For German Investors
Finance US Real Estate as a German Investor
German investors finance US property without US credit. The US LLC plays the role you already know from a GmbH, and the loan qualifies on the property's income. Business-purpose loans from $1M to $5M.
German investors are among the most active in cross-border real estate, and many now look to the US for something the domestic market rarely offers: meaningful rental yield. German residential returns are compressed and tenant rules are heavy, so capital increasingly flows abroad. The obstacle is the US system: no US credit history, and no US bank that will lend to a non-resident.
It is more familiar than it looks. Here is how a German investor finances US property.
The US LLC is your GmbH
German investors are used to holding property through a company, often a GmbH dedicated to asset management. The US LLC plays exactly that role: it owns the property, the loan is made to the company rather than to you personally, and the loan stays business-purpose.
A US LLC is faster and cheaper to set up than a GmbH, and a German resident can own one with no US residency and no Social Security number.
Asset-based underwriting suits a careful investor
The core product for a rental investor is the DSCR loan, which qualifies on the property's rental income rather than on your personal income or a US credit score. The logic is clean and predictable, which tends to suit a prudent German investor. Beyond DSCR, the full range is open: bridge, development, renovation, and fix & flip, from $1M to $5M.
Foreign nationals are underwritten on the same terms as US investors, with no penalty for being based in Germany.
What a German investor needs
- A US LLC to hold the property (the role your GmbH plays at home)
- A funded US LLC bank account, converting EUR to USD
- A recent bank statement and the means to service the loan
- Identity documents and source-of-funds verification (standard KYC)
How it works
- Form a US LLC (no US residency or SSN required)
- Open and fund the US LLC account from Germany
- Match the property to the right program (DSCR for a rental, bridge to move fast)
- Qualify on the asset, then close remotely from Germany
Tax and compliance
Germany and the US have a tax treaty, and US property income has implications on both sides. This page covers financing, not tax advice, so plan the structure with an advisor who handles German and US positions. We can introduce you to advisors who work with German investors.
On our side, we complete standard identity (KYC) and source-of-funds checks, as any US lender does. Germany is an eligible country, so for a typical German investor the process is straightforward.
Frequently asked questions
Can a German resident finance US property without US credit?
Yes. You borrow through a US LLC and qualify on the property and your ability to service the loan, not on a US credit score or US tax returns. A German investor with no US credit history gets financing on the same terms as a US investor.
Is a US LLC like a German GmbH?
For holding investment property and borrowing against it, yes. Both are companies that own the asset and keep it separate from your personal affairs. The US LLC is the entity we lend to, and it is faster and cheaper to set up than a GmbH.
How is the loan underwritten?
On the asset. For a rental, a DSCR loan qualifies on the property's rental income. You provide a bank statement, a funded US LLC account, identity documents, and source-of-funds verification. Foreign nationals are treated the same as US borrowers.
How do I handle currency?
Your US LLC opens a US bank account that you fund from Germany, converting EUR to USD. Loans are denominated and serviced in USD, and the funded account also helps demonstrate that you can service the loan.
How much can I borrow?
We focus on deals from $1M to $5M across DSCR rental, bridge, development, renovation, and fix & flip financing.
Ready to finance your US deal?
Tell us about the property and your timeline. We will come back with the structure and next steps, usually within 24 hours.