Buying property in another country feels complicated because it is. Different banks, different tax rules, a different legal system, and a time difference of five hours or more. But thousands of international investors buy US real estate every year, and the process is very workable when you have the right people around you.

We've worked with international buyers and with the banks, attorneys and accountants they need. We know how to work across time zones, coordinate wires from overseas banks, and get the entity and paperwork right before closing. This guide explains how it works in Kentucky and Indiana.

Who's buying US real estate from abroad

The National Association of Realtors' 2026 international transactions report, covering April 2025 through March 2026, counted about 67,100 homes bought by foreign buyers, worth $45.3 billion. Nearly half, 48%, paid all cash. Canada, Mexico and China were the top countries of origin.

Most of that money went to Florida, California and Texas. That's exactly why the Louisville region is interesting to a foreign investor: prices here are far lower than in those states, rents are steady, and competition from other foreign buyers is thinner. Redfin put Louisville's median sale price at about $279,815 in August 2026.

Can a foreigner buy property here?

In Kentucky, generally yes, for residential and commercial property. Kentucky's 2025 law (House Bill 315) restricts foreign buyers who are tied to, or take direction from, the government of a country on the federal "proscribed countries" list for arms exports, which includes China, Iran and North Korea among others, from acquiring agricultural land.

Indiana is different starting July 1, 2026. Indiana's new law, Senate Enrolled Act 256, stops people and companies connected to designated "foreign adversary" countries (currently China, Russia, Iran and North Korea by name, plus governments on a federal list that has also included Cuba and Venezuela's Maduro regime) from buying residential or commercial real estate in Indiana, with limited exceptions. Buyers who don't meet the law's definition aren't affected.

This matters enough that we wrote a full guide: Can foreigners buy property in Kentucky and Indiana?

Buying property does not give you a visa

We get this question. Owning a rental property in the US does not by itself give you a visa, residency, or the right to live or work here. The EB-5 investor program is a separate immigration program with its own rules. Talk to an immigration attorney if residency is your goal.

Step by step: how an international purchase works

1. Define what you want to own

Single-family rentals, small multifamily (2 to 4 units), larger apartment buildings, or commercial property like industrial, retail, office or net-lease. We build a written buy box with you and start a live search. Our multifamily and commercial pages are good starting points.

2. Decide how you'll own it

You can buy in your own name, but many international investors buy through a US limited liability company (LLC). An LLC can get a US tax ID number called an Employer Identification Number (EIN) without the owner having a US Social Security number. Foreign-owned single-member LLCs have a special annual IRS filing, Form 5472, with a $25,000 penalty for missing it. Read our LLC and banking guide before you form anything.

3. Get a US tax ID and a US bank account

If you'll own in your own name, you'll likely need an Individual Taxpayer Identification Number (ITIN), applied for on IRS Form W-7. If you own through an LLC, the LLC gets an EIN. A US bank account makes everything easier: paying the property manager, receiving rent, paying property tax and insurance. Many US banks want the account opened in person, so some clients handle this during a visit.

4. Arrange the money

Cash is the simplest path, and nearly half of foreign buyers use it. If you want a loan, there are "foreign national" loan programs, usually requiring 25% to 30% down or more, at rates somewhat above loans for US citizens. See our foreign national and investor loan guide.

International wires take time. Money can take several business days to arrive, and banks can hold it longer for compliance review. We tell international buyers to move funds early, well before the closing date. Details in our remote closing and wire guide.

5. We find, inspect and negotiate

Our agents walk every property you're serious about, send photos and live video, pull rent comparisons, and tell you what we'd worry about. We write the offer, negotiate, schedule inspections and get contractor bids.

6. Compliance checks

Expect the title company, your bank and your lender to verify who you are and where your money comes from. US banks and title companies screen buyers against the Treasury Department's Office of Foreign Assets Control (OFAC) sanctions lists. Have your passport, proof of address, bank statements and entity documents ready. It speeds everything up.

7. Close without flying in

Kentucky allows remote online notarization, and a Kentucky online notary can notarize for someone located outside the United States when the document relates to property or a transaction in the US, if it isn't prohibited where the signer is located. Whether a specific lender and title company will accept a fully remote closing varies, so we confirm it early. Signing in person at a US embassy or consulate, or before a local notary with an apostille, are other options.

8. Management and taxes after closing

Your property manager collects rent and handles tenants. On taxes, US rental income paid to a nonresident is subject to a flat 30% withholding on the gross rent unless you elect to treat it as business income and be taxed on the net, which is what many investors choose. When you eventually sell, the Foreign Investment in Real Property Tax Act (FIRPTA) requires the buyer to withhold 15% of the sale price in most cases. Our FIRPTA and US tax guide explains it in plain language.

Working across time zones

Louisville runs on US Eastern time. London is usually five hours ahead of us, Western Europe six, Dubai eight or nine, India nine and a half or ten and a half, and Tokyo thirteen or fourteen depending on the season. We schedule calls when they work for you, keep you updated in writing so nothing waits on a phone call, and use recorded video walkthroughs so you can watch properties on your own time.

Frequently asked questions

Can a non-US citizen buy a house in Louisville, Kentucky?

Generally yes. Kentucky has no general ban on foreign ownership of residential or commercial property. Its 2025 law restricts certain buyers tied to specific foreign governments from acquiring agricultural land.

Can a foreigner buy property in Indiana?

Most foreign buyers can. Since July 1, 2026, Indiana bars people and companies tied to designated foreign adversary countries from buying real estate, with limited exceptions for green card holders, asylees, dual US citizens, and certain visa holders buying a single-family home. See our foreign ownership guide.

Do I need a US bank account to buy property?

Not strictly to buy, especially with cash, but it makes owning the property much easier, and foreign national lenders often require one. Opening one usually requires an EIN or ITIN and often an in-person visit.

Do I have to come to the US to close?

Often not. Remote online notarization, closing at a US consulate, or signing before a local notary with an apostille can all work, depending on the lender and title company.

Does buying a rental property give me a US visa?

No. Owning US real estate does not by itself grant a visa or residency. Consult an immigration attorney.

Talk to us

Tell us where you're investing from and what you want to own on our international and out-of-state investor intake form, or book a call with Rob at a time that works in your time zone.

More guides for out-of-state and international investors

• The out-of-state investor playbook for Louisville
• California investors buying in Kentucky
• Texas investors buying in Kentucky and Indiana
• Foreign ownership rules in Kentucky and Indiana (2026)
• FIRPTA and US taxes for foreign investors
• LLCs and banking for out-of-state and foreign investors
• Closing remotely: wires, notarization and time zones
• Loans for out-of-state and foreign national investors
• Building your remote investor team in Louisville
• Funds and institutional buyers acquiring here

Winner Realty is a real estate brokerage licensed in Kentucky and Indiana. We're not attorneys, accountants or immigration advisors, and nothing here is legal, tax or immigration advice. Work with a US tax professional and attorney before you buy. Figures cited are from the National Association of Realtors 2026 International Transactions report, Redfin, the IRS, and Kentucky and Indiana statutes as of September 2026.