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TN Visa Buyers: Mexican Professionals and US Mortgage Options

The TN visa is the USMCA successor to the NAFTA TN visa and is available to Mexican citizens in over 60 professional categories. For Mexican professionals working in the US on a TN visa, the mortgage situation is essentially domestic: they have SSNs, US employment income, and often a developing US credit history. They qualify for the same mortgage programs as any US worker. For Mexicans buying from Mexico — without US employment — the foreign national mortgage path applies.

TN Visa Holders: The Domestic Mortgage Path

TN visa holders working in the US are classified as non-permanent residents. Fannie Mae and Freddie Mac guidelines allow non-permanent residents to access conventional conforming mortgages: (1) Documentation: TN visa, Social Security Number, W-2 from US employer, US tax returns for 2 years if available, US bank statements, US credit score (if established). (2) Down payment: as low as 3% for conventional programs with strong credit and employment profile. (3) Visa term: some lenders require the TN visa to extend at least 1 year beyond the closing date, or evidence of continuing employment and likely renewal. TN visas are issued in 3-year increments and are renewable; most lenders are comfortable with a current TN and documentation of employer intent to continue. (4) Job loss risk: same consideration as H-1B buyers — the mortgage continues regardless of visa status. A cash reserve covering 12+ months of payments is the standard protection.

Mexico-Based Non-Resident: Foreign National Mortgage

For Mexicans buying from Mexico without US employment: (1) SAT declaración anual: Mexico’s annual income tax return (filed with the SAT — Servicio de Administración Tributaria). Two years required. The equivalent of the US 1040 for Mexican income documentation. (2) Mexican bank reference letter: from Bancomer (BBVA), Banamex (Citi), Santander Mexico, Banorte, or other Mexican banks. (3) Passport, ITIN, bank statements: standard foreign national requirements. (4) Down payment: 25–40%. (5) DSCR alternative: for investors, DSCR qualification on US rental income eliminates SAT documentation needs.

Visa Options for Mexico-Based Buyers Who Want to Stay Longer

Mexico is not in the US Visa Waiver Program. Mexican citizens entering the US as tourists need a B-1/B-2 visitor visa. Key facts: (1) B-1/B-2 tourist visa: applied for at the US Embassy/Consulate in Mexico. Typically issued for 10 years, multiple entry, up to 6 months per visit. (2) TN visa for professionals: requires a US employer and qualifies in 60+ professional categories. (3) E-2 Treaty Investor Visa: Mexico has an E-2 treaty with the US. Mexican investors in US businesses can apply for E-2 visa. Requires substantial investment in an active US business (not a passive property purchase). (4) Owning US property does not grant any immigration benefit.

Guides: TN Visa & Mortgage — FIRPTA Guide — Find an Agent

Frequently Asked Questions

Can TN visa holders get a conventional US mortgage?

Yes. TN holders with US employment income and SSN qualify for Fannie Mae/Freddie Mac mortgages. Down payment as low as 3-5%. Same domestic terms as US citizens.

What Mexican documents do US foreign national lenders accept?

SAT declaración anual (2 years), Mexican bank reference letter (BBVA, Banamex, Banorte), bank statements, passport, ITIN.

What is the SAT and how does it relate to US mortgage applications?

SAT (Servicio de Administración Tributaria) is Mexico's tax authority. The SAT declaración anual is the Mexican annual income tax return — accepted by US foreign national lenders as income documentation.

What visa do Mexicans need to visit their US property?

B-1/B-2 visitor visa (Mexico is not in the VWP). Typically issued for 10 years, multiple entry, up to 6 months per visit.