Foreign Nationals

Specialty mortgage options for non-US citizens without residency status

Foreign nationals—non-US citizens without permanent residency—can qualify for specialty mortgages with certain lenders. These programs allow international buyers to purchase US real estate without a Social Security number or US credit history.

Who Qualifies

For mortgage purposes, a foreign national is someone who is not a US citizen and does not hold a green card or valid work visa. Visa holders and green card holders typically qualify under standard self-employed mortgage programs instead.

Typical Requirements

Requirement	Common Guidelines
Down payment	25-30% minimum
Maximum LTV	65-75%
Reserves	12-24 months PITIA
Loan amounts	$100,000 to $3-5 million

Requirements are stricter than standard programs due to additional risk factors.

Documentation

• Valid passport from country of origin
• Foreign tax ID number
• 12-24 months of bank statements (foreign or US accounts)
• International credit report or alternative credit references
• Employment or business verification

Additional Considerations

Higher rates — Expect rates 0.5-1.5% higher than standard programs.

Property types — Most programs allow second homes and investment properties. Primary residence options are less common.

US bank account — Required for mortgage payments, must be established before closing.

FIRPTA — Foreign Investment in Real Property Tax Act requires withholding on future property sales. Consult an international tax advisor before purchasing.