Foreign National Mortgage Requirements
Foreign national loans serve non-U.S. citizens and non-permanent residents purchasing property in California. These portfolio programs do not require a Social Security number, U.S. credit history, or U.S. income documentation. Qualification is based on a valid passport, a down payment of 25-35% (higher for condos), 12 months of reserves documented through foreign bank statements, and income verification through foreign tax returns, employer letters, or CPA certification. Some lenders accept credit reports from the borrower's home country. Loan amounts range from $200,000 to $5 million or more.
Foreign national loans are available for primary residences, vacation homes, and investment properties in California. Interest rates are typically 1-2% above conventional rates. The property must have a U.S. mailing address for statements, and the borrower typically needs a U.S. bank account for payments (many lenders help facilitate account opening). California's appeal for international buyers — technology industry connections, university cities, luxury coastal markets, and strong appreciation — drives significant demand for foreign national mortgage programs, particularly from buyers from China, India, Canada, the UK, and Middle Eastern countries.
Last updated: July 2026. Sources: National Association of Realtors international buyer survey. Portfolio lender guidelines for foreign national programs.
Frequently Asked Questions — Foreign National Loans
What is a foreign national loan in California?
A foreign national loan finances US property for buyers who are not citizens or residents and have no US credit history or Social Security number. Qualification uses foreign income and assets, documented with a passport, visa where applicable, and a reference letter from your home-country bank. Expect 25-35% down, reserves of 6 to 12 months, and rates roughly 1% to 2% above conventional.
What credit score do I need for foreign national loans?
Most foreign national loan programs in California look for no US credit required. Credit tends to affect your pricing more than your eligibility — a stronger score usually shows up as a lower rate rather than a different answer on whether you qualify.
How much down payment do I need?
A foreign national loan in California typically requires 25-35% down. The exact figure moves with your credit profile, occupancy and property type — stronger files land at the low end of that range.
How long does closing take?
A foreign national loan in California generally closes in 30-60 days. Appraisal turn times and how quickly you return requested documents are the two things that move that timeline most.
Can I use this program for an investment property?
A foreign national loan is available for second home or investment. Occupancy affects both pricing and down payment, so confirm the intended use up front — it changes the terms you are quoted.
Are rates higher for foreign national loans?
Foreign national loan rates run roughly 1% to 2% above a comparable conventional loan, which is the cost of documenting income a different way. Your specific number depends on credit, down payment, occupancy and the day you lock.
Do I need to verify my income?
For a foreign national loan, income is qualified on foreign income or assets — no US credit history or SSN needed. This is the main way the program differs from a standard conventional loan, and it is usually the reason borrowers choose it.
Can I refinance later into a different program?
Yes. With a foreign national loan the usual path is to refinance into conventional if you later establish US credit and residency. Nothing locks you in — plan the exit when you take the loan rather than after.
What documents do I need to apply?
For a foreign national loan you will need a government ID, credit authorization and property details, plus a valid passport, visa where applicable, and a reference letter from your home-country bank.
How do I get started?
Call (888) 703-1840 for a free foreign national loan consultation, or use the form on this page. Pre-approval usually takes 1-3 business days, and there is no cost and no hard credit pull to find out what you qualify for.
About This Website
Mortgage Education Written by Licensed Mortgage Professionals
Mortgage Guide California was created by licensed mortgage professionals to help California homebuyers and homeowners understand their options before they apply. This website itself is not a lender or a mortgage broker — it does not take applications, quote binding rates, or make credit decisions. The guides are written and reviewed by people who place loans for a living, and the site is sponsored and paid for by Save Financial, Inc., a California-licensed mortgage broker.
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Mortgage Guide California is an educational resource sponsored and paid for by Save Financial, Inc. All mortgage services, rate quotes, and loan applications are handled by Save Financial, Inc. (NMLS #377740, DRE #01875766), a California-licensed mortgage broker. Equal Housing Lender. All loans subject to credit approval.