Mexican investors in Florida can buy, finance and later sell a US rental without a US credit score. It takes a verifiable file and a tax plan for the whole cycle.
Why Mexican investors choose Florida
Mexico was the third-largest source of foreign buyers of US homes in NAR’s 2025 report, with an 8% share. Only China and Canada ranked higher, making Mexico the top source from Latin America. In South Florida, the 2025 MIAMI REALTORS report places Mexico tied for third. Mexican buyers there paid the highest median price of any foreign group. Rent arrives in dollars while the peso moves in both directions. Florida has no state personal income tax, and Miami is a short direct flight from Mexico’s largest cities. See our foreign national loans in Miami page.
Many Mexican buyers choose Texas instead; NAR names it their top US destination. We arrange financing nationwide, so a rental in Houston or San Antonio follows the same process.
Financing without a US credit score
About half of Mexican buyers pay all cash, according to NAR. Financing keeps that capital free. Foreign national programs qualify the property’s rent, not your income in Mexico. Many need no US credit score or Social Security number. Expect about 30% down, from 25% to 40% depending on program, property and file. Lenders also want reserves, commonly 6–12 months of payments. Loans go up to $5M depending on program and are for rentals only, not a family second home. Test your numbers with our DSCR calculator, then see how foreign national financing works.
Building a file the lender can verify
For Mexican investors, the paperwork sets the pace, not the income math. The lender must trace every dollar from source to closing.
- Passport and ID: Your INE, RFC and CURP matter in Mexico, but US lenders work from a valid passport. Some also ask for your US visa.
- Source of funds and wires: Recent Mexican bank statements should show the money has been there a while. Wire it from your own or your company’s account and keep every confirmation.
- A bank reference letter: A letter from your Mexican bank, or an international credit report, stands in for a FICO score.
- Entity documents: If you buy through a US LLC, have the articles of organization, operating agreement and EIN letter ready.
Once we have your documents, a term sheet typically follows within 3–5 business days. Closing typically takes 3–4 weeks, depending on the appraisal, title and your documents.
FIRPTA when you sell
The exit is where planning pays most. Under FIRPTA, the buyer generally withholds 15% of the gross sale price when a foreign person sells US real estate. A withholding certificate requested on Form 8288-B before closing can cut that to the expected tax. See how FIRPTA works and how to reduce the withholding.
While you own, the US–Mexico income tax treaty lets the US tax rent from US property. The default is generally 30% of gross rent. Nonresidents can instead elect to be taxed on net rental income and file Form 1040-NR each year, which requires an ITIN. The IRS explains the net-basis election. Mexican tax residents also report worldwide income to the SAT, so a cross-border CPA should coordinate both sides.
Estate tax is the gap. The US and Mexico have no estate tax treaty. For a nonresident who is not a US citizen, US estate tax can reach US assets above $60,000. Read our guide to estate tax for foreign owners and settle the structure before you buy.
A typical deal
Illustrative example, not a real client: a family from Guadalajara buys a $400,000 two-bedroom condo in Doral with 30% down. The $280,000 loan is approved on the rent, not their Mexican income. The appraisal supports a market rent of $3,250. The full monthly payment, with taxes, insurance and HOA dues, is about $3,000, a DSCR near 1.08. They sign from Mexico through a remote closing. Seven years later they sell for $500,000. FIRPTA could hold back up to $75,000, so their CPA, expecting a much lower tax, files Form 8288-B before closing.
Frequently asked questions
Can a Mexican citizen finance a US rental without US credit?
Yes. Many foreign national programs qualify on the property’s rent and need no US credit score or Social Security number. Expect a valid passport, about 30% down and several months of reserves.
Do US lenders accept an INE, RFC or CURP as ID?
Those IDs matter in Mexico, but US investor lenders work from a valid passport. Some also ask for a US visa. Your bank statements and reference letter support the file.
Does the US–Mexico tax treaty cover estate tax?
No. The treaty covers income tax only, and the US can still tax your rent and sale gains. With no estate tax treaty, a nonresident’s US assets above $60,000 can face US estate tax.
Can you arrange financing in Texas too?
Yes. Texas is the top US destination for Mexican buyers, according to NAR, and we arrange investment property financing nationwide. The process is the same as in Florida.
Investing from Mexico?
Alpha Equity Lending helps Mexican investors finance rentals across the US. We present your file to several investor lenders and show you their options and costs in writing. Send your target property through submit your deal, in English or Spanish, or message us on WhatsApp at +1 786-608-7005. We reply within 24 hours.
Have more questions? Our foreign national mortgage FAQ answers the 30 questions investors ask most, from down payment and reserves to FIRPTA and estate tax.
This article is general information, not tax advice; we coordinate with cross-border CPAs on every file.
