Income in US dollars accepted: €825,000 with a residence in the USA
“With my income, every bank ought to be delighted.” Mr M. said this sentence not with arrogance, but with honest bewilderment. A non-resident mortgage works differently here: the bank looks at income, equity and where you live — residence decides which banks take the case.
How was income in US dollars accepted for a residence in the USA?
Two banks rejected: one cited guidelines for clients outside Europe, the other the American income, as many institutions have no process for USD income. We first checked which institutions regularly handle international financings, then explained USD income, tax residence, assets, origin of equity and letting strategy in advance. The bank assessed the entire picture and committed.
The starting situation
For eleven years the 46-year-old specialist doctor had lived with his family in Boston. He worked at a renowned clinic and had an annual income that many German borrowers would never reach.
As an investment he wanted to acquire an apartment building in Leipzig.
The financing seemed a pure formality.
But after four weeks two rejections were already on the table — the usual reflex against US income when German loans are being decided.
One bank pointed to internal guidelines for clients outside Europe.
The other rejected because of the American income.
Mr M. no longer understood the world.
The doctor planned to buy a well-kept apartment building with six residential units.
The property was fully let and generated stable rental income.
The key figures:
Purchase price: 1,180,000 euros; Equity: 430,000 euros; Financing required: 825,000 euros.
The monthly rental income already covered a considerable part of the financing costs.
Even so, the first meetings with banks were disappointing.
Why German banks assess American income differently
At first glance a high income seems sufficient.
In practice, however, banks have to review considerably more.
This includes, among other things:
an employment contract under US law; the tax situation; income statements; asset structure; currency risks; compliance requirements; documentation obligations.
Many institutions simply have no standardised processes for this.
The consequence is often blanket rejections.
The real strength lay in the overall assets
The analysis showed an exceptionally solid overall picture.
Mr M. did not only have a high income.
In addition, there were:
extensive investments; liquid reserves; debt-free securities portfolios; a long-term professional perspective; excellent creditworthiness.
The planned property itself also represented a convincing financing object.
The rental income was sustainable.
The location was regarded as economically stable.
The right approach
Instead of forwarding the application unchanged to further banks, it was first checked which institutions regularly handle international financings.
All the particulars were explained in advance.
In particular:
income in US dollars; tax residence; asset structure; origin of the equity; property valuation; the long-term letting strategy.
This allowed the financing bank to assess the case in full.
The financing: After the pre-check was completed, the credit decision proceeded swiftly.
The bank assessed not only the income.
It looked at the entire economic picture.
This included:
a sustainable income situation; assets; equity; property quality; rent development; long-term sustainability.
The financing was successfully committed.
A few weeks later the apartment building changed owner.
Why this case is typical
Many Germans in the USA have excellent economic conditions.
Even so, they often experience rejections at German banks.
Not because of a lack of creditworthiness.
But because international matters lie outside the standard processes of many lenders.
A targeted selection of specialised financing partners is therefore worthwhile.
What other Germans abroad in the USA can learn from this: An American income is in principle no obstacle to a property financing in Germany.
What is decisive, rather, is that income, assets and property are documented in a comprehensible way.
The more sources of income and assets come together, the more important careful preparation of the documents becomes.
International income is assessed differently from domestic pay: This case shows that international income is often assessed differently from classic domestic income.
Anyone who relies solely on their high income not infrequently experiences surprising rejections.
Anyone who, by contrast, selects banks with experience of international financings early creates the basis for a successful property financing — even with a residence in the United States.
Frequently asked questions
Can income in US dollars be taken into account?
Yes. Many banks accept income in US dollars, but review possible currency risks.
Is a German SCHUFA required?
In many cases yes. In addition, further proof of creditworthiness may be required.
Can apartment buildings be financed too?
Yes. What is decisive is property quality, the letting situation and the overall economic assessment.
Do I have to return to Germany?
No. Financing is possible even without concrete return planning.
Which documents are particularly important?
An employment contract, income statements, an asset overview, proof of equity and complete property documents are regularly among the most important documents.
A similar situation? Let’s talk.
Every case with an overseas link is its own. In a free initial call we will tell you honestly what is feasible and which bank fits.
Anonymised individual case, not a guaranteeable statement for other projects · advice free · commission, as a rule, paid by the bank · §34i GewO · not legal or tax advice · no financing commitment; conditions depend on creditworthiness, lending value and bank
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Editorially responsible: Olga Nikushkina — owner, §34i GewO (German mortgage brokerage), adviser register D-W-132-ZUCB-95. Specialised in German property financing with an international dimension: non-residents, foreign-currency income, cross-border workers, expats. Siegfried Perini is entered in the German intermediary register under this licence as a person directly involved in brokerage and advice (§ 11a GewO), active in real estate since 1992. Not legal or tax advice.