房产与贷款
Real Estate & Lending
Whose name a property is bought in and how it is financed affect loan terms, taxes, estate settlement and asset protection for years afterward. Our licensed real estate and mortgage professionals help you buy and sell homes and investment property and arrange financing for a range of residency and income situations, while your planner checks that the ownership fits the family’s trust and estate plan.
FAQ
Questions families ask
Can I get a mortgage without a green card or U.S. income history?
Yes, but usually through a foreign national or non-QM loan (a loan outside conventional lending standards) rather than a conventional mortgage, which generally means a larger down payment, a higher rate, and different documents such as proof of overseas income, bank statements and asset statements. Terms vary by lender and market conditions, so our mortgage professionals compare the options based on your status, income sources and down payment funds.
I’m self-employed and my taxable income is low. Will that affect my loan?
Conventional loans rely mainly on the income shown on your tax returns, so heavy business deductions that lower taxable income also lower how much you can borrow. One option is a bank-statement loan that documents actual cash flow; another is to plan reported income together with your tax strategy in the year or two before buying. The trade-off between saving tax and qualifying for a loan is best decided before you file, not discovered when you apply.
Should a property be held in my name, a trust, or an LLC?
In California, a primary residence is usually held in a revocable living trust so it avoids probate later. Rental property is sometimes held in an LLC to separate liability, but a California LLC owes at least $800 a year in annual tax and the structure can affect financing and insurance. If the owner is not a U.S. person, the $60,000 nonresident estate tax exemption also comes into play, so ownership is best decided with partner attorneys and CPAs before the property is titled.
What should a foreign seller know before selling U.S. property?
Under FIRPTA (the Foreign Investment in Real Property Tax Act), the buyer generally must withhold 15% of the sale price and send it to the IRS, and the seller settles the actual tax when filing a return; no withholding is required if the buyer will live in the home and the price is $300,000 or less. Because withholding is based on the sale price rather than the gain, cash needs should be planned before listing, and a reduced withholding certificate can be requested in advance.
