Tax Considerations for Foreign Nationals Purchasing US Real Estate

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Sep 14, 2023

Investing in US real estate as a foreign national can be an appealing prospect, offering a stable and potentially lucrative opportunity. However, it’s imperative to grasp the tax considerations that come with this endeavour. Unlike some countries, the United States doesn’t demand citizenship or permanent residency for real estate ownership, but it does have specific tax requirements for non-resident aliens.

Understanding the Basics

Before delving into tax planning, it’s crucial to recognize the unique tax landscape foreign investors face. While capital gains and interest income from US sources are generally tax-exempt for foreigners, rental income and the sale of US real estate are taxable events. Additionally, transfer taxes may apply to gifts made by non-US individuals involving US assets.

In recent years, the Internal Revenue Service has ramped up enforcement on foreign investments in the US, including real estate ownership. This makes it imperative for foreign investors to be well-versed in the tax implications.

1. Rental Income Tax

Rental income is typically classified as Fixed, Determinable Annual, and Periodic (FDAP) income. This income is subject to a flat 30% withholding tax rate for non-resident aliens, with limited deduction opportunities.

To avoid this potentially unfavourable scenario, investors can treat rental income as effectively connected income (ECI). This shift allows the taxpayer to claim all associated deductions, leading to a more balanced tax outcome, with rates based on income brackets.

The provided tax rate information outlines the federal income tax brackets for the year 2023. This data sets forth the respective income ranges and applicable tax rates for individuals filing under different statuses

2. Property Sales Tax

Unlike most capital gains, which may be exempt, individually owned US real estate by a non-resident alien is taxed as capital gain. This means the investor pays tax on the difference between the acquisition and sale prices.

The Foreign Investment in Real Property Tax Act (FIRPTA) mandates a 15% withholding of the sale price, ensuring compliance with US tax laws. Non-resident aliens can potentially reduce or eliminate this withholding by applying for a withholding certificate.

3. Transferring Property Tax

Transferring ownership or dealing with the estate of a non-resident alien who owns US real estate involves specific tax considerations. Unlike most gifts, the transfer has an immediate gift tax minus the annual gift/estate tax exclusion. In the event of a non-resident alien’s passing, there’s only a $60,000 exemption on US assets, in contrast to the significantly higher exemptions afforded to US citizens.

4. Estate Tax

An estate tax is another significant consideration for foreign nationals who own US real estate. If the value of your US assets, including real estate, exceeds a certain threshold (which can change annually), your estate may be subject to US estate tax.

5. State and Local Taxes

In addition to federal taxes, state and local governments may impose their taxes on real estate transactions. These can include transfer taxes, property taxes, and state income taxes. Researching and understanding the tax laws in the specific state and locality where you plan to invest is essential.

6.Tax Reporting

Compliance with US tax reporting requirements is critical. Foreign nationals must file the appropriate tax forms, such as Form 1040NR for individual income tax returns and any required informational returns. Failure to adhere to these reporting obligations can result in penalties and legal consequences.

7. Tax Planning and Structuring

Careful tax planning and structuring can help optimize the tax efficiency of your US real estate investments. This may involve utilizing partnerships, limited liability companies (LLCs), or trusts.

Holding property within a Limited Liability Company (LLC) can offer valuable protections, especially for those planning to rent the property. An LLC shelters the owner from personal liability should any legal issues arise while also allowing for pass-through taxation and exemption from certain federal taxes.


Investing in US real estate as a foreign national offers significant opportunities, but it also comes with various tax considerations that must be carefully managed. Engaging experienced professionals for guidance and developing a thoughtful tax strategy can help ensure a successful and financially sound investment in US real estate. By being proactive and informed, foreign nationals can navigate the complexities of US tax laws and make the most of their real estate investments.

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