Can International Buyers Get a Mortgage in Florida?

Yes, international buyers can get a mortgage in Florida. U.S. law does not require American citizenship, a green card, or a Social Security number to finance a home, and lenders have built specific programs for buyers who live and earn abroad. The tradeoffs are honest ones: expect a larger down payment, typically 20 to 40 percent, and an interest rate that runs above what a U.S. citizen pays.

The short version: buying a home in Naples, Fort Myers, or anywhere in Florida with financing is very doable for an international buyer, but it works differently than a domestic purchase. This guide walks through the loan options, the down payment expectations, the extra paperwork, and when cash makes more sense.

Can International Buyers Get a Mortgage in Florida? Yes, and Florida Is the Top U.S. Market for It

The question is common enough that the industry tracks it every year. The National Association of REALTORS 2026 International Transactions in U.S. Residential Real Estate report, which covers the year ending March 2026, found international buyers purchased 67,100 U.S. existing homes worth $45.3 billion. Florida was the No. 1 destination, drawing 20 percent of foreign buyers, ahead of California at 19 percent and Texas at 12 percent. The median price foreign buyers paid was $465,000, and 48 percent paid all cash.

For Southwest Florida specifically, that Florida share shows up on the ground in Naples and Marco Island, where waterfront condos and golf community homes draw buyers from across Latin America, Canada, and Europe every winter. Catalina works with international and Latin American buyers regularly in the Naples neighborhood market, and financing is usually the first question they ask.

Do You Need a Social Security Number to Buy a Home in Florida?

No. A Social Security number is needed for the standard government-backed programs, but not for buying real estate. Buyers who pay U.S. taxes or plan to live in the country can get an Individual Taxpayer Identification Number, or ITIN, from the IRS, which serves the same purpose as an SSN for tax and mortgage purposes. The IRS ITIN page explains who qualifies and how to apply, and it is the moment most international buyers realize the path is more open than they expected.

The catch is which loans are available. Without a Social Security number, you cannot use Fannie Mae or Freddie Mac backed loans, and the government programs (FHA, VA, USDA) are off the table. U.S. military veterans and active-duty service members have a separate route through the VA loan program, but for most international buyers, the practical options are the private lender programs below.

Mortgage Options for Foreign Nationals in Florida

Three loan types cover almost every international buyer scenario. Each works differently, and the right one depends on your residency status, income source, and whether you plan to live in the home or rent it out.

Foreign National Loans

A foreign national loan is a portfolio loan, meaning the lender keeps it on its own books instead of selling it to Fannie Mae or Freddie Mac, so the lender sets its own rules. These loans are designed for non-residents who live and earn abroad, and they qualify on foreign income, bank statements, and assets. Down payments typically run 20 to 40 percent, and interest rates run roughly 0.5 to 1.5 percentage points above conventional rates, reflecting the extra work the lender does to verify overseas income. Standard terms are available: 15- and 30-year fixed rates, plus 5/1 and 7/1 adjustable-rate mortgages.

ITIN Mortgages

An ITIN mortgage is for buyers who pay U.S. taxes but do not have a Social Security number, often because they live here part of the year or earn U.S.-source income. The lender underwrites the loan using the ITIN plus U.S. tax returns, which makes it closer to a conventional loan than a foreign national loan. Down payments typically run lower, often 15 to 25 percent. Buyers who have already started building U.S. credit or who file U.S. taxes should ask lenders about this route first, because it usually costs less.

DSCR Loans for Rental and Second Homes

A debt service coverage ratio (DSCR) loan ignores your personal income entirely and underwrites the property's projected rental income instead. That makes it a natural fit for second homes and investment condos in Naples, where strong winter rental demand supports the numbers, and some DSCR lenders accept a passport alone as identification. Down payments typically run 20 to 30 percent, and rates sit above owner-occupied loans. Buyers considering this route should read the Naples condo buying guide, since association rules can limit short-term rentals and affect the income a lender will count.

How Big a Down Payment Do International Buyers Need?

