Loan Options
Financing US property without US credit.
Foreign national loans are built for buyers who live outside the US, often with no US credit history and no US income, and who want to purchase or refinance a home or investment property here.
Quick answer
What is a foreign national loan?
A foreign national loan is a non-QM program for non-US citizens or residents, often with no US credit file and no US income, who want to buy or refinance US real estate. Qualification leans on foreign credit references, verified assets, passport and visa documentation where applicable, and the specifics of the property. Guidelines vary by lender.
Written and reviewed by Abdel Khawatmi, Area Manager at Got Mortgages (NMLS #1712023) ·
Why this program exists
Traditional US underwriting assumes a US credit file and US income. Foreign national programs replace those assumptions with alternative verification.
No US credit required
Foreign credit references and overall asset strength can stand in for a US credit score.
Built for cross-border buyers
Documentation, translation and wire steps are structured around international transactions.
Flexible use
Programs commonly support second homes, investment properties and entity vesting.
Documentation commonly requested
Because a foreign national borrower typically has no US credit history and no US tax return, lenders lean on a different documentation set to understand ability to repay and source of funds. Requirements vary by lender and by the borrower's home country.
- Valid passport
- Visa documentation, where applicable to the borrower's status
- Foreign credit reference letters from banks or creditors
- Bank statements or asset statements from foreign accounts
- Income documentation from foreign employment or business, where relevant
- Certified English translations of any foreign-language documents
Second homes and investment properties
Foreign national programs are commonly used for both second homes and investment properties. Occupancy affects the documentation a lender wants and, in some cases, how the transaction is structured. An investment purchase may also be evaluated in part on the property's rental income.
Entity vesting
Many international buyers prefer to hold US property through an LLC or similar entity for privacy, liability or estate-planning reasons. Foreign national programs frequently accommodate entity vesting, though documentation for the entity itself, such as formation paperwork and ownership structure, is typically required.
Currency and wire considerations
Funds usually need to be converted to US dollars and moved through a documented wire path before closing. Plan ahead for exchange rate timing, international wire processing time, and the paper trail a lender or title company will want to verify the source of funds.
How this differs from ITIN and DSCR loans
ITIN loans are generally for borrowers who live and work inside the US and file US taxes using an ITIN rather than a Social Security number. Foreign national loans are typically for borrowers who live abroad with no US tax filing at all.
DSCR loans qualify a property based on its own rental income and are available to US and non-US borrowers alike. A foreign national buyer purchasing a rental property may sometimes use a DSCR-style approach, but the foreign national program itself is defined by the borrower's residency and documentation, not the property's cash flow.
Situations where foreign national loans often come up
- International buyers purchasing a US vacation home
- Overseas investors buying US rental property
- Buyers with no US credit history or Social Security number
- Purchases closing in an LLC or foreign entity
- Buyers relocating to the US who have not yet built US credit
- Refinancing US property already owned by a non-resident
Keep exploring
- ITIN LoansFinancing for borrowers who live and work in the US using an ITIN.
- DSCR LoansQualify an investment property on its own rental cash flow.
- Non-QM LoansSee the broader range of alternative documentation programs.
- Investment Property FinancingHow we approach investor financing overall.
- All Loan OptionsBrowse every program we structure.
- Build My Mortgage PlanStart mapping out your financing as an international buyer.
Questions people actually ask
- A foreign national loan is a non-QM program built for buyers who are not US citizens or permanent residents and typically have no US credit history and no US-based income, allowing them to purchase or refinance US real estate using alternative documentation.
Buying from outside the US? Let's map it out.
Send us your situation, including where you are based and what you want to purchase, and we will walk through documentation and next steps.
Foreign national program availability, documentation requirements, entity vesting rules and wire procedures vary by lender and by the borrower's home country. This page is educational and not a commitment to lend.
Educational information only. Not a commitment to lend, an offer of credit, or a guarantee of terms, approval, savings, or timing. All scenarios are illustrative and anonymized. Equal Housing Opportunity.