The Foreign Buyer's Guide to Bergen County
Financing structures, purchase process, tax obligations, and how a private consultation works across time zones — written for foreign nationals considering residential property in Bergen County, New Jersey.
Financing for Foreign Nationals
Foreign national mortgage programs exist specifically for buyers without U.S. citizenship or permanent residency. They operate differently from conventional conforming loans: down payments are typically larger, income and asset documentation is drawn from foreign bank statements and employment records rather than U.S. tax history, and rates reflect the additional underwriting complexity. Some buyers pursue financing through an ITIN; others purchase in cash. Either path has its own document and timeline requirements, and the right lender is the one whose program fits your specific documentation — not a general recommendation. We make introductions to lenders with foreign national experience on a case-by-case basis, with no obligation in either direction.
The Purchase Process — and What Makes New Jersey Different
Bergen County follows a structured purchase process with one step that consistently surprises buyers from outside the United States: attorney review. After an offer is accepted, both parties have a three-business-day period during which each side's attorney reviews the contract, negotiates modifications, and may cancel without penalty. The contract is not binding until that period concludes. Both buyer and seller retain independent counsel throughout — not shared representation. For buyers who cannot attend in person, closings can be completed through a power of attorney arrangement, and we can attend inspections on your behalf and review findings with you by video call.
Tax Considerations
Three areas warrant attention before you close. Property taxes in New Jersey are assessed at the municipal level and represent a real carrying cost; current figures for specific properties are provided in consultation. FIRPTA — the federal Foreign Investment in Real Property Tax Act — requires the buyer to withhold a percentage of the gross sales price when a foreign national resells, regardless of the gain; planning for this at purchase rather than at sale is advisable. New Jersey also imposes a parallel state withholding at resale. Some buyers hold title through an LLC or other entity for liability or estate planning purposes; the structure affects how these obligations apply. All of this warrants a conversation with a qualified CPA and attorney before you close, not after.
Working Across Time Zones
Bergen County is in the Eastern Time Zone. We work with buyers in Asia, Europe, the Middle East, and South America. Initial consultations are conducted by video call, WhatsApp, or KakaoTalk — scheduled for your morning or evening, not ours. Video tours are standard, and when you are ready to visit in person, we build a focused itinerary in advance so that the trip is efficient. The consultation is a conversation about your situation: what you are looking for, how you intend to use the property, your financing approach, and your timeline. From that conversation, we can tell you honestly what exists in this market and what the process looks like from where you are sitting.