Foreign national loans help international buyers purchase a vacation home or investment property in the United States with no Social Security number, no credit score check, no U.S. citizenship requirement and no income verification.
A foreign national loan is a non-QM mortgage for borrowers who are not U.S. citizens or permanent residents and live outside the country. Instead of U.S. credit, tax returns or income verification, we rely on your passport, visa and I-94, plus the property itself. These loans are for second homes and investment properties, not primary residences.
Qualify with your passport, visa and I-94.
Buy a vacation home or income-producing rental.
Keep 12 months of payments ready in the bank.
Put 25% down and the property does the qualifying.
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Foreign nationals are non-U.S. citizens who are not permanent residents. You do not need a Social Security number or U.S. citizenship; you will need a valid passport, visa and I-94. Most programs serve buyers who live abroad. Some lenders also serve people living in the U.S. on certain visas. Permanent residents with a green card usually qualify for standard U.S. programs instead.
Back to topicsWe review your situation and point you to the right structure.
Back to topicsIf you will use the home yourself and not rent it, the lender underwrites your foreign income and liquid reserves instead of rent. These programs accept foreign bank statements and asset verification. Starting early helps us line up the right program.
Back to topicsInvestors who already own U.S. property can refinance to pull out equity for a new purchase or renovation without wiring new money from abroad. Bridge loans can close faster for time-sensitive deals, paired with a clear exit plan such as a sale or long-term refinance.
Back to topicsForeign national loans do not look at your credit score, so you do not need a U.S. credit history to qualify. There is also no income verification.
Back to topicsExpect a 25% down payment. You will also need 12 months of payments set aside as reserves, ready in the bank before closing. Because the property qualifies, no income documents are needed.
Back to topicsMost lenders require a U.S. bank account to hold reserves and make payments, even if the down payment comes from overseas. Funds must be sourced, meaning the lender verifies where they came from, and wired before closing. Plan for international transfer times and exchange rates.
Back to topicsDepending on the state and title company, you may sign in person, at a U.S. embassy or consulate, or through a remote notary. A power of attorney is sometimes allowed. We coordinate the timing with your agent and title company.
Back to topicsOwning U.S. property creates U.S. tax responsibilities, such as reporting rental income, and FIRPTA withholding may apply when you sell. U.S. estate tax rules also treat non-resident owners differently, so the ownership structure matters.
We are not tax advisors, but we can coordinate with your CPA or attorney so your loan matches the structure they recommend.
Back to topicsWe learn your goals, property type and country of residence, and explain likely terms and documents.
Passport, credit references, bank statements and translations, matched to what is available in your home country.
We confirm the down payment and reserves and plan the international wire to a U.S. account.
The lender reviews assets, credit references and the property.
We lock your rate once the file is approved or near approval.
Sign in person, at a U.S. consulate or with a remote notary where allowed, and receive your keys.
We stay available for questions about your loan, statements and payments.
Every file is different. Your loan officer will send an exact list.
Have a question that is not answered here? Ask a loan officer.
No. Most foreign national programs do not require an SSN or a U.S. credit history.
Not for most foreign national programs. An ITIN can help if you already have one and want an income-based loan, but you cannot apply for one during the loan process.
Most lenders require one to hold reserves and process payments, even when the down payment is wired from abroad.
A 25% down payment.
No. These loans are for second homes and investment properties.
Yes. Foreign national investors can often refinance and take cash out after building equity.
Not always. Consulate signings, remote notaries or a power of attorney may be possible depending on the state.
Yes, with certified English translations. Some lenders have country-specific paths for Canada, Mexico and the European Union.
Both. Some lenders offer second home programs based on foreign income and reserves rather than rent.
Talk to a loan officer
Tell us a little about your plans. A licensed loan officer will call you, usually the same business day.
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