# Buying a Home in California as a Non-US Citizen
California is one of the most popular states for international homebuyers, and you do not need to be a US citizen to purchase property or get a mortgage. Your options depend on your immigration status.
Green Card Holders (Permanent Residents)
Permanent residents qualify for the same loan programs as US citizens — conventional, FHA, VA (if you served in the US military), jumbo, and all specialty programs. You'll need your green card (front and back) and a Social Security number. Credit history requirements are the same, though some lenders accept alternative credit documentation if you have a limited US credit file.
Visa Holders (H-1B, L-1, O-1, E-2, etc.)
Work visa holders can get conventional and FHA mortgages in California. Key requirements include a valid work visa with at least 1-3 years remaining (or evidence of renewal), US employment and income documentation, a US credit score (typically 660+ for best options), and a Social Security number. H-1B holders are particularly well-served — many wholesale lenders have H-1B-specific programs with competitive rates. L-1 and O-1 visa holders also qualify readily. E-2 treaty investor visa holders can qualify using business income.
ITIN Borrowers
If you have an Individual Taxpayer Identification Number instead of a Social Security number, ITIN-specific mortgage programs are available. These typically require 15-20% down payment, 2+ years of tax returns filed with your ITIN, alternative credit documentation (utility bills, rent payments, insurance), and a valid ITIN card. Rates are typically 1-2% above conventional but significantly lower than hard money alternatives.
Foreign Nationals (No US Residency)
Non-resident foreign nationals can purchase California property with specialized foreign national mortgage programs. Requirements include a valid passport and tourist visa (or visa waiver), 25-35% down payment, foreign credit report or international bank references, and proof of income and assets in your home country. Some programs allow income documentation in the borrower's local currency. Rates are higher (typically 7-10%) reflecting the additional risk, but the programs provide legitimate financing without requiring US residency.
FIRPTA Tax Considerations
The Foreign Investment in Real Property Tax Act (FIRPTA) applies when a foreign person sells US real estate — the buyer must withhold 15% of the purchase price and remit it to the IRS. This doesn't apply when purchasing, but it's important to plan for when eventually selling. Consult a tax advisor familiar with international real estate transactions.
California-Specific Advantages
California does not restrict foreign ownership of real estate. Property taxes are the same for foreign and domestic owners. Proposition 13 limits property tax increases to 2% per year regardless of owner nationality. The state's strong rental market means investment properties can generate income that helps cover the mortgage, and appreciation in California's long-term growth markets provides wealth building.
Save Financial has extensive experience with non-citizen borrowers across all immigration statuses. Our team speaks English and Spanish. Call (888) 703-1840 or visit our Newport Beach or Marina del Rey office for a consultation.