Tax non-resident · USA · Canada

Financing property in Germany while living in the USA or Canada

Residence in the USA or Canada — no conversion right, but a very limited choice of banks. What you need to know, and why choosing the right bank is decisive.

Key figures

USA/Canada residence at a glance

✓ No Conversion right (not EU)

USD/CAD At specialist banks (15–25 % discount)

35–45 % Equity + incidental costs

5–10 % Of all banks for the USA

Why the USA and Canada are a special category

No conversion right — that is the advantage. But many German banks see a US residence as elevated risk: USD/EUR exchange-rate swings, FATCA reporting obligations, different legal systems. Some banks decline a US residence outright. I know the banks that assess it — and the ones that decline across the board.

FATCA note: US persons with foreign accounts may have particular reporting obligations. Please consult a tax adviser in both countries — that is independent of the financing.

Terms USA/Canada

Loan-to-value: 55–65 % standard, max. 70 % with very good creditworthiness
USD/CAD income: possible at 2–3 specialist banks, with a 15–25 % discount
Minimum loan: often €150,000–200,000 — for small amounts, US cases are not worthwhile for banks
Legal question: German banks usually require German law to govern the loan agreement — standard
Notary appointment: a power of attorney with apostille (US notary) or travelling in person to Germany
Equity transfer: US bank statements are accepted; the actual transfer to Germany is a standard banking process