Foreign National Loans

One-line summary: 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	25–40% typical
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. Most foreign national programs require 25–40% down. Very few go below 25%.
• Higher rates than conventional. Pricing typically runs 150–300 basis points above conventional. The premium pays for the borrower eligibility and the lender’s specialty execution.
• 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.