For International Investors
How to Set Up a US LLC as a Foreign Investor
Why a US LLC is the foundation of financing US investment property as a non-resident, and how to form one, even without a US Social Security number.
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Almost every question about financing US property as a foreigner comes back to one thing: the US LLC. It is the entity that holds the property, the borrower on the loan, and the reason the financing is business-purpose rather than consumer.
The good news is that a non-resident can own a US LLC with no US citizenship or residency, and forming one is fast. Here is what you need to know.
Why you need a US LLC
We lend to a US LLC only, never to an individual. Holding investment property in an entity keeps the loan business-purpose rather than consumer, which is how US investment real estate is properly structured and is standard for international investors.
Beyond financing, an LLC separates the asset from your personal affairs and gives you a clean, recognized vehicle for owning and one day selling the property.
Can a foreigner own a US LLC?
Yes. There is no US citizenship or residency requirement to own a US LLC. A non-resident can be the sole member. You do not need to be in the United States to form one.
Which state should you form in?
There is no single right answer, but for an investment property the default is simple: form the LLC in the state where the property sits. A property-state LLC avoids the cost and paperwork of registering an out-of-state company as a foreign entity, and it is what most lenders and title companies expect to see on an investment deal.
Delaware and Wyoming come up often in international circles, and both are legitimate, business-friendly choices with strong privacy and well-tested company law. The trade-off is that if the property is elsewhere, a Delaware or Wyoming LLC usually still has to register as a foreign LLC in the property state, which means two sets of fees and two registered agents. That extra layer is worth it for some holding structures and multi-property portfolios, but for a single asset it often adds cost without adding much.
Our practical guidance: for a straightforward one-property deal, form in the property state. If you are building a portfolio or want a holding company above several property LLCs, Delaware or Wyoming at the top can make sense. Either way we will tell you what the lender needs, and can introduce you to a formation provider who sets it up correctly.
How to form one: the steps
- Choose a state to form in (for a single asset, usually the state where the property sits)
- Appoint a registered agent with a US address
- File the formation documents and pay the state fee
- Obtain an EIN (the LLC's federal tax ID), available to non-residents without a Social Security number
- Put a simple operating agreement in place
- Open the LLC's US bank account and fund it
Getting an EIN without a Social Security number
An EIN is the LLC's tax identification number, and you do not need an SSN to get one. Non-residents apply using IRS Form SS-4 (by fax or mail rather than the online tool). It is a routine step, and your formation provider can handle it for you.
What it costs and how long it takes
The numbers are modest, and the timeline is short enough that the LLC is rarely what holds up a deal. The exact figures depend on the state and the provider, but the shape is consistent.
- State filing fee: roughly $50 to $500 one-time, depending on the state (Florida and Wyoming are on the low end, some states higher)
- Registered agent: about $50 to $300 per year
- Formation provider (optional but common for non-residents): often $0 to $500 on top of the state fee, usually including the EIN application
- EIN: free directly from the IRS; providers bundle it for convenience. Allow a few days to a few weeks for a non-resident application by fax or mail
- US business bank account: no fee at digital-first banks; allow a few days to open remotely
- Ongoing: registered-agent renewal plus any annual state report or franchise tax (for example Delaware's flat annual franchise tax), typically a few hundred dollars a year
How long start to finish
Forming the LLC itself is often done in a few days. The EIN and the bank account are the variable parts for a non-resident, but the whole structure can usually be ready well within the timeline of a live deal, especially if you start it as soon as you are seriously pursuing a property. Starting the LLC early is the single best way to keep the financing on a fast track.
Tools and providers
You do not have to assemble this alone. Specialist providers form a US LLC for non-residents and obtain the EIN as part of the package. doola is built specifically for non-resident owners and ongoing compliance, while Stripe Atlas is a solid option that leans toward Delaware and startup structures. Both handle the no-SSN EIN process.
For banking, digital-first business banks like Mercury and Relay are usually easier to open remotely than traditional banks such as Chase, which often require an in-person visit. Eligibility varies by country and by entity type, and some banks expect the company to have genuine US operations, so the right fit depends on your situation. We can introduce you to vetted partners for formation, US tax, and banking, then handle the financing once the structure is in place, so you get a single guided path from setup to funding.
How the LLC lets you borrow
Once the LLC exists and its account is funded, it becomes the borrower. The loan is made to the LLC, secured by the investment property, and underwritten on the asset and your ability to service it, not on your personal US credit. That is what makes financing available to you as a non-resident, on the same terms a US investor gets.
One caveat
This is a practical financing overview, not legal or tax advice. Foreign-owned US LLCs also carry ongoing US filing obligations (for example IRS Form 5472, which has steep penalties if missed), and entity choice and tax treatment depend on your home country, so confirm the structure with a qualified US tax advisor before you file. We can introduce you to advisors who work with international investors. On the financing side, we will tell you exactly what the lender needs.
Frequently asked questions
Can a non-resident foreigner own a US LLC?
Yes. There is no citizenship or residency requirement. A non-US resident can be the sole member of a US LLC and form it without being in the United States.
Can I get an EIN without a Social Security number?
Yes. Non-residents obtain an EIN, the LLC's federal tax ID, using IRS Form SS-4 (submitted by fax or mail). An SSN is not required, and a formation provider can handle it for you.
Why do I have to borrow through an LLC instead of personally?
We lend to a US LLC only. Holding investment property in an entity keeps the loan business-purpose rather than consumer, which is how US investment real estate is structured for international investors. It also separates the asset from your personal affairs.
How long does it take to set up?
LLC formation is fast, often a few days, and inexpensive. Obtaining the EIN and opening the bank account add a little time, but the whole structure can typically be ready well within the timeline of a deal.
Which state should I form my LLC in?
For a single investment property, the simplest choice is the state where the property sits, which avoids registering an out-of-state company and is what most lenders and title companies expect. Delaware and Wyoming are legitimate alternatives often used for holding structures or multi-property portfolios, but for a single asset elsewhere they usually still require foreign-LLC registration in the property state, adding cost.
How much does it cost to set up a US LLC?
Expect roughly $50 to $500 for the state filing fee, $50 to $300 a year for a registered agent, and $0 to $500 for a formation provider if you use one (the EIN itself is free from the IRS). Ongoing costs are typically a few hundred dollars a year for the registered agent plus any annual state report or franchise tax.
Does the LLC have to be in the same state as the property?
No, but for a single asset it is usually the cleanest option. An LLC formed in another state can own property anywhere, though it generally must register as a foreign LLC in the state where the property is located, which means a second set of fees and a second registered agent.
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.