Tag: U.S. Expat mortgage

Refinance Now: Smart Signals That Show the Right Time to Act

Refinance
Woman working with finances on the table. Money, papers

Why Many Investors Are Moving Now, Not Later

Every investor wants to catch the bottom of the interest rate cycle. In reality, the “perfect” moment is only obvious in hindsight, and by then the best opportunities are usually gone.

Right now, U.S. mortgage rates have started to ease, and refinance applications are picking up while purchase activity remains more subdued. That combination tells a clear story: some owners are already making their move, but the broader buying crowd has not yet returned.

For investors, the right time to refinance is often when rates are heading down but before prices move sharply up. That is the window we are in today.

When rates fall further and sentiment turns, more buyers enter the market, competition intensifies, and prices begin to climb. The duplex you can buy for $300,000 today can quickly become a $400,000 property once bidding wars and aggressive offers return. At that point, even slightly lower interest rates may not compensate for the higher purchase price.

Refinancing earlier in the cycle allows you to do two things at once:

  1. Lock in a more attractive rate.
  2. Release equity while prices are still relatively reasonable.

For many America Mortgages clients, the primary goal is not just to reduce monthly payments. It is to free up capital so they can buy another investment property – or even more than one – while prices remain comparatively low. In other words, they are using today’s refinancing environment to position themselves for tomorrow’s growth.

This is particularly relevant for foreign nationals and U.S. expats who already own U.S. property but may have found traditional refinancing routes difficult. Conventional lenders often require U.S. tax returns, W-2 income and a domestic credit profile, which many overseas investors simply do not have.

That is where our dedicated refinance solution comes in.

The AM Cash-Out Refinance Loan Program

The AM Cash-Out Refinance loan program is designed specifically for foreign nationals and U.S. expats who want to unlock the equity in their U.S. properties and redeploy it into new opportunities.

Key Loan Highlights:

  • No Personal Income Required – Ideal for foreign nationals & U.S. expats
  • No U.S. Credit History Needed – Simplified approval process
  • Loan Amounts – Starting from US$100,000
  • Loan-to-Value (LTV) – Up to 80% for U.S. citizens and 75% for foreign nationals
  • Closing Time – Typically 30–45 days
  • Payment Options – Amortizing or Interest-only

For many of our clients, that means they can refinance an existing U.S. property, pull out six figures in cash, and then use that capital as the down payment on another home, condo, or duplex – at today’s prices, not tomorrow’s.

Refine the Rate, Recycle the Equity

The investors who tend to come out ahead in each cycle follow a simple pattern. They refinance when rates start to improve, not when the headlines say “lowest in years”. They release equity while valuations are still sensible. And they use that equity to expand their portfolios before the next broad-based price surge.

If you wait until everyone is talking about how “cheap” money is again, you are usually buying in a $400,000 market instead of a $300,000 one.

The right time to refinance is rarely about perfection. It is about getting ahead of the next move – securing a better rate, recycling your equity, and putting that capital to work in additional investments while you still have a pricing advantage.

Refinance now, buy more while prices are still relatively low, and let the next phase of appreciation work for you, not against you.

Ready to Refinance, Unlock Equity, and Scale Your U.S. Property Portfolio?

America Mortgages can structure a straightforward path from a single property to a multi-property portfolio through our Cash Out Refinance solutions.

Contact: [email protected]

Website: www.americamortgages.com

Speak to a U.S. Loan Expert 24 hours a day / 7 days a week: +1 845-583-0830

Need help getting started? Use their 24/7 online booking tool to schedule a free, no-obligation consultation with a licensed U.S. mortgage advisor.

2026 Best Practices for U.S. Green Card Holders and Expats Buying a U.S. Home Before Moving Back

U.S. expats and U.S. green card holders securing a home before relocation
New York City Manhattan skyline aerial view with Empire State Building and Times Square at sunset.

What You Will Learn

  • How U.S. green card holders and U.S. expats qualify for a U.S. mortgage using foreign income.
  • Documentation and credit requirements for buyers preparing to relocate.
  • Whether your purchase is classified as a second home or an investment property.
  • Key market timing considerations for returning buyers.
  • How to complete the entire financing process from overseas.

