Foreign National Loans
Learn about mortgage programs designed for foreign nationals. Connect with lenders who understand global financial profiles and offer specialized financing for US property investment.
Foreign National Loans: US Property Financing for International Investors
Foreign national loans are designed for non-US citizens who want to purchase property in the United States.
If you're an international investor, expatriate, or foreign buyer looking to invest in US real estate, this program could be your path to US property ownership.
What is a Foreign National Loan?
- Definition
- A foreign national loan is a specialized program that finances non-US citizens purchasing property in the United States. These loans help international investors, expatriates, and foreign buyers invest in US real estate by accepting international documentation and providing flexible underwriting for global financial profiles.
- How it works
- These loans accommodate the unique needs of foreign nationals by accepting international documentation, verifying foreign income and assets, and providing flexible underwriting that considers the global nature of your financial profile. They often require higher down payments and significant liquid assets.
- Key advantage
- Foreign national loans bypass traditional lender concerns about international buyers by using specialized underwriting that understands global financial profiles, making US property investment accessible to foreign nationals without established US credit history.
How Foreign National Loans Work
These loans accommodate the unique needs of foreign nationals by accepting international documentation, verifying foreign income and assets, and providing flexible underwriting that considers the global nature of your financial profile. The process includes international verification and document translation.
Basic Foreign National Loan Eligibility
You may be eligible for a foreign national loan if you have:
- Valid passport and visa
- 660+ credit score (or strong international credit)
- 25-30% down payment
- Significant liquid assets
Common Foreign National Loan Eligibility Requirements
- Passport and visa:
- Valid documentation for legal entry
- Credit score:
- 660 FICO score (or international equivalent)
- Down payment:
- 25-30%
- Liquid assets:
- Significant reserves and investments
- Loan amounts:
- Up to $2,500,000
- Reserves:
- 6 months of reserves
- Income verification:
- International and US income documentation
- Property types:
- Second homes and investment properties
- Documentation:
- Translated and notarized foreign documents
- Employment:
- Stable international or US employment
Did you know: Foreign national loans can help international investors qualify for up to $2,500,000 in financing.
Why You Need Another Lender
If you've been denied a mortgage due to your foreign national status, you're not alone. Many traditional banks simply don't offer programs designed for international buyers. They rely on standard underwriting that requires established US credit history, US income documentation, and domestic financial profiles, which doesn't accommodate the global nature of international investors.
Your first bank just doesn't offer the right program for you.
Think of it like when a customer asks for something your business doesn't offer. Maybe they want delivery but you only do pickup, or they need a service you don't provide. You're not saying no because there's anything wrong with them—you just don't offer that particular service. Same with mortgages. Traditional banks work great for most people, but they don't offer the programs that foreign nationals need.
Traditional banks use conventional underwriting that works well for US citizens and permanent residents but struggles with international buyers. Your foreign status is a legitimate circumstance, but conventional programs may not understand the stability and potential that comes with international financial profiles. They see foreign documentation and can't approve you, even though you have strong international credentials and significant assets.
Foreign national loans are perfect for international investors wanting US real estate exposure, expatriates working in the US temporarily, foreign professionals with US income, high net worth individuals seeking US investments, or anyone with significant international assets.
This isn't about finding loopholes or gaming the system. It's about working with lenders who understand that international investors are valuable participants in the US real estate market and deserve access to property investment. Foreign national loans are offered by lenders who work with international buyers every day. They look at your current situation—your valid documentation, international income, and global financial stability—rather than just your foreign status.
For a no obligation conversation about your mortgage, contact Coby Matush (#1531494) of Novus Home Mortgage at 724-787-7778.
Example Use Cases and Scenarios
Did you know: Foreign national loans accept international income and assets for qualification.
How Do Foreign National Loans Work?
Foreign national loans follow the same basic mortgage process as conventional loans, with one key difference: international-specific underwriting. This specialized approach allows foreign nationals to qualify using their global financial profile, international documentation, and significant liquid assets.
The Foreign National Loan Process
- 1. International Documentation & Verification Process
- The process begins with document review where lenders examine your passport, visa, and international financial documentation, followed by asset verification to evaluate your liquid assets and international investments. Lenders then complete income analysis to assess your international and US income sources, then finalize the eligibility determination based on your overall global financial profile. This process typically results in qualification for foreign nationals who may be denied by conventional lenders.
- 2. Standard Mortgage Process
- Everything else follows the same process as conventional loans: credit check with minimum 660 FICO score (or international equivalent), property appraisal using standard residential appraisal, title search to ensure clear property ownership, and standard mortgage documentation including loan application, disclosures, and insurance requirements. The only difference is how your international status is evaluated - everything else uses identical underwriting standards and consumer protections.
- 3. Underwriting
- Experienced underwriters review your complete profile using international-specific assessment instead of traditional domestic evaluation. They assess your creditworthiness including international credit history and financial stability, property value through appraisal and market analysis, and ability to repay based on your global income and asset profile. The underwriting process includes the same risk assessment, just with specialized international evaluation.
