Foreign National Mortgage Guide

Owning US real estate as a foreign national is not only possible — it's a well-established investment strategy used by buyers from Canada, the UK, Mexico, Brazil, China, and dozens of other countries. The challenge is finding the right mortgage product, because conventional loans backed by Fannie Mae and Freddie Mac are generally off-limits to non-permanent residents.

Foreign national mortgage programs fill this gap. These are non-QM loans specifically structured for buyers who live outside the US, do not have a Social Security number, or lack a US credit history. They carry higher down payment requirements and slightly elevated rates — but they open the door to US property ownership for buyers who would otherwise have no financing options at all.

This guide covers who qualifies, what documents you need, how the ITIN process works, and what to expect from the application. We'll also cover how your visa status affects your options and walk through down payment requirements for different property types.

Who Is a Foreign National Borrower?

In mortgage lending, a “foreign national” typically refers to a non-US citizen who does not hold a green card or permanent residency. This includes:

• Non-resident aliens — individuals who live outside the US and visit temporarily or invest remotely
• Visa holders — individuals physically present in the US on a non-immigrant work, business, or student visa
• ITIN holders — