Finance an eligible U.S. property using qualifying foreign income, assets, identification, and credit documentation.
Foreign national mortgage programs may be available to eligible non-U.S. citizens who primarily reside outside the United States and want to purchase or refinance a second home or investment property in the U.S.
Documentation, residency requirements, eligible countries, property types, down payment, reserves, credit review, loan purpose, and available terms vary by lender and program.
A foreign national mortgage is financing offered by certain lenders to eligible non-U.S. citizens who primarily reside outside the United States and want to purchase or refinance property in the U.S.
Rather than relying entirely on U.S. tax returns, W-2 income, or an established U.S. credit score, the lender may evaluate qualifying foreign income, employment or business activity, assets, banking relationships, credit references, identity, residency, and the proposed property.
A foreign national mortgage is not a no-documentation loan. The lender must still review the borrower’s financial qualifications, source of funds, property, ownership structure, and ability to repay.
Eligible non-U.S. citizens who primarily live and earn income outside the United States.
Borrowers purchasing eligible U.S. rental properties for income, diversification, or long-term investment.
Foreign buyers purchasing an eligible U.S. residence for vacation, seasonal, or occasional personal use.
Business owners whose qualifying income and financial strength are documented outside the United States.
Borrowers who may be evaluated using eligible foreign credit references, banking history, housing payments, or alternative documentation.
Eligible investors purchasing property through an approved U.S. LLC or other permitted business entity.
Depending on the program, the lender may request:
Salaried borrowers may be asked to provide:
Documents may need to be translated into English or converted into U.S. dollars using an acceptable exchange-rate source.
Business owners may be asked to provide:
Some programs may place greater emphasis on eligible liquid assets, investment accounts, or banking relationships rather than traditional monthly income.
For eligible investment properties, certain programs may evaluate the property’s qualifying rental income through a DSCR or similar business-purpose calculation.
Purchase an eligible U.S. residence for personal vacation or seasonal use, subject to occupancy and property requirements.
Finance an eligible U.S. rental property using foreign financial documentation or property cash flow.
Replace an eligible existing mortgage to adjust the interest rate, payment, term, or loan structure.
Access eligible property equity for permitted purposes, subject to ownership seasoning, valuation, credit, reserves, and program requirements.
Purchase or refinance the property in the eligible borrower’s individual name.
Certain business-purpose investment programs may permit title to be held by an approved U.S. LLC or other eligible entity.
Certain lenders may evaluate foreign credit references, banking history, housing payments, or other approved documentation.
Eligible income earned outside the United States may be reviewed using program-approved documents.
Qualifying foreign bank, investment, or other liquid assets may be considered for the down payment, closing costs, and reserves.
Programs may be available for eligible purchases, rate-and-term refinances, and cash-out refinances.
Foreign national programs may serve eligible personal-use second homes and non-owner-occupied investment properties.
Certain investment programs may allow closing through an approved U.S. business entity.
Five-unit and larger properties, commercial buildings, and certain mixed-use properties should generally be reviewed through commercial financing rather than a residential foreign national mortgage program.
Required buyer contributions may be higher than comparable financing for borrowers with established U.S. income and credit.
Foreign national programs may carry higher interest rates, points, lender fees, or closing costs than traditional mortgage programs.
Borrowers may need to maintain a specified amount of eligible liquid assets after closing.
Documents prepared in another language may need an acceptable English translation.
A second home generally cannot be represented as a personal-use property when it will primarily operate as a rental. Investment properties must use an appropriate investment or business-purpose program.
The lender, title company, and other transaction participants may require documentation showing the ownership, source, and transfer of funds. Mortgage applicants should generally be prepared to explain large deposits and provide documentation supporting down-payment funds.
Foreign income and assets may need to be converted into U.S. dollars using a lender-approved exchange-rate method.
Currency conversion, foreign-bank processing, compliance review, and wire-transfer timing should be considered before closing.
Foreign ownership of U.S. property can involve income-tax, estate-planning, entity, withholding, and reporting considerations. Borrowers should consult qualified legal and tax professionals regarding their circumstances.
We discuss the property, occupancy, purchase or refinance purpose, estimated price or value, ownership plan, and timeline.
