Buying a Home in the U.S.: What German Military, Government, and Civilian Clients Need to Know
- Kat Moore — The German Realtor®
- Jul 17
- 4 min read
If you're reading this from Germany or you just landed, welcome. I get it more than most agents will. I was born in East Germany. I've been the one packing boxes for a move to a country whose paperwork made no sense to me, and I've spent nearly 30 years around military relocations. So let's skip the sales pitch and get you the real information.
Whether you're a German military stationed in Maryland, a German government employee on assignment, or simply relocating for work or family, the questions are usually the same: Can I even buy here? How do I finance it without a Social Security number or U.S. credit history? And what happens when I eventually sell?
Here's what you need to know.
You Can Buy Here — Full Stop
There is no law that stops a non-U.S. citizen from buying real estate in the United States. Your visa type, your orders, your citizenship, none of it disqualifies you from ownership. That part is simple. The complexity shows up in financing and paperwork, not eligibility.
Financing: Your Biggest Question
Most U.S. mortgages are built around a Social Security number and a U.S. credit history, two things you may not have yet. That doesn't mean you're stuck paying cash or looking for a rental house. It means you need the right kind of loan and the right lender.
A few things worth knowing:
ITIN loans let you qualify using an Individual Taxpayer Identification Number instead of a Social Security number. Expect a larger down payment than a typical U.S. buyer would put down, and a somewhat higher interest rate, since these loans don't carry the same government backing as conventional or FHA loans.
No U.S. credit history isn't a dead end. Some lenders will consider a foreign credit history, verified income, and bank statements. Building U.S. credit early, even something as simple as a secured credit card, helps.
FHA loans require a Social Security number. If you're relying on an ITIN alone, that program won't be available to you.
Not every lender does this. You'll want one who specifically handles ITIN or foreign-national loans and has done it more than a handful of times. I can point you toward lenders who understand this process instead of having to figure it out on your own.
What Your Status Means for the Process
Whether you're on military orders, a government assignment, or a civilian visa, your specific status affects which financing paths are open to you and what documentation a lender will ask for. This is genuinely case-by-case. I'm not going to pretend there's one clean answer that applies to everyone reading this.
If you're on military or government orders, your installation's legal assistance office is a good first stop for questions about your status and how it interacts with U.S. financial and tax systems. If you're here on a civilian visa, an immigration attorney can tell you how your specific status affects things like income documentation and long-term plans. I'm happy to be the person coordinating the real estate side while those conversations happen — I just can't be the one answering the legal questions.
Selling Later: Why This Matters Now
Here's something that surprises a lot of foreign buyers: the biggest paperwork event isn't when you buy, it's when you sell. Under a federal law called FIRPTA, when a foreign seller sells U.S. real estate, a portion of the sale price is withheld and sent to the IRS to cover potential capital gains tax. It's not a penalty, and there are ways to plan around it, but it catches people off guard if nobody mentioned it until closing day.
The point isn't to worry about this now. It's to know it exists so you can plan your ownership and your eventual exit with your eyes open. A CPA who works with foreign nationals can walk you through what this actually means for your situation.
Build Your Team Early
The buyers who have the smoothest experience are the ones who line up their team before they're under contract, not during it:
A lender who regularly works with ITIN or foreign-national borrowers
A CPA or tax attorney who can speak to both your U.S. tax picture and, if relevant, how U.S. property ownership is treated back in Germany.
An immigration attorney, if your visa status raises any questions about documentation or timing.
A real estate agent who won't hand you a stack of forms and disappear, someone who can translate not just the language, but the process itself.
The Bottom Line
You don't need to be a U.S. citizen, and you don't need a Social Security number, to buy a home here. You do need the right lender, a clear-eyed understanding of the paperwork ahead, both at purchase and eventually at sale, and someone in your corner who has actually done this before. That's the part I can help with.
This article is for general informational purposes only and is not legal, tax, or immigration advice. Financing programs, down payment requirements, and eligibility vary by lender and change over time. Always confirm current terms directly with a lender. Please consult a licensed attorney, CPA, or your installation's legal assistance office for guidance specific to your situation.
Kat Moore | The German Realtor® | Samson Properties | License #595568
C: 410-414-5967 | O: 443-975-7555
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