Financing guide · Orlando
Financing a US home as a Brazilian: how it works
Updated on 2026-07-14
Yes, a Brazilian can finance a US home even without living in the country or having US credit. These are foreign-national loans: you put down 25%–40%, provide your passport, ITIN, bank statements and proof of income and reserves, and the bank finances the rest over 15 to 30 years. Non-resident rates run, on average, 1 to 2 percentage points above a resident buyer. Daniel Dourado connects you to lenders that serve foreigners and runs the process from pre-approval to closing.
Quick summary
- Foreigners can finance without a green card, visa or US credit (foreign-national loan).
- Down payment of 25%–40% + closing costs of 3%–5% of the property value.
- Non-resident rates run, on average, 1 to 2 points above resident rates.
- Core documents: passport, ITIN, bank statements, proof of income and reserves.
The rates, down payments and terms on this page are 2026 market references and vary by lender, buyer profile and property type. No rate here is guaranteed — confirm the current conditions for your specific case with Daniel Dourado and the lender before deciding.
Who can finance and which documents are required
US banks offer a dedicated product for non-residents, the foreign-national loan. Unlike a traditional mortgage, it does not depend on a US credit score or US tax residency: the bank evaluates your income and assets in Brazil, the down payment you make and the reserves you can prove. That is why the down payment is higher — typically 25%–40% — and serves as the bank’s main collateral.
The core paperwork usually includes: a valid passport, an ITIN (the tax identification number for foreigners), bank statements from the last 2 to 3 months, proof of income (payslips, your company’s incorporation documents and balance sheet, or a Brazilian tax return) and proof of reserves large enough to cover the down payment, closing costs and several months of installments. Many banks ask for a reference letter from your bank in Brazil. Not all of this needs certified translation in every case, but some lenders request English versions.
Worth stressing: you do not need to be in the US for every step. Much of the process is done remotely, and the final signing can be handled at a consulate or via power of attorney. Daniel Dourado has already connected buyers to foreign-national lenders across his 58 closed transactions in Magic Village alone, and organizes this paperwork before you talk to the bank, which cuts down on back-and-forth.
The step-by-step to get approved
The process starts with pre-approval: you submit your documentation and the bank issues a letter stating how much it can finance. With that letter in hand, your offer carries more weight in negotiation — US sellers take pre-approved financed offers seriously. In parallel, you request the ITIN, if you do not already have one, and open (or use) a US bank account for the transaction.
Once the offer is accepted, the property goes through appraisal and inspection, and the bank starts underwriting — the final risk review. This is the stage where you transfer the down-payment funds and prove the money’s origin. The currency exchange is done through an authorized institution, registered with Brazil’s Central Bank, and the dollars land in the US account or directly with the title company handling the closing.
At closing, you sign the loan and purchase documents, pay the closing costs and receive the keys. From pre-approval to closing, a foreign-national mortgage typically takes 30 to 60 days — longer than an all-cash purchase, which can close in 2 to 3 weeks. Daniel tracks every step with the bank and the title company so nothing stalls along the way.
Upfront costs of a financed purchase
| Item | Estimated amount (USD) |
|---|---|
| Down payment (30%) | $180,000 |
| Closing costs (3–5%) | $18,000 – $30,000 |
| Lender origination fee (0.5–1.5%) | $2,100 – $6,300 |
| Required reserves (6–12 months of payments) | $18,000 – $36,000 |
| Total cash needed upfront | ≈ $218,000 – $252,000 |
Reference for a $600K home with 30% down. Estimated figures, subject to variation by lender.
$600K home, 30% down
- Price
- $600,000
- Down payment (30%)
- $180,000
- Financed (70%)
- $420,000
- Estimated rate (non-resident) · 30 yrs
- ≈ 7.75%/yr
Excludes taxes and insurance; illustrative rate to confirm with the lender. Property tax, insurance and HOA apply separately.
Cash vs. financed: the leverage effect
- Cash: capital invested
- $600,000
- Financed: capital invested
- ≈ $210,000
- 5% property appreciation
- +$30,000
- Return on capital (cash)
- 5%
Financing amplifies return on your own capital, but add the installments and interest — it only pays off if income or appreciation beats the cost of credit.
Where Brazilians most often finance in Orlando
- Kissimmee / Hwy 192Financeable vacation homes, close to the parks
- ChampionsGate / DavenportNewer communities, well accepted by lenders
- Lake NonaResidential homes and strong appreciation
- CelebrationHigher-end, consistent appraisals
The property type and community influence the rate and down payment the bank offers.
All cash vs. financed vs. larger down payment
| Criterion | All cash (100%) | Financed (25–30% down) | Larger down (40%+) |
|---|---|---|---|
| Upfront capital | High | Lower | Medium |
| Closing time | 2–3 weeks | 30–60 days | 30–60 days |
| Interest cost | None | High | Medium |
| Leverage / return on capital | Low | High | Medium |
Communities where we help finance
Financing acceptance varies by community and unit — talk to Daniel to check what is active.
Client cases
Business owner from Curitiba, $620K home
He thought he had to pay all cash. With a foreign-national loan he put down 30% and kept working capital in his company back in Brazil.
Financed 70%, kept his cash
Doctor couple from Belo Horizonte
Daniel pointed them to the right bank and organized the paperwork before pre-approval. They went from offer to closing in just over 40 days.
Closing in ~40 days
Risks you need to know
Interest-rate risk
Non-resident rates are higher and can rise before closing. Lock the rate when it makes sense and stress-test the installment against higher-rate scenarios before signing.
Reserve requirements
The bank requires proof of reserves for several months of payments beyond the down payment. Do not plan to use all your capital on the down payment — keep the cushion underwriting demands, plus one for surprises.
Exchange rate and source of funds
The down payment is paid in dollars, so the exchange rate affects your real cost in reais. Send funds through an authorized institution, registered with the Central Bank, and keep a documented trail of the money’s origin for underwriting.
Watch: foreign-national financing step by step
Replace with the official video from Daniel Dourado’s channel.
Frequently asked questions
Do I need a green card or visa to finance?
No. The foreign-national loan exists precisely for non-residents. You do not need a green card, work visa or US credit — the bank evaluates your income and assets in Brazil and the down payment you make.
What interest rate do Brazilians get?
It varies by lender and profile, but averages 1 to 2 percentage points above a resident buyer’s rate. No rate is guaranteed before underwriting — confirm the current quote with Daniel and the bank.
What is an ITIN and how do I get one?
The ITIN is the tax identification number for those without a Social Security number. It is used in the mortgage and in rental tax filings. Daniel guides the application with the IRS or an authorized agent.
Is financing more expensive than paying cash?
In total interest, yes. But financing preserves capital and can increase return on invested money through leverage. The best choice depends on your opportunity cost in Brazil and the income the property generates.
How long does a financed closing take?
From pre-approval to closing, the typical timeline is 30 to 60 days, versus 2 to 3 weeks for an all-cash purchase. Having documents ready beforehand speeds things up — which is what Daniel organizes for you.
Want to know how much you can finance?
Daniel Dourado connects you to foreign-national lenders, organizes your documentation and simulates down payment, installment and closing costs for your case.