U.S. LLC Formation for Foreign Investors, Arranged
Most foreign nationals hold U.S. rental property in a U.S. LLC because lenders require it. America Mortgages does not form entities or give legal or tax advice. We introduce you to an independent, licensed formation provider and time the setup around your closing.
The right structure depends on your country, your goals, and your tax position. Only a licensed specialist can decide that for you.
Why the Right Entity Matters
Owning U.S. property from abroad starts with how you hold it.
Your lender wants the property in a U.S. entity, and the entity on the loan has to match the deed. Change it too late, and your closing can stall.
There's a tax side too. A non-resident who isn't domiciled in the U.S. only gets a $60,000 exemption from U.S. estate tax on U.S. assets, and U.S. real estate counts. Above that, the tax rate runs up to 40%.
This decision touches your loan, your legal setup, and your tax position. It's worth getting right early.
What America Mortgages Arranges
We introduce you to an independent, licensed formation provider who works with non-resident owners, and to a cross-border tax advisor for the tax and estate-planning side. As your entity comes together, we keep it in step with your financing, making sure the LLC name matches the deed before closing so nothing holds up your funding. Once the entity is ready, we finance the purchase through our DSCR and foreign-national loan programs, with no U.S. credit required.
What we stay out of
Forming entities, acting as your registered agent, preparing filings, or giving legal or tax advice. Those sit with your formation provider and tax advisor.
America Mortgages is a mortgage lender and broker, not a law or accounting firm. This page is general information, not legal or tax advice.
Your Path From Entity to Closing
Tell us your plan
The property, the state you're buying in, and where you pay tax.
We introduce you to a formation provider
They confirm the right entity and state for your situation and your lender's requirements.
We coordinate with your loan
The entity setup stays in step with your pre-approval, so the LLC name on the loan matches the deed at closing.
You close in the entity
America Mortgages arranges the mortgage, and your provider and tax advisor take care of the filings from there.
What to Know Before You Form Your LLC
- Why hold it in an LLC?
- It separates the property's liability from your personal assets, and most lenders require it. Privacy isn't automatic. Many states publish the owner's name on public record, so it depends on where you form.
- Single-member or multi-member?
- One owner is treated by default as a “disregarded entity” for income tax. Two or more owners is treated as a partnership that files its own return.
- The filing you can't skip
- A foreign-owned single-member LLC must file Form 5472 with a pro-forma Form 1120 every year, even with no income and no tax due. Missing it carries a $25,000 penalty, plus another $25,000 for each 30-day period after the IRS notice.
- Does it help with estate tax?
- An LLC on its own doesn't shield you from U.S. estate tax or income tax. A non-resident gets only a $60,000 exemption on U.S. assets, and whether an LLC interest falls outside your U.S. estate depends on the structure. This is a question for a licensed cross-border CPA. America Mortgages doesn't advise on it.
- Which state should you form in?
- For a rental, forming in the state where the property sits usually avoids registering as a foreign entity elsewhere and paying a second set of fees. This is a legal decision your formation provider makes. America Mortgages doesn't choose the state.
- What's included, and what comes after
- Formation covers the state filing, an operating agreement, an EIN (you don't need a Social Security number to get one), an ITIN if you personally have to file, and a registered agent. After that come annual state reports or franchise fees, plus the federal filing above. Our U.S. tax filing service covers the tax side. America Mortgages doesn't perform any of these steps itself.
Our U.S. tax filing service covers the tax side, and the financing itself is on our U.S. DSCR mortgage and foreign national mortgage pages. America Mortgages performs none of these steps itself.
A Lender Built for Foreign Nationals and U.S. Expats
A direct lender and super-broker built specifically for foreign nationals and U.S. expats. Founded in 2019 and part of Global Mortgage Group (Singapore), we've helped clients of 57 nationalities finance property across all 50 states, backed by access to 150+ U.S. lender programs.
- approval rate
- 97%approval rate
- funded
- $1B+funded
- nationalities financed
- 57nationalities financed
- lender programs
- 150+lender programs
NMLS 2810389 (America Mortgages Nationwide). No client testimonials appear on this page, because no verified testimonial for this service exists.
Frequently Asked Questions About Holding Property in an LLC
Talk to America Mortgages. We'll introduce you to the right U.S. entity provider and arrange your loan, timed so nothing stalls your closing.
Talk to America MortgagesCan a non-U.S. citizen form a U.S. LLC to hold rental property?
Do I have to hold the property in an LLC to get a U.S. loan?
Does an LLC lower my U.S. tax or protect me from estate tax?
What ongoing filings does a foreign-owned LLC have?
LLC or my own name, which is right for me?
How much does formation cost, and how long does it take?
America Mortgages, Inc. — NMLS 2810389 (America Mortgages Nationwide). Founded in 2019 and wholly owned by Global Mortgage Group Pte. Ltd. (Singapore). America Mortgages is a direct lender and super-broker. Its NMLS license does not permit it to sell insurance, broker property, move client money, or give tax, legal or investment advice. Every service described on this page is an introduction to an independent, separately licensed firm that contracts with you directly and performs the service itself. This page is general information and is not legal, tax or investment advice. All financing is subject to program eligibility, property, borrower profile, underwriting and prevailing market conditions, and is confirmed in writing at pre-approval.