We determine which lenders may consider the borrower’s citizenship, country of residence, identification, visa status when applicable, and supporting documentation.
We evaluate available foreign income, business records, banking history, assets, housing payments, foreign credit references, and any established U.S. credit.
We review the proposed down payment, closing funds, reserves, account ownership, currency conversion, and planned transfer of funds into the United States.
You receive a comparison of estimated payments, down payment or equity, reserves, rates, fees, documentation, prepayment terms, and ownership options.
We coordinate documentation, appraisal, title, entity documents when applicable, underwriting, loan conditions, and closing.
A foreign national mortgage is financing offered by certain lenders to eligible non-U.S. citizens who primarily reside outside the United States. Qualification may use foreign income, assets, credit references, and banking history.
Not necessarily. Certain foreign national programs do not require a Social Security number. The lender will still require acceptable identification and other documentation.
Requirements vary. Some lenders may require an ITIN for certain transactions, while others may permit eligible borrowers to close without one.
No. An ITIN program is generally designed around a borrower using an Individual Taxpayer Identification Number instead of a Social Security number. A foreign national program is generally intended for an eligible borrower whose primary residence, income, assets, or credit history is outside the United States.
Certain lenders offer financing to eligible non-U.S. residents purchasing U.S. real estate. The borrower, country of residence, property, funds, documentation, and transaction must meet program requirements.
Not always. Some programs may accept foreign credit reports, bank-reference letters, mortgage history, rental history, or other approved credit documentation. Other programs may require an established U.S. credit score.
Eligible foreign employment or self-employment income may be considered. The lender may require income verification, bank statements, tax documents, business records, translations, and currency conversion.
Certain programs may consider eligible foreign bank, investment, or other liquid assets. Ownership, source of funds, accessibility, currency conversion, and transfer history may need to be documented.
The required down payment varies by lender, occupancy, credit profile, property type, loan amount, country of residence, documentation, and available reserves. Foreign national programs commonly require a larger contribution than traditional financing.
Frequently. A lender may require the borrower to retain several months of property payments or another specified amount of liquid assets after closing.
Some programs may permit eligible gift funds, while others require the borrower to contribute a minimum amount from personal funds. Donor, transfer, relationship, and sourcing requirements vary.
Certain programs permit eligible foreign national borrowers to purchase a U.S. second home for personal vacation or seasonal use.
Yes, certain foreign national programs are designed for eligible U.S. investment properties. Qualification may use foreign financial documentation, property rental income, or a DSCR calculation.
Certain business-purpose investment programs permit ownership through an approved U.S. LLC or other eligible entity. Personal guarantees and entity documentation may still be required.
Foreign national programs may be available for eligible rate-and-term and cash-out refinances. Ownership history, current liens, valuation, seasoning, equity, credit, and reserves will be reviewed.
They may be. Pricing can be higher than traditional mortgage financing because of the alternative documentation, credit, residency, and enforcement considerations involved.
Funds typically must be transferred through documented banking channels to an acceptable U.S. account, escrow holder, or title company. The lender and settlement provider may require account statements, wire receipts, currency-conversion records, and source-of-funds documentation.
Foreign national programs are most commonly associated with second homes and investment properties. Owner-occupied options may be available in limited circumstances, depending on residency, visa, income, property, and lender requirements.
Certain business-purpose investment-property loans may include a prepayment penalty. Availability and permitted structures depend on the state, lender, property use, and loan program. Consumer-purpose second-home loans are treated differently.
Timing depends on the completeness of the foreign documentation, translations, credit verification, appraisal, title review, international transfer of funds, underwriting, and lender workload.
Buying or refinancing U.S. property while living abroad requires more than finding a lender that accepts a foreign passport. The income, assets, credit references, source of funds, ownership structure, property, and long-term plans must work together.
I can help you compare available foreign national programs, estimated payments, down payment, reserves, documentation requirements, entity options, and potential prepayment terms.
Foreign national mortgage programs are subject to credit, income or alternative documentation, assets, reserves, identity, residency, property, occupancy, valuation, source-of-funds, loan-to-value, lender, and state requirements. Rates, fees, terms, eligible countries, documentation requirements, and program availability vary. Foreign national financing does not provide immigration status, employment authorization, or tax advice. Not all borrowers or properties will qualify.
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