The visa is stamped. The role is confirmed. Someone in HR has handed you a relocation packet that doesn’t quite cover what you actually need to know. Here’s what it left out.
Buying a home in California as an international executive is entirely achievable — done correctly, it can close in 30 days. But the process differs materially from what you may have experienced in the UK, Germany, Singapore, the UAE, or elsewhere, and understanding those differences before you start saves significant time and avoids expensive errors.
Who This Applies To
This guide is written for executives relocating from abroad to take senior technology roles in Silicon Valley — CEO, CTO, COO, VP-level positions at US tech companies, or founders establishing US operations. Whether you’re arriving on an EB-1, O-1, L-1, or E-2 visa, or in the process of a green card application, you can purchase residential property in the United States. Visa status does not disqualify you from owning real estate. Mortgage qualification, however, varies significantly by situation.
What’s Different About Buying in the US
A few structural realities of California real estate that differ from most international markets:
The buyer pays no agent commission. Under current practice, seller proceeds cover agent compensation on both sides. You engage a buyer’s agent at no direct cost, and that agent’s incentive is to represent your interests through close.
California is a disclosure-heavy state. Sellers are required to disclose known material defects, environmental factors, and a range of other conditions. The disclosure package — which you or your attorney should review carefully — is one of the more buyer-protective aspects of the system.
Escrow is a California institution. A licensed escrow company serves as the neutral third party: funds wire to escrow, documents are held and recorded there, and closing occurs when all conditions are satisfied. The system is efficient and well-regulated.
All-cash offers are common in the $5M+ range and carry a meaningful competitive advantage. If cash is available, it should be the default strategy.
Financing for International Executives
Executives with established US income history — typically two or more years of US tax filings — can qualify for conventional jumbo mortgages. Those newer to the US have two primary paths: foreign national loan programs (which require larger down payments, typically 30–40%) and ITIN-based mortgages for those with an Individual Taxpayer Identification Number but not yet a Social Security Number.
Securities-backed lending is worth exploring if you hold liquid assets in US brokerage accounts. Pledging those assets can produce favorable loan terms without requiring full US income documentation — a path that many international executives in the $5M–$15M purchase range use effectively. Engage a lender or private banker before the search begins. Financing uncertainty derails otherwise solid offers.
Visa Considerations and Entity Structure
Property ownership in the United States is independent of immigration status. You do not need a green card or US citizenship to own real estate. However, whether you hold title in a trust, an LLC, or your personal name has meaningful implications: estate tax exposure, FIRPTA reporting requirements, and privacy of ownership all vary by structure and country of origin. Your US tax attorney and an international tax advisor should review this before you’re in contract — not during escrow.
What Los Gatos Offers an International Executive
Los Gatos is a small town with a disproportionately global population. Executives and professionals from Europe, Asia, and the Middle East live here as neighbors, not outliers. The local school systems offer IB programs, which matters for families maintaining educational continuity from international curricula. SFO is 45 minutes north — accessible for international travel without the noise and density of living near the airport. SJC is 20 minutes for domestic.
How a Search Works When You’re Abroad
The process begins remotely and effectively. A virtual briefing establishes your parameters and priorities. FaceTime walkthroughs of shortlisted properties are standard at this level. When you arrive — typically for a 2–3 day visit — appointments are set and offers can move immediately. A 30-day close from signed contract is achievable and often preferable for a buyer with a firm start date.
If you’re beginning to plan a relocation to Silicon Valley from abroad, the earlier the conversation starts, the more options you have.
Contact Annette Seaborn →
(408) 859-5881 | aseaborn@cbnorcal.com
Coldwell Banker Realty · Los Gatos, CA · DRE 01348743