Plan on more than a domestic buyer would put down. Foreign national loans commonly require 20 to 40 percent, which keeps the loan-to-value ratio at roughly 60 to 75 percent. ITIN loans often start closer to 15 percent, and DSCR loans typically land between 20 and 30 percent. Lenders also want to see a cash reserve on top of the down payment, often several months of projected mortgage payments, as protection against gaps in overseas income.

The contrast with cash is what surprises most buyers. The NAR report shows 48 percent of international buyers paid all cash in the latest year, which is why a competitive Naples market often favors cash offers. For buyers who would rather keep capital invested, financed purchases are entirely normal, just slower and with more documentation. The Naples closing costs guide covers the fees that land on both cash and financed buyers at the closing table.

The Extra Requirements International Buyers Should Plan For

The paperwork is where international financing lives or dies. Lenders typically ask for one to two years of foreign tax returns, two to three years of bank statements, proof of income from employment or business ownership, and either a foreign credit report or documented alternative credit such as utility bills and rent history. Funds for the down payment usually need to be "seasoned," meaning they have sat in the account for a set period, often 60 to 90 days, so wire the money early.

Timing matters more than most first-time international buyers expect. Expect 30 to 45 days for a financed closing in Naples, and add time for currency conversion and funds arriving from abroad. Buyers who cannot get every document in English should plan for certified translations, and buyers buying without seeing the property in person should read the guide to buying a Naples home without visiting, which covers virtual tours, inspections, and remote closings step by step.

Cash vs. Mortgage: What International Buyers in Naples Actually Do

In practice, many international buyers in Naples arrive with cash, especially Latin American buyers moving funds for a second home or investment property. Cash shortens the closing, removes the rate risk, and makes an offer more competitive in multiple-offer situations. It also simplifies the process for buyers whose income is hard to document in a way U.S. lenders recognize.

The buyers who finance tend to fall into two groups: families relocating who want to keep working capital liquid, and investors who want leverage across several properties. The area's most popular choices for both groups are waterfront and golf community condos from roughly $500,000 to over $2 million across Old Naples, Park Shore, Pelican Bay, and North Naples, along with single-family homes in Port Royal, Aqualane Shores, and other established neighborhoods. The Naples neighborhood guide compares those areas so you can match the location to how you plan to use the home, and the Naples vs. Marco Island comparison covers the second home decision many international buyers weigh first.

Buying From Abroad: Your First Steps

Start with realism about timing, then move in order. First, decide the home type and neighborhood, because that shapes which loan qualifies. Second, talk to a lender who works with foreign nationals before you look at properties, so you know your rate and down payment early. Third, gather documents now: passport, ITIN if you have one, tax returns, bank statements, and proof of funds. Fourth, plan how you will view homes, whether that means a trip to Naples, virtual tours, or a trusted advisor on the ground.

None of this needs to happen alone. The complete guide to buying property in the U.S. as an international buyer walks through the full process from financing to title and closing, and the Naples home buying guide covers the local steps a financed buyer moves through, from pre-approval to the final walkthrough. Catalina works in English and Spanish and regularly coordinates financing, legal review, and remote closings for relocating, second home, and international clients.

What This Means for Your Move to Naples

The answer to the headline question is simple: yes, you can get a mortgage in Florida as an international buyer. The practical answer takes a little more planning. A larger down payment, a higher rate, and extra documentation are the honest costs of financing from abroad, and cash remains the most common path for a reason. Either way, Florida is the most tested international market in the country, and Naples is one of its most active corners for foreign buyers, so you are working with a playbook that runs every season.

Catalina Quintero is a REALTOR with The Miranda Group at Premiere Plus Realty, Co., and a bilingual advisor serving buyers in Naples, Estero, Bonita Springs, Fort Myers, and Marco Island in English and Spanish. She holds the CIPS Certified International Property Specialist designation and works regularly with relocating, second home, and international clients, generally from about $500,000 to over $2 million. Her legal background shows up in careful contract review, and her own move from Colombia to build a life in the United States gives her a firsthand feel for financing and settling into a new country. She assembles the financing, title, and closing team around each buyer so the process stays organized from the first conversation through the final signature.