- 4. Approval & Closing
- Once approved, the closing process is identical to conventional mortgages. You'll sign the same documents including promissory note, deed of trust, and closing disclosure, pay the same types of fees such as origination, appraisal, and title insurance, and receive the same level of consumer protection including RESPA disclosures and right of rescission for refinances. The loan terms, interest rates, and repayment structure follow standard mortgage industry practices.
Foreign National Loans vs Conventional Mortgages
Understanding the key differences between foreign national loans and conventional mortgages can help you choose the right financing option for your situation.
| Feature | Foreign National Loans | Conventional Loan |
|---|---|---|
| Who Qualifies | Non-US citizens with valid passports and visas, international investors, expatriates, and foreign professionals with stable income and significant liquid assets | W-2 employees, salaried workers |
| Income Documentation | International income verification, foreign bank statements, asset documentation, and any US income or credit documentation if available | W-2s, pay stubs, tax returns |
| Minimum Credit Score | 660 FICO score | 620 |
| Minimum Down Payment | 25-30% down payment | 3% |
| Private Mortgage Insurance | Not required | Private mortgage insurance (PMI) |
| Occupancy Type | Second homes and investment properties | Primary residences, second homes, investment properties |
| Property Type | Single-family homes, condos, townhouses, and 2-4 unit properties | Single-family homes, condos, townhouses, 2-4 unit properties |
| Loan Limits | Up to $2,500,000 depending on income and property type | $766,550 (2024) |
| Interest Rates | Above market rates | Market rates |
| Processing Time | As few as 4 weeks | 30-45 days |
| Closing Costs | Similar to conventional loans, may include additional processing and translation fees | 2-5% of loan amount |
| Prepayment Penalty | None | None |
| Reserves Required | 6 months of reserves typically required | 2-6 months of PITI |
| Debt-to-Income Ratio | Up to 45% | Up to 43% |
| Maximum Loan Amount | $2,500,000 | $766,550 |
| Appraisal Requirements | Standard residential appraisal required | Standard appraisal required |
| Occupancy Requirements | Investment property or second home | Primary residence for 12 months |
| Non-Warrantable Condos | Eligible with additional requirements | Not eligible |
| Manufactured Homes | Eligible if on permanent foundation | Eligible if on permanent foundation |
| ADU Properties | Eligible as investment property | Not eligible |
| Barndominiums | Eligible with proper appraisal and insurance | Not eligible |
| Tiny Homes | Eligible if meets minimum square footage requirements | Not eligible |
| Mixed-Use Properties | Eligible for residential portion | Not eligible |
| Rural Properties | Eligible | Eligible |
| Feature | Foreign National Loans | Conventional Loan |
|---|---|---|
| Who Qualifies | Non-US citizens with valid passports and visas, international investors, expatriates, and foreign professionals with stable income and significant liquid assets | W-2 employees, salaried workers |
| Income Documentation | International income verification, foreign bank statements, asset documentation, and any US income or credit documentation if available | W-2s, pay stubs, tax returns |
| Minimum Credit Score | 660 FICO score | 620 |
| Minimum Down Payment | 25-30% down payment | 3% |
| Private Mortgage Insurance | Not required | Private mortgage insurance (PMI) |
| Occupancy Type | Second homes and investment properties | Primary residences, second homes, investment properties |
| Property Type | Single-family homes, condos, townhouses, and 2-4 unit properties | Single-family homes, condos, townhouses, 2-4 unit properties |
| Loan Limits | Up to $2,500,000 depending on income and property type | $766,550 (2024) |
| Interest Rates | Above market rates | Market rates |
| Processing Time | As few as 4 weeks | 30-45 days |
| Closing Costs | Similar to conventional loans, may include additional processing and translation fees | 2-5% of loan amount |
| Prepayment Penalty | None | None |
| Reserves Required | 6 months of reserves typically required | 2-6 months of PITI |
| Debt-to-Income Ratio | Up to 45% | Up to 43% |
| Maximum Loan Amount | $2,500,000 | $766,550 |
| Appraisal Requirements | Standard residential appraisal required | Standard appraisal required |
| Occupancy Requirements | Investment property or second home | Primary residence for 12 months |
| Non-Warrantable Condos | Eligible with additional requirements | Not eligible |
| Manufactured Homes | Eligible if on permanent foundation | Eligible if on permanent foundation |
| ADU Properties | Eligible as investment property | Not eligible |
| Barndominiums | Eligible with proper appraisal and insurance | Not eligible |
| Tiny Homes | Eligible if meets minimum square footage requirements | Not eligible |
| Mixed-Use Properties | Eligible for residential portion | Not eligible |
| Rural Properties | Eligible | Eligible |
Real-World Example: Foreign National Loans
The International Investor's Journey to US Property Ownership
A successful software engineer from Dubai had been working in the United States on an H-1B visa for two years. With a stable position at a major tech company earning $130,000 annually and significant savings from his international career, he felt confident about his financial situation. He had saved $150,000 for a down payment and found his perfect investment property—a modern 2-bedroom condo in Miami listed at $500,000.
However, his mortgage application hit a major roadblock when the lender reviewed his foreign national status. Despite having excellent international credit, stable US employment, and substantial liquid assets, the conventional lender denied his application because of his foreign citizenship and lack of established US credit history. The lender couldn't understand that his international financial profile demonstrated strong creditworthiness and stability.
