Foreign National Home Loans in California

You don't have to be a U.S. citizen, or even live here, to buy property in California. Foreign national loans give non-residents and international investors a clear path to financing, without a Social Security number or U.S. credit history.

Who Qualifies

Foreign national loans are designed for buyers who aren't U.S. citizens or permanent residents, foreign investors, non-resident buyers, and people on work or student visas. There's no federal restriction on a non-citizen owning U.S. real estate or getting a mortgage.

How These Loans Work

Foreign national loans are non-QM, so they replace traditional documentation with alternative proof:

• Larger down payment: typically 25%–35% down
• No U.S. credit needed: a credit reference letter from your home-country bank often substitutes
• Income or assets: documented with foreign bank statements, an employer/CPA letter, or reserves
• Reserves: lenders usually want 6–12 months of payments in a U.S. account

The DSCR Option for Investors

If you're buying a rental, a DSCR loan is often the simplest route, it qualifies on the property's rental income rather than your personal income. DSCR is the most common loan type foreign nationals use for U.S. investment property, because it sidesteps personal income documentation entirely.

Eligible Property Types

Foreign national financing is available for single-family homes, condos, and 1–4 unit investment properties. Primary residences, second homes, and pure investments can all be financed, though terms differ by occupancy and property type.

Documents You'll Need

Plan on a valid passport and visa (if applicable), proof of funds for the down payment and reserves, a bank reference letter, and income documentation from your home country. We coordinate with international clients by email and video and explain every step.