How U.S. green card holders and U.S. Expats Can Buy a U.S. Home Before Moving Back

For many Americans and permanent residents living overseas, returning to the U.S. is more than a logistical move; it is often a chance to re-establish roots, settle near family, or secure long-term stability. A growing number of expats prefer to buy a U.S. home before relocating, ensuring they have a place waiting for them when they arrive. The good news is that both U.S. green card holders and U.S. expats can qualify for a U.S. mortgage even while earning income abroad.

Understanding eligibility early is essential. A helpful starting point is the broader overview of how lenders evaluate Americans abroad, as outlined in the resource dedicated to U.S. citizens overseas. Many of the same rules apply to U.S. green card holders preparing to return.

Why Many Returning Americans Want to Buy Before Moving Back

Some buyers want certainty, a home secured before uprooting their life abroad. Others want to avoid rising rents or simply prefer to settle near their childhood neighborhoods. Economic factors also play a role. Shifts in supply, pricing, and rate expectations have encouraged many overseas buyers to act sooner rather than later. 

Industry commentary exploring why many homebuyers are targeting specific timelines can be seen in discussions around end-2025 purchasing trends and projections for market momentum in 2026.

How U.S. Lenders Evaluate U.S. Green Card Holders and Expats Living Abroad

Specialized lenders classify U.S. green card holders as U.S. permanent residents, giving them access to the same loan products and pricing as domestic borrowers. U.S. expats, similarly, qualify under domestic lending criteria, not foreign national programs. The primary areas specialized lenders review include:

  • Strength and consistency of income
  • U.S. credit history, even if built years earlier
  • Documentation that verifies employment abroad

How your property will be used also plays a role. Returning buyers often choose a second home when they intend to stay part-time during visits, while others choose an investment property if the home will be rented temporarily. For insight into second-home frameworks, the overview on purchasing a second home in the U.S. offers relevant parallels.

Using Foreign Income to Qualify for a U.S. Mortgage

Contrary to common belief, foreign income is accepted by most U.S. specialized lenders that understand foreign-earned income. Your salary abroad is converted into USD and reviewed under standard underwriting guidelines. These processes are consistent with federal principles outlined by the Federal Housing Finance Agency (FHFA).

For many returning buyers, foreign income is the key to qualifying for a home before relocation.

The Key Documents Specialized Lenders Expect

When applying from abroad, prepare the following:

  • Valid U.S. green card
  • Two years of U.S. tax returns
  • Recent foreign payslips and bank statements

Tax documentation questions can be reviewed through the IRS guidance on property-related reporting.

Credit Requirements for Returning Expats

Most specialized lenders look for a minimum credit score of around 640, though higher scores may improve pricing. U.S. credit remains active overseas, and maintaining open accounts strengthens your application. Expats who relocated long ago often find that their long-established credit history becomes a significant advantage.

Global investment trends influence market conditions, and returning buyers benefit from understanding these patterns. A broader context is available in discussions about why global investors continue to place capital in U.S. real estate.

Income Requirements

Specialized lenders generally evaluate foreign income by reviewing:

  • Employment stability and likelihood of continuation
  • Foreign earnings converted to USD
  • Traceable deposit records and employer verification
  • A transfer letter, if you are being relocated to the U.S., confirming your new role and expected income.

These evaluations help determine mortgage eligibility before the physical relocation takes place.

Choosing the Right Loan Type Before Moving Back

U.S. green card holders and U.S. expats can access conventional, jumbo, second-home, and investment property loans. Returning families often choose a second home if they expect to use the property part-time during visits, while others opt for investment property loans to generate rental income until they resettle. Guidance from high-value market segments can be seen through analysis of luxury U.S. real estate patterns.

For those building long-term wealth before returning, strategic tax considerations are often relevant. Practical structures are explored in the summary of tax-smart strategies for U.S. real estate investors.

Practical Considerations for Buying Before Relocation

When purchasing remotely, plan for:

  • Coordination across time zones during underwriting can be simplified by working with globally based specialized lenders such as America Mortgages (AM).
  • International currency transfers for the down payment
  • Remote or consulate-based notarization for closing documents

These logistical steps influence timelines but not eligibility for a U.S. mortgage.