Frustrated but determined, he began researching alternative financing options and discovered that another lender offered foreign national loans. This program would evaluate his international income, significant liquid assets, and global financial stability rather than just his foreign status. By focusing on his valid visa, consistent income, and substantial international assets, the alternative lender was able to qualify him for a $350,000 loan with a 30% down payment.
The process was straightforward: he provided his passport and visa documentation, international bank statements, proof of stable US employment, and documentation of his liquid assets. Within five weeks, he received approval and was able to purchase his investment property. The slightly higher financing costs were a small price to pay for achieving his US real estate investment goals.
This story illustrates how foreign national loans can provide access to US property investment for international buyers who have strong global financial profiles, making property ownership possible when traditional lenders cannot accommodate their situation.
Did you know: Foreign national loans require only 25-30% down payment.
Benefits & Considerations
Foreign national loans offer significant advantages for international investors, but they also come with important considerations to weigh.
Key Benefits: International acceptance, US property investment, global financial recognition
- International acceptance
- Qualify for US property investment using your international financial profile instead of being denied by conventional lenders.
- US property investment
- Build equity in US real estate while maintaining your international status and diversifying your investment portfolio.
- Global financial recognition
- Your international income, assets, and credit history are recognized and valued in the qualification process.
- Large loan amounts
- Up to $2,500,000 depending on your income and down payment, making it possible to purchase the property you want.
- Investment flexibility
- Second homes and investment properties are eligible, giving you flexibility in your US real estate goals.
- Proven solution
- Thousands of international investors have used this program successfully to achieve US property ownership.
Important Considerations: Higher costs, documentation requirements, processing time
- Higher costs
- Financing costs are typically 1-2% higher than conventional loans due to the specialized nature of the program and international risk assessment.
- Down payment
- Minimum 25-30% down payment required, which is higher than conventional loan options.
- Documentation requirements
- International documents may need to be translated and notarized, adding to the documentation process.
- Processing time
- 4-6 weeks processing time due to international documentation review and verification requirements.
- Lender availability
- Not all lenders offer this specialized program, so you'll need to work with lenders who understand international requirements.
Frequently Asked Questions About Foreign National Loans
Get answers to the most common questions about foreign national loans. Whether you're wondering about qualification requirements, international documentation, or how the process works, we've covered the essential information below.
What is a foreign national loan?
How do foreign national loans work?
Who qualifies for foreign national loans?
What documents do I need for a foreign national loan?
How much can I borrow with a foreign national loan?
What credit score do I need for foreign national loans?
Do I need US credit history for foreign national loans?
What types of properties can I purchase with foreign national loans?
Are foreign national loans more expensive than conventional loans?
How long does it take to get approved for a foreign national loan?
Can I use foreign national loans for investment properties?
What is the minimum down payment for foreign national loans?
Do foreign national loans require private mortgage insurance?
How do lenders evaluate foreign national borrowers?
Can I refinance with a foreign national loan?
What if my documents are in a foreign language?
Next Steps: Continue With Your Mortgage
Foreign national loans may provide a path to US property investment for international buyers turned down by traditional lenders. Our listed loan officers understand international requirements and can help determine if this program might fit your situation. They'll review your international documentation, assess your global financial profile, and guide you through the process.
For a no obligation conversation about your mortgage, contact Coby Matush (#1531494) of Novus Home Mortgage at 724-787-7778.
Coby Matush
Loan Officer at Novus Home Mortgage
Coby Matush Customer Reviews
Read verified customer reviews for Coby Matush at Novus Home Mortgage. This is real feedback from real borrowers who used Coby Matush and their colleagues for a mortgage loan.
"Michelle helped us for several months before we chose a home during the preapproval process and she was extremely great and responsive. Then we worked with Kevin and he was also really responsive and easy to contact by email and by phone. I felt like he was available when I had a question and I appreciated being able to tie off a lot of things by email since I'm usually working at my PC. He also explained things in a way that made sense and kept us updated on every step of the process along with videos that explained it. I appreciate all the help in purchasing our first home."
Similar Mortgage Programs to Foreign National Loans
If foreign national loans are not the right fit, these alternative programs might work better for your situation. Each has different requirements and lenders who specialize in helping borrowers with specific challenges get approved for mortgages.
Bank Statement Loans
Learn about bank statement loans for self-employed borrowers. Connect with lenders who offer alternative income documentation programs.
ITIN Loans
Learn about ITIN loans for borrowers using Individual Taxpayer Identification Numbers. Connect with lenders who understand ITIN requirements and offer specialized financing for non-citizens.
Mixed-Use Property Loans
Specialized financing for mixed-use properties combining residential and commercial space. Perfect for investors and business owners wanting to live and work in the same building.
Important Compliance Information
Disclaimer: This information is for educational purposes only. AnotherLender.com is not a lender and does not make loans. We connect borrowers with licensed mortgage professionals. All loan approvals are subject to lender underwriting guidelines and individual qualification. Rates and terms may vary. Consult with a qualified mortgage professional for personalized advice.