Palo Alto-adjacent
Tech executive, H-1B visa, $2.4M target.
Outcome: Closed in 38 days with conforming loan via H-1B-friendly lender. Remote signing for closing docs.
H-1B buyer, conforming loan
For international buyers and US-based non-citizens
Buying a Bay Area home from another country (or as a US non-citizen) is doable. Most realtors just don't know the playbook.
Foreign national buyers, ITIN holders, and US visa-holders can absolutely buy Bay Area real estate. The mechanics — foreign-national mortgage products, remote signing via Apostille, FIRPTA at later sale, banking documentation — require a realtor who has actually done it. Roger Grubb has. (510) 504-0402.
Who is writing this
Roger has closed buyers from Canada, China, India, the UK, Singapore, and elsewhere. He works with two Bay Area lenders that specifically run foreign-national products and coordinates with your immigration attorney, CPA, and home-country banking.
The process
One person. End to end.
- 01
Verify financing path
Three buyer categories: (1) all-cash foreign national, (2) ITIN holder with US tax history, (3) visa-holder employed in US. Each has different lender requirements.
- 02
Establish US banking
Many foreign buyers don't have US bank accounts. Roger refers to bankers who can open accounts remotely for qualified buyers.
- 03
Property search + offer strategy
Sellers fear foreign-buyer offers because they assume slow close. Roger structures offers (larger EMD, all-cash if available, fast contingency removal) to overcome the bias.
- 04
Remote signing logistics
Apostille for documents signed abroad. Mobile notary in the US. Roger's title partners handle this routinely.
- 05
Future sale planning (FIRPTA)
When non-US persons sell US real estate, buyer must withhold 15% of sale price for IRS. Roger explains this at purchase so it's not a surprise.
Cost
What it costs
Standard commission paid by seller. Foreign-national loan rates run 1-2% above conforming. No extra fees from Roger.
When to call somebody else
This is probably not the right move if…
- You're looking for a citizenship-by-investment vehicle. US real estate doesn't qualify (EB-5 is a different program).
- You want a property you'll occupy <30 days/year as a vacation home. Roger will tell you about HOA STR restrictions and ROI math.
The record
Recent transactions in this exact situation.
Oakland
Canadian buyer, all-cash, $1.1M investment property.
Outcome: Closed in 19 days all-cash. Apostilled signatures.
Canadian all-cash, 19-day close
San Mateo
ITIN holder, 3-year US tax history.
Outcome: Closed at $1.6M with 30% down ITIN loan. 41-day close.
ITIN buyer, 30% down
Frequently asked
Questions before you call.
Can a foreign national buy a US home?
Yes. No US citizenship or visa required to purchase US real estate. Financing options vary by status.
What loan products exist for foreign nationals?
Foreign national loans (no SSN required, larger down 30-40%), ITIN loans (for US tax filers without SSN), visa-holder loans (for H-1B/L-1/E-2). Rates run 1-2% above conforming.
Can I close remotely?
Yes. Apostille for documents signed abroad. Wire transfer for funds. Most foreign-national closes complete without the buyer being physically in California.
Are there tax implications when I sell?
FIRPTA — buyer withholds 15% of sale price for IRS, refunded after your tax return is processed. Plan for this.
How much downpayment for foreign nationals?
Typically 30-40% minimum. Some lenders go lower for strong borrowers.
Can I buy in a trust or LLC?
Yes — common for non-US buyers for asset protection and estate planning. Roger coordinates with your attorney.
One call.
(510) 504-0402
Roger answers his own phone. The first 20 minutes are free, no pitch.
After-hours emergency? Call or text (406) 205-9003 — 24/7.
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