Your Financing Path Back to the U.S.

For many expats and U.S. green card holders, purchasing a home before returning is both practical and emotionally meaningful. Whether buying near family, securing long-term stability, or preparing for a full relocation, the financing process is far more accessible than most overseas buyers expect.

America Mortgages specializes in supporting U.S. expats and permanent residents with second-home and investment property loans tailored to their return plans. To explore your options, reach out at [email protected] or connect through our contact page.
More insights and tools are available at America Mortgages.

Frequently Asked Questions

Q1: Can I qualify for a U.S. mortgage while earning income abroad?

A: Yes. Specialized lenders accept foreign income when it is stable and well-documented. Many returning expats qualify successfully before physically relocating.

Q2: Do U.S. green card holders get the same loan terms as U.S. citizens?

A: In most cases, yes. Permanent residents have access to the same mortgage programs, pricing, and underwriting standards as domestic borrowers.

Q3: Will the property be considered a second home or an investment?

A: This depends on occupancy. If you plan to live in the home shortly after relocation, it may be considered a second home. If rented out, lenders may classify it as an investment property.

Q4: Do I need to be in the U.S. to close the mortgage?

A: Most borrowers complete closings remotely via secure digital platforms or through U.S. consulate notarization.

Q5: Is now a good time to buy before returning to the U.S.?

A: Market conditions vary, but many expats review insights such as year-end buying trends and projections for 2026 to determine timing.

Best 2026 Strategy for U.S. Expats Buying Property Back Home

U.S. expats purchasing property back home

What You Will Learn

  • How U.S. expats can qualify for a U.S. mortgage using foreign income.
  • Why childhood-city purchases fall under second-home or investment classifications.
  • Documentation, credit expectations, and lender criteria for Americans overseas.
  • How timing, tax considerations, and market trends influence expat buying decisions.
  • Practical strategies for purchasing remotely while living abroad.

Want a Place Back Home? How U.S. Expats Can Buy Property in Their Childhood City

For many U.S. expats, the idea of owning a home in their childhood city is more than a financial decision; it’s a return to familiar streets, extended family, and places tied to personal history. Whether you plan to move back in a few years, want a home base during visits, or hope to provide a stable residence for parents, buying property back home has become a growing trend among Americans living overseas.

Fortunately, U.S. citizens abroad can qualify for a U.S. mortgage much like domestic borrowers. Your foreign income, credit history, and employment abroad can all be used successfully, provided documentation is clear. To understand the fundamentals of eligibility for Americans overseas, the insights in Americans Living Overseas: A Complete Guide provide a strong foundation through the lens of U.S. citizens living abroad.

Why Childhood-City Purchases Are Increasing Among Expats

Expats often maintain strong emotional and financial ties to their home states. Many grew up visiting the same neighborhoods, parks, or local shops, and buying back home provides a sense of continuity. A surprising number of buyers pursue this path to reconnect with their roots or prepare for long-term relocation. Others want a reliable home base for aging parents, especially in cities where rental costs have risen sharply.

Market conditions also influence timing. Several U.S. metropolitan areas have seen inventory shifts and strategic buying windows, prompting expats to explore opportunities early. Insights into these timing trends can be seen in discussions around why many homeowners are eyeing purchases before the end of 2025, and why analysts expect the market to strengthen in 2026, as suggested in forward-looking research about breakout opportunities for U.S. real estate in 2026.

How U.S. Lenders Evaluate Expats Buying Back Home

U.S. expats are still considered U.S. borrowers. That means they can access the same mortgage products available to stateside buyers, including conventional, jumbo, second-home, and investment property loans. Lenders focus on three core elements: your credit profile, income stability, and documentation clarity, not your location.

If the property will be used during visits only, lenders may classify it as a second home. If rented or occupied by family full-time, it may be classified as an investment property. Guidance on property classification and second-home financing is available when exploring how foreign nationals structure similar purchases, such as strategies outlined in the overview of how to buy a second home in the U.S..

Using Foreign Income to Qualify for a U.S. Mortgage

Foreign income can be used for qualification so long as it is stable, well-documented, and likely to continue. Lenders convert earnings into USD and review them under standards similar to those referenced by the Consumer Financial Protection Bureau (CFPB).

Income from overseas employment can support second-home or investment property financing. Many expats assume their foreign income disqualifies them, but in reality, U.S. lenders work with expat borrowers daily. A growing segment of Americans overseas now purchase property remotely and begin structuring plans for long-term returns to the U.S.

Documentation Needed

When applying from abroad, expect to provide:

  • U.S. passport or identity documentation
  • Two years of U.S. tax returns
  • Foreign payslips and bank statements (recent 2 months)

For Americans with more complex income situations, tax considerations can be clarified through the Internal Revenue Service (IRS).

Credit Expectations for U.S. Expats

Most lenders require a minimum FICO score of around 640 for competitive pricing. Your U.S. credit profile remains active even overseas, and maintaining open accounts significantly strengthens your eligibility. Expats who relocated years ago often underestimate how valuable their long-standing credit history is when buying property back home.

To understand how global investor behavior affects U.S. lending trends, the analysis of why foreign investors continue to pour into U.S. real estate provides helpful context.

Income Requirements

Lenders reviewing foreign income typically assess:

  • Proof of stable employment and long-term continuity
  • Monthly earnings converted into USD
  • Clear documentation of deposits into verifiable accounts

These factors help determine affordability for expats purchasing in their childhood city.

Choosing the Right Loan Type as an Expat Buyer

Whether purchasing for personal use, family occupancy, or long-term return plans, U.S. expats have access to a full range of mortgage options. For higher-value homes, common in many expats’ childhood neighborhoods, jumbo loans may be an appropriate fit. If the goal is to buy in a high-growth or luxury market, insights on why luxury U.S. real estate attracts global buyers can be particularly helpful.

Tax strategy also plays a role in property ownership, especially for those planning to rent out the home until returning. For further structure and planning ideas, the transcript on tax-smart strategies for U.S. real estate investors offers valuable considerations.

Practical Considerations for Buying From Overseas

When purchasing property remotely, expats should prepare for:

  • Remote closings through U.S. consulates or approved international notaries
  • Time-zone coordination during underwriting
  • International fund transfers for down payments

These considerations impact timelines but not eligibility for a U.S. mortgage.

Your Path Back Home: A Note for U.S. Expats

For many expats, purchasing a home in their childhood city is both a financial and emotional milestone. Whether buying for future relocation, personal use during visits, or family stability, eligibility is often more accessible than expected.

America Mortgages specializes in supporting U.S. expats with tailored financing options for second homes and investment properties back home. To explore your options, contact us at [email protected] or connect through our contact page.
Additional resources and articles can be found at America Mortgages.

Frequently Asked Questions

Q1: Can U.S. expats use foreign income to buy a home in their childhood city?

A: Yes. Foreign income is fully acceptable when documented properly. Lenders evaluate continuity, stability, and currency conversion, enabling expats to qualify for a U.S. mortgage much like domestic borrowers.

Q2: Is the home classified as a second home or an investment property?

A: If you intend to use the property during visits, it may be classified as a second home. If family occupies it full-time or it’s rented, lenders often classify it as an investment property, affecting terms but not eligibility.

Q3: Do expats have access to conventional and jumbo loans?

A: Yes. U.S. expats maintain full access to domestic loan programs, including jumbo mortgages common in higher-priced hometown markets.

Q4: Do I need to travel to the U.S. to buy the property?

A: Not necessarily. Most expats complete the entire mortgage process remotely through secure digital platforms and consulate-based notarization.

Q5: Does timing matter when expats buy property?

A: Market conditions can influence pricing and competitiveness. Trends highlighted in Why Many Homebuyers Are Eyeing a Purchase Before End-2025 and forecasts for why 2026 may be a breakout year help inform buying timelines.

America Mortgages Announces a Way to Obtain U.S. Mortgages based on Rental Income Only

Global Mortgage Group

America Mortgages, the leader in U.S. mortgage originations launched a non-QM lending program for non-resident investors to qualify purely off the rental income

SINGAPORE, September 21, 2022 /EINPresswire.com/ — America Mortgages, Inc., the leader in U.S. mortgage loan originations for non-resident foreign nationals and U.S. Expats announced today that the company has launched its non-Qualified Mortgage (“non-QM”) lending program for global U.S. real estate investors where showing their “true” ability to service debt is limited. America Mortgages Investor Series Platinum allows foreign and U.S. expat investors in the U.S. real estate market to qualify purely off the rental income rather than proof of personal or business income.

