For Israeli Investors
Finance US Real Estate as an Israeli Investor
Many Israeli investors hold capital in the US, spend time there, and still hit a wall when they try to finance investment property: no US credit history. You can finance on the asset instead, through a US LLC, on the same terms as a US investor. Business-purpose loans from $1M to $5M.
Our focus is $1M to $5M, where we move fastest and typically close in about two weeks. Have something larger? We can often place it case-by-case through our capital-partner network. Either way, send us the deal.
Israeli investors have long looked to US real estate, and the wave of capital coming out of the tech and startup world has only deepened that interest. A founder or early employee after an exit, a family that has built wealth over a generation, an investor who already crosses the Atlantic regularly: the profile varies, but the instinct is the same. Put part of the portfolio into hard, dollar-denominated US assets.
The obstacle is almost never the money. It is financing. You may have US bank relationships, you may spend weeks of the year in New York or Miami, and you will still be told that without a US credit history a lender cannot extend an investment loan. Here is how an Israeli investor finances US property anyway, and why the structure is more straightforward than it sounds.
Why Israeli investors are buying in the US
For many Israeli families, US real estate is a diversification play first. Holding assets in dollars is a way to spread risk beyond the shekel and beyond a single region, and US property offers scale, depth, and a wide range of price points that a smaller home market cannot match.
The recent surge is driven heavily by tech. Exits and liquidity events have created a generation of investors looking for somewhere durable to place gains, and US real estate is a natural home for that capital. The favored destinations are familiar: New York, South Florida from Miami to Aventura and Bal Harbour, and Los Angeles, where established Israeli communities make the market feel close to home.
Why US lenders decline, even when you have ties
It is a common surprise. You hold capital in the US, you visit often, perhaps you bank there, and you still cannot get an investment loan. The reason is narrow but firm: conventional underwriting leans on a US Social Security number, a US credit file, and a domestic income history. A foreign national, however connected to the country, simply does not have those records.
That is a documentation gap, not a verdict on your strength as a borrower. The solution is to qualify on a different basis entirely.
Asset-based financing, on the same terms as a US investor
Business-purpose financing qualifies the deal on the property and the borrowing entity rather than on a personal US credit score. You borrow through a US LLC, and underwriting looks at the asset, the equity going in, and your ability to service the loan, not at a credit file you were never going to have.
Underwritten this way, a foreign national is treated on the same terms as a US investor. Being based in Israel is not a penalty. It simply changes how we verify and structure the file.
Which program fits the deal
- DSCR for a rental, qualified on the property's cash flow rather than your personal income or US credit.
- Bridge financing for a fast acquisition or a repositioning, where speed and certainty of close matter most.
- Fix & flip and renovation financing for value-add projects, including the renovation budget.
- Across all programs we focus on deals from $1M to $5M, closed remotely from Israel.
How it works for an Israeli investor
- Form a US LLC to hold the property (no US residency or SSN required)
- Open and fund a US LLC bank account, converting shekels to USD
- Match the property to the right program (DSCR for a rental, bridge for a fast acquisition, fix & flip for value-add)
- Qualify on the asset, then close remotely from Israel
A note on tax and compliance
US property held by an Israeli investor has tax implications on both sides, and the right entity structure is worth planning early. This page is about financing, not tax advice, so set up the structure with an advisor who handles both US and Israeli positions. We can introduce you to advisors who work with Israeli investors.
On our side, we complete standard identity (KYC) and source-of-funds checks, as any US lender does. For an Israeli investor with documented funds, the process is routine.
Frequently asked questions
Can an Israeli investor 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. An Israeli investor with no US credit history can still get financing on the same terms as a US investor.
I already bank and spend time in the US. Why am I still declined?
Conventional investment-property underwriting relies on a US Social Security number and a domestic credit file. Having US bank relationships or visiting often does not create that credit history. Business-purpose, asset-based financing solves it by qualifying the deal on the property and the entity instead.
Where do Israeli investors usually buy?
Most of the interest concentrates in New York, South Florida from Miami to Aventura and Bal Harbour, and Los Angeles. We finance investment property across all 50 states, so the program is the same wherever the deal is.
Do I buy in my own name or through a company?
Through a US LLC. We lend to the entity, never to an individual, which keeps the loan business-purpose and is how international investors hold US property. Forming the LLC is fast, and we guide you through it.
How do I handle currency?
Your US LLC opens a US bank account that you fund from Israel, converting shekels to USD. Loans are denominated and serviced in USD. International transfers are routine, 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, 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.