Salaried buyers typically show two years of T4s plus recent pay stubs; the self-employed show two years of T2 returns and an accountant’s letter.
• DSCR (rental-income) loans— for investment property, the loan qualifies on the property’s own projected rent rather than your personal income. No personal income documents are required, which makes this the simplest path for many Canadian investors.

How much down payment do I need?

As a foreign national, plan for roughly 25–30% down — that is about 70–75% loan-to-value (LTV). A very strong file, or adding a U.S. co-borrower, can occasionally push LTV toward 80%. On top of the down payment, budget another 2–5% for closing costs (appraisal, title, escrow, lender and legal fees).

The exact figure depends on the program, the property type (a single-family rental prices differently from a multi-unit or condo) and your overall profile. The table below shows how the main programs compare.

Indicative programs, LTV & down payment

These are indicative ranges to help you plan — not an offer of credit. Your actual LTV and terms are confirmed in writing at pre-approval.

Can a Canadian live in the U.S. if they buy a house?

No — buying property does not grant any immigration status. Owning a home in the U.S. does not give you a visa, a green card or the right to stay longer than a normal visitor. Canadian visitors are generally limited to stays of up to about 182 days in a 12-month period, and exceeding that can create both immigration and U.S. tax-residency problems.

That said, owning a stable U.S. home can be a positive factor in a separate immigration application, and it makes an eventual work, family or retirement move far smoother. Speak to a U.S. immigration attorney about visa pathways — the mortgage and the visa are two entirely separate processes.

Why Canadians buy U.S. property

Most Canadian buyers are motivated by one — or a combination — of three goals. Many buyers combine them: a Florida condo can be a winter home and a rental in the same year.

Taxes: property, rental income & FIRPTA

U.S. property comes with three tax touchpoints Canadians should plan for. None of them are dealbreakers, but ignoring them is expensive.

1. Annual property tax

Every U.S. property owner pays state and local property tax. Rates vary widely — some states are well under 1% of value per year while others are higher — so factor the local rate into your yield before you buy.

2. Income tax on rental income

If you rent the property out, net rental income is taxable in the U.S. and you file a non-resident return (Form 1040-NR). The Canada–U.S. tax treaty and foreign tax credits are designed to prevent you from being taxed twice on the same income — a cross-border accountant will make sure you claim them correctly.

3. FIRPTA withholding when you sell

Under the Foreign Investment in Real Property Tax Act (FIRPTA), when a non-resident sells U.S. real estate the buyer must withhold tax at closing — generally 15% of the gross sale price (reduced or waived for some lower-priced primary residences). This is a withholding, not a final tax: it is credited against the capital-gains tax you actually owe, and you can apply for an IRS withholding certificate to reduce it up front.

The step-by-step buying process

Financing a U.S. home from Canada is a well-worn path. Here is how it runs, start to finish — most of it can be done remotely.

1. 1

   Get pre-approved

   Share where you live, the state and price range, and whether it's a purchase, refinance or cash-out. We match your profile to 150+ lender programs and issue a pre-approval, with no U.S. credit pull.

2. 2

   Make an offer & open escrow

   A U.S. realtor submits your offer. Once accepted, a neutral escrow/title company holds your deposit and coordinates the closing. Many foreign buyers hold title through a U.S. LLC — we can guide the structure.

3. 3

   Underwriting, appraisal & docs

   The lender orders an appraisal and reviews your documents (Canadian income/asset proof, or the property's rent roll for DSCR). No SSN or U.S. tax return is required on most programs.

4. 4

   Close — from anywhere

   You can close remotely: documents are signed before a notary or at a Canadian bank/consulate and returned. Funds are wired to escrow; title transfers; you receive the keys.

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