Buying in Los Angeles
from abroad.

Can a non-U.S. citizen buy a California home?

Generally, yes. California Civil Code §671 permits people to acquire, hold, and dispose of property regardless of citizenship. U.S. citizenship or a green card is not generally required simply to own a home. Ownership eligibility is separate from mortgage qualification and permission to enter or live in the United States.

This is not a blanket approval for every transaction. Federal sanctions can restrict dealings with particular people, entities, banks, or jurisdictions. Have the bank, escrow company, and qualified counsel review the parties and payment route before committing funds. Citizenship alone does not resolve sanctions questions.

Certain foreign real estate transactions can also require national-security review. Treasury identifies an exception for a single housing unit and land incidental to its use; do not assume that exception covers larger land, development, or business acquisitions.

Sources: 1 · 2 · 3

Does buying a home give me U.S. residency?

No. A home purchase by itself does not grant a visa, green card, work authorization, or a right to stay in the United States. Investor immigration programs such as EB-5 have separate commercial investment and job-creation requirements. Discuss travel and residency plans with a qualified immigration attorney.

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Your path from first conversation to keys

1. Define your plans and budget

   Share your intended use, preferred neighborhoods, timing, and budget in U.S. dollars. Include currency conversion, closing costs, insurance, and ongoing expenses.

2. Choose your team and representation

   Check your agent’s California DRE license. Review a written buyer representation agreement early, including services, compensation, payment terms, and duration. Compensation is negotiable. California requires execution as soon as practicable and no later than the buyer’s offer; DRE regulations presume obtaining it before in-person or virtual showings is practicable.

3. Confirm funding before making an offer

   For a cash purchase, prepare proof of accessible funds and confirm the bank and escrow company can accept the transfer. If financing, ask a lender about its current foreign-national programs and documentation. Eligibility, down payments, rates, reserves, and credit requirements vary; no universal approval or down-payment percentage applies.

4. Negotiate the offer

   Work with Alex on price, deposit, proposed closing date, and inspection, financing, and appraisal contingencies appropriate to your purchase. Understand the contract and deadlines before signing or removing protections.

5. Review the property during escrow

   Arrange inspections and examine applicable seller disclosures, title documents, permits, natural hazards, insurance availability, and HOA records. Confirm any rental or renovation plans with the relevant authorities. Ask specialists to investigate concerns before committing to proceed.

6. Complete signing, funding, and recording

   Follow the agreed escrow instructions, confirm the final settlement statement, and arrange accepted signatures and notarization. Independently verify wire instructions using a trusted telephone number. Escrow and title coordinate completion and recording; possession follows the contract.

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Prepare these documents early

The exact checklist comes from your lender, bank, title company, and escrow officer. Common requests include:

• Valid passport or other accepted identification and current contact/address details.
• Proof of funds and records explaining the source and transfer of purchase money.
• Income, asset, and credit documentation if applying for financing; translations when requested.
• Entity or trust documents, ownership details, and signing authority if not buying personally.
• Tax identification information required for your transaction and reporting.

An ITIN is a U.S. tax-processing number for eligible people who cannot obtain a Social Security number. It is not immigration status or work authorization, and not every buyer automatically needs or qualifies for one before purchase. Ask your tax adviser and closing team what applies.

Discuss personal, joint, trust, or entity ownership with U.S. legal and tax advisers before signing. No single structure is best for every international buyer.

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Budget for ownership—not just the purchase price

Tax planning for international owners

U.S. rental income can create federal and California filing or withholding obligations. Ask a cross-border tax adviser about the correct treatment, applicable elections or treaties, your home-country reporting, and potential U.S. estate-tax exposure before choosing how to hold title.

FIRPTA concerns the seller’s foreign tax status

FIRPTA is not a special purchase tax imposed merely because the buyer is foreign. When buying from a foreign seller, the buyer generally has federal withholding responsibilities—often 15% of the amount realized, with exceptions or reductions available. It may also affect your eventual resale as a foreign owner. California has separate withholding rules. Escrow and your tax adviser should determine the correct treatment; withholding is not necessarily the final tax owed.

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Identity checks and current reporting rules

Expect requests for identification, ownership, and funding information. As of this page’s review date, FinCEN states that a March 19, 2026 court order vacated its Residential Real Estate Rule and that an appeal is pending. While the order remains in force, Real Estate Reports under that rule are not required. Other applicable bank, title, sanctions, and reporting obligations may still apply. Ask the closing team to recheck the rules for your actual closing date.

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Can I buy while I am outside the United States?

Many steps can be coordinated remotely, but signing requirements depend on your documents, lender, title insurer, and escrow company. Confirm the accepted notarization process early. U.S. embassies and consulates offer notarial services, subject to their procedures and appointment availability. Do not assume every document can be signed electronically or through a power of attorney; arrange approval before relying on either.

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Buying as a rental or a second home

Check the property’s actual jurisdiction and intended use before relying on rental income. City of Los Angeles home-sharing generally involves a qualifying primary residence and registration; an overseas-owned vacation home is not automatically eligible. Santa Monica, unincorporated Los Angeles County, and other cities have their own rules. Also review applicable tenancy protections, zoning, permits, and HOA restrictions for your specific property.

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Official sources & further reading

1. California Civil Code §671
2. OFAC sanctions guidance
3. Treasury: residential property and CFIUS
4. USCIS: EB-5 investor immigration
5. California DRE: buyer representation
6. DRE: buyer representation regulations
7. DRE: homebuyer information
8. IRS: ITIN guidance
9. California BOE: property tax overview
10. California BOE: supplemental assessments
11. IRS: FIRPTA withholding
12. California FTB: real estate withholding
13. IRS: international income withholding
14. IRS: nonresident estate tax
15. FinCEN: current residential reporting status
16. U.S. State Department: overseas notarization
17. Los Angeles City Planning: home sharing