Investing in U.S. Real Estate Without the FIRPTA Headache
A Tax-Efficient Guide for Foreign Investors
Introduction
The United States remains one of the most attractive real estate markets in the world, offering strong fundamentals and diversified investment opportunities. Yet for foreign investors, the allure of U.S. real property often comes with a complex web of tax considerations—chief among them the Foreign Investment in Real Property Tax Act (FIRPTA).
Understanding how the U.S. tax system treats foreign investors—and how to structure investments to minimize exposure—is essential to maximizing returns and maintaining compliance with complex U.S. international tax laws.
1. The Framework of Inbound Taxation
Under U.S. tax law, foreign individuals and entities are taxed only on income sourced within the United States (“inbound taxation”). The classification of income as U.S.-source depends on the nature of the underlying transaction.
When dealing with real estate, income may arise from direct ownership or indirect participation through corporations, partnerships, or funds. Each route carries distinct tax implications, reporting duties, and withholding mechanisms.
2. Direct Ownership of U.S. Real Property
Foreign investors who directly own U.S. real estate—whether residential or commercial—are generally subject to federal and state taxation on income derived from that property.
By default, rental income is considered Fixed, Determinable, Annual, or Periodical (FDAP) income and subject to a 30% withholding tax on the gross amount, with no deductions allowed. This flat withholding satisfies the investor’s U.S. tax liability, removing any filing obligation.
However, most investors elect to treat their rental income as Effectively Connected Income (ECI) under IRC §871(d) or §882(d). This election allows deductions for expenses such as property taxes, maintenance, and depreciation—reducing taxable income and potentially resulting in a lower effective tax rate (up to 37% for individuals or 21% for corporations).
Upon sale of the property, any capital gain is generally treated as ECI under FIRPTA, triggering a 15% withholding on the gross sales price payable by the buyer. The foreign seller may later claim a refund by filing a U.S. tax return (Form 1040-NR or 1120-F).
3. Indirect Ownership Through Corporate Structures
To simplify compliance, many foreign investors establish a “blocker” corporation, typically a U.S. domestic entity, to hold their U.S. real estate.
While this approach may shield the investor from direct filing requirements, it does not eliminate FIRPTA exposure. A domestic corporation holding primarily U.S. real property (more than 50% of the fair market value of its assets) is classified as a U.S. Real Property Holding Corporation (USRPHC). The sale of its shares is treated as a direct sale of real property—subject to FIRPTA withholding.
This structure also introduces double taxation: (1) the corporation pays 21% corporate income tax on its profits; (2) dividends to the foreign shareholder are subject to 30% withholding. While the statutory 30% withholding tax on dividend income is often mitigated by applicable bilateral tax treaties concluded by the United States, such treaty relief is ordinarily unavailable in respect of U.S.-source rental income derived by foreign investors.
4. The REIT Advantage: Structuring Around FIRPTA
An elegant and increasingly popular solution lies in the Real Estate Investment Trust (REIT) structure.
A REIT is a U.S. corporation that owns or finances income-producing real estate and must distribute at least 90% of its taxable income to shareholders each year (among other requirements outlined in §§ 856–859 of the Internal Revenue Code) . Unlike regular domestic U.S. corporations, REITs are allowed a dividend-paid-deduction , thereby avoiding entity-level taxation if they distribute in full their earnings & profits.
For foreign investors, this feature effectively removes the double-tax layer otherwise seen in corporate structures, making REITs a highly efficient investment vehicle.
Unlike ordinary domestic corporations, a REIT can designate distributions of gains recognized on real-property dispositions as capital gain dividends (CGDs) for shareholder-level taxation. Normally, such gains would fall under FIRPTA, but the law provides two key exceptions that can exempt foreign investors from U.S. taxation:
1. Publicly-Traded REIT Exception – Applies if the investor owns 5% or less of the REIT’s publicly traded shares.
2. Domestically Controlled REIT Exception – Applies if the REIT is “domestically controlled,” meaning that less than 50% of its value is held by foreign persons.
5. Practical Takeaways for International Investors
Foreign investors can enjoy substantial tax efficiency through REITs by observing a few practical rules:
- Confirm listing status: Verify that the REIT’s shares are regularly traded on a recognized public exchange (e.g., NYSE, NASDAQ).
- Monitor ownership thresholds: Ensure your total investment remains below 5% of any share class to qualify for the small-shareholder exception. This requirement must be met over the 5-year testing period prior to date of the CGD or of the sale of the shares of the REIT.
- Verify control composition: If exceeding the previously-mentioned 5% threshold, confirm that the REIT qualifies as “domestically controlled.” That piece of information may be available in public filings of the REIT or, alternatively, may be requested from the REIT managers / trustees. Again, this requirement must be met over the 5-year testing period prior to date of the CGD or of the sale of the shares of the REIT.
Under these conditions, investors benefit from:
- No tax at the REIT level on distributed income;
- Withholding at 30% (often reduced to 15% under treaties) on dividends;
- No U.S. tax on capital gain distributions or from share dispositions;
- No U.S. income tax return filing requirement.
Conclusion
While FIRPTA presents a formidable hurdle to non-U.S. investors, thoughtful structuring—particularly through publicly traded REITs—can effectively neutralize much of its impact.
For those seeking U.S. real estate exposure without the compliance burden or double taxation risk, REITs offer a powerful, tax-efficient gateway into the American property market.
Andrea Ricci, CPA (Washington State License No. 57269)
Tradepass International Tax LLC