“As we look ahead to a healthy and growing non-QM market, we are excited to provide options to qualified borrowers that sit outside the traditional guidelines, such as entrepreneurs that may have significant paper assets but not provable income in the traditional sense.” said Robert Chadwick, CEO of America Mortgages. “With our leading lending platform, we have the expertise, resources, capabilities and sophisticated products to help complex borrowers find the right lending solutions and pursue their goal of creating a viable U.S. real estate portfolio.”

We have the expertise, resources, capabilities and sophisticated products to help complex borrowers find the right lending solutions and pursue their goal of creating a U.S. real estate portfolio. — Robert Chadwick

Through its America Mortgages Investor Platinum Series, America Mortgages has built a suite of multiple distinct mortgage products that meet the various needs of international borrowers of U.S. real estate who may not otherwise satisfy conventional financing requirements. Those who may be able to benefit from America Mortgages’ non-QM U.S. investment mortgage products include borrowers that fall outside the qualified mortgage requirement such as true foreign nationals and with no U.S. credit, self-employed borrowers, bank statement or asset backed, real estate investors, prime HNW (High-Net-Worth) individuals and more.

Across America Mortgages’ non-QM U.S. investment platform, the company has built an efficient lending process that utilizes both technology and human interaction, guiding borrowers from product selection through loan closing. Dedicated and experienced experts from sales, support desks, underwriting and operations working around the world assist throughout the loan process.

“As we further grow our footprint in Non Resident Foreign National and U.S. Expat mortgage lending, we are committed to underwriting quality loans that meet our guidelines and pricing models. Our product suite is differentiated with various options to fit specific borrower criteria and needs. Matched with our superior customer service, growing technology capabilities and end-to-end platform, each lending experience is treated delicately from start to finish. Our non U.S. resident foreign national borrowers will also benefit from our experience.” added James Morales, Head of Operations of America Mortgages. “100% of our clients are U.S. real estate investors living and working outside the U.S. No one does this type of mortgages better than America Mortgages.”

Headquartered in San Antonio, Texas and Singapore, and with representation across 12 different countries including the UK, Australia, Canada, Europe and Hong Kong to name a few, America Mortgages specializes in finding the right loan for every borrower. With loan officers in 12 different countries, speaking 8 different languages and working on a 24 hour clock, there is no longer the need for international U.S. real estate investors to speak with lenders at 3am or spend hours on hold. America Mortgages’ offers a wide range of U.S. mortgage products that do not require U.S. credit and can get LTVs (Loan to Value) up to 75% in all 50 states. Helping global real estate investors make the dream of U.S. ownership attainable. Visit AmericaMortgages.com for more information on products and instructions on applying for a loan.

About America Mortgages and Global Mortgage Group

Founded in 2019, Global Mortgage Group PTE LTD [GMG], and headquartered in Singapore, is a full-service global mortgage financing firm offering mortgages for investment purposes in The United States, Australia, Canada, United Kingdom, Germany, France, Spain, Singapore, Hong Kong, Philippines, Thailand, Japan to name a few. For more information, visit www.gmg.asia or call +65 9773 0273.

Founded in 2020, America Mortgages, Inc. is a wholly owned subsidiary of Global Mortgage Group PTE LTD [GMG]. America Mortgages headquartered in San Antonio, TX, with representation in 12 different countries, is dedicated to providing U.S. mortgage options for non-resident Foreign Nationals and U.S. Expats. 100% of America Mortgages [AM] clients are living and working outside of the U.S. Both GMG and AM focus on building quality, long-term relationships with its partners such as Private Banks, EAM, Family Offices, Realtors and other mortgage broker located around the world by offering a wide variety of mortgage loan programs focused on specific markets with an exceptional client experience. For more information, visit www.americamortgages.com or call +1 830-217-6608.

Robert Chadwick
America Mortgages. Inc
+65 8430 1541
[email protected]