Foreign National Loans

Mortgage loans for non-U.S. citizens without U.S. residency, U.S. credit, or U.S. tax-filing history, purchasing or refinancing U.S. property, primarily for investment or vacation use.

Best for

Foreign nationals, non-U.S. citizens without U.S. residency, purchasing U.S. property as an investment or vacation home. Typical borrowers are international investors, business owners, or individuals from countries with stable currencies seeking U.S. real estate exposure.

Key terms (typical)

Attribute	Typical Range
Eligible borrowers	Non-U.S. citizens without U.S. residency or SSN
Eligible properties	1–4 unit investment or second home (not primary residence)
Down payment	As little as 20% may be available for qualified borrowers; requirements vary by lender, property, documentation, and program
Credit	No U.S. credit required; international credit reference or banking history typically accepted
Loan amount	$100K to $5M+ depending on program
Term	30 years fixed; ARM options available
Income documentation	Letter from employer, CPA letter, or bank statements; varies by program
Reserves	6–18 months PITI typical
Borrower structure	Personal or U.S. LLC; some programs require LLC structure

Why borrowers choose this program

• U.S. real estate access without U.S. residency. Most U.S. lenders cannot finance foreign nationals. Specialty programs make U.S. property purchase possible.
• Standard mortgage structures. Despite the specialty nature, most foreign national programs offer 30-year fixed and ARM structures comparable to conventional.
• LLC ownership supported. Foreign nationals often hold U.S. property through an LLC for liability and tax reasons; foreign national programs typically support this structure.
• No U.S. credit required. International references, banking history, employer letters, CPA documentation from the home country, substitute for a U.S. credit score.

Considerations

• Large down payment required. Down payment requirements vary. Some foreign national programs may offer financing with as little as 20% down for qualified borrowers, while others require larger down payments depending on the property, loan structure, and borrower profile.
• Higher rates than conventional. Pricing may be higher. Foreign national financing may carry higher rates or costs than comparable conventional financing, depending on the borrower, property, documentation, and program.
• No primary residence financing. Foreign national programs are for investment or second-home use only. Primary residence purchases require U.S. residency.
• Documentation requirements vary widely. Each lender has its own approach to foreign documentation. The right lender for your file depends on which country, which income type, and what documentation you can produce.