At Citadel Mortgages, Citadel Mortgages makes it simple for non-residents and foreign buyers to secure property financing in Canada.
es! Whether you’re an American citizen or from overseas, you are legally allowed to buy property in Canada — including residential homes, condos, and even vacation properties. There are no citizenship requirements to own real estate in most provinces, although some regions like British Columbia and Ontario have a Non-Resident Speculation Tax (NRST) that may apply.
While buying is allowed, securing a mortgage as a foreign national requires working with the right lender and mortgage broker. That’s where Citadel Mortgages steps in.
We help you access foreign national mortgage programs in Canada, even if:
You have no Canadian credit score
Your income is earned abroad
You are a U.S. citizen or international buyer
We work with lenders who understand how to finance non-resident buyers, including Americans, international businesspeople, and expatriates.
Foreign national mortgage guidelines in Canada typically require:
Minimum 35% down payment for most foreign buyers
In some cases, U.S. citizens with strong financials may qualify with 20%
Recent pay stubs or employment letter
2 years of tax returns (U.S. 1040s or equivalent)
Valid passport or government-issued ID
U.S. Social Security Number or international equivalent
Proof of funds for down payment and closing costs
12+ months of mortgage payments in reserve
U.S. credit report (Equifax/TransUnion)
May need international credit letter from your bank
If you’re a U.S. citizen, we can help get your credit reports by using our sister company in the U.S called Simply Approved Mortgages. Please ask your mortgage agent for more details.
Depending on where you’re buying in Canada, the Foreign Buyer Tax (Non-Resident Speculation Tax) may apply. As of 2025:
Ontario: 25% tax on the purchase price for non-residents
British Columbia: 20% tax in select areas
Quebec, Alberta, and others: No foreign buyer tax (as of now)
Citadel Mortgages will help you navigate which regions are most favorable and may connect you with local legal support to understand any exemptions or future changes.
✅ Stable real estate market
✅ Strong property appreciation
✅ Safe and secure investment
✅ Ideal for vacation, rental, or retirement
✅ Long-term wealth preservation
🌎 Cross-Border Expertise: We’ve helped dozens of foreign nationals and U.S. citizens finance property in Canada.
🏦 Access to Top Lenders: We work with lenders that welcome foreign income and non-resident status.
📄 Full Application Support: We guide you step-by-step with documentation, approvals, and legal coordination.
💬 Multilingual Advisors: Our team can assist in multiple languages to ensure clarity and comfort.
If you’re a Canadian citizen or permanent resident who has spent more than 182 days outside of Canada in a calendar year, you may be classified by lenders and tax authorities as a non-resident for mortgage and taxation purposes — even if you still hold a Canadian passport.
Here’s what that means for your property purchase in Canada:
Canadian lenders will often consider you a non-resident borrower if:
You’ve lived outside Canada for 183+ days in a 12-month period.
You do not file Canadian income taxes.
Your income is earned in a foreign country and not declared in Canada.
Even though you’re still a Canadian citizen or PR, your residency for lending purposes is based on income and tax ties, not citizenship alone.
As a Canadian non-resident, you’ll typically be subject to the same mortgage rules as a foreign national, including:
Minimum 35% down payment
Proof of foreign income (must be verifiable)
Foreign credit report or bank reference letter
12 months of mortgage payments in reserves
If you’re not declaring your foreign income in Canada, it could impact your ability to qualify for insured or A-lender mortgages. However, you still can buy property — you’ll just need to work with lenders who specialize in non-resident Canadian mortgages.
You may also be subject to:
Non-Resident Speculation Tax (NRST) depending on the province
Withholding tax on rental income if you plan to rent out the property
Limits on mortgage insurance eligibility due to non-tax residency
Get clarity on your residency status with an accountant or CRA guidance.
File Canadian taxes if possible — it may expand your lender options.
Work with a broker like Citadel Mortgages who understands non-resident Canadian programs.
Prepare documents early — approvals can take longer for Canadians abroad.
Citadel Mortgages specializes in working with:
Canadians returning home from overseas
Snowbirds living part of the year in the U.S.
Professionals working abroad on assignment
Citizens who haven’t filed Canadian tax returns recently
Our team will help you:
Understand your borrowing class (resident vs non-resident)
Access mortgage solutions tailored for your situation
Coordinate with tax experts and real estate lawyers
Avoid costly surprises related to taxation or closing delays
Whether you’re an American, an international buyer, or a Canadian citizen living abroad for more than 182 days, you’ll need to provide documentation that meets lender requirements. The stronger and more complete your file, the better your chances of approval.
Valid passport (mandatory)
Second piece of ID (driver’s license, national ID, or visa/work permit if applicable)
Depending on your employment type:
Salaried employees:
Last 2 years of tax returns (e.g., U.S. 1040s)
Employment letter or job contract
Recent pay stubs (last 30–60 days)
Self-employed individuals:
Business license/incorporation docs
2 years of tax returns with income statements
6–12 months of business bank statements
Bank statements showing source of down payment (must be in your name)
Must show funds held for at least 90 days in some cases
Gift letter (if receiving funds from a family member)
U.S. credit report (Equifax/TransUnion)
Might need, international bank reference letter
Meet need, clean credit letter from a financial institution
Proof 12 months of mortgage payments in liquid reserves
Can be shown in checking, savings, or investment accounts
Purchase and sale agreement
MLS listing
Copy of deposit receipt
Canadian tax filings (if you still file)
CRA Notice of Assessment
Declaration of non-residency (if living abroad over 182 days)
You can review this information in our document checklist.
Yes. You do not need to be a resident or citizen to own property in Canada.
Not necessarily. We accept U.S. or international credit histories.
Yes. We work with lenders that accept foreign income documentation.
Not currently, but foreign buyers are subject to local tax policies and potential future government restrictions.
Yes. Many foreign nationals buy for long-term rental or vacation income.
Canada has implemented a Foreign Buyer Ban—officially called the Prohibition on the Purchase of Residential Property by Non-Canadians Act—which restricts certain non-Canadians from purchasing residential property in the country. This measure is part of the federal government’s efforts to improve housing affordability for Canadians.
Start Date: January 1, 2023
Extended Until: January 1, 2027
Residential homes with three or fewer units (e.g., detached homes, condos, and townhouses)
Applies only in urban and suburban areas designated as Census Metropolitan Areas (CMAs) or Census Agglomerations (CAs)
Does not apply to properties with 4+ units or those in rural regions
The ban applies to:
Non-Canadian citizens
Non-permanent residents
Foreign corporations not incorporated or listed in Canada
Certain individuals and groups are still allowed to buy under specific conditions:
Temporary residents (e.g., work permit holders with 183+ days left)
International students meeting residency and tax criteria
Refugees and protected persons
Accredited diplomats and consular staff
Developers purchasing for approved residential development
Those acquiring property through inheritance, divorce, or separation
Violators may face:
Fines up to $10,000
Court-ordered sale of the property with no profit allowed from the transaction
If you’re unsure how the foreign buyer ban may affect your home purchase, investment property, or plans to support family entering the market, our expert team is here to help. Whether you’re an international student, a temporary worker, or a Canadian resident with questions—we’ll walk you through legal options and exemptions available.
Whether you’re an American looking to invest across the border, an international buyer seeking stability in the Canadian real estate market, or a Canadian citizen returning after time abroad — homeownership in Canada is within reach.
Yes, the process may involve a few more steps, documents, and tax considerations, but with the right guidance, it doesn’t have to be complicated or overwhelming.
At Citadel Mortgages, we specialize in turning complex situations into smooth, successful closings. We’re here to guide you with expertise, transparency, and hands-on support every step of the way — from your first question to your final signature.
Have questions about your specific situation?
Not sure how your residency status affects your options?
Want to see what mortgage programs you’re eligible for?
📩 Contact us or apply today and take the first confident step toward owning property in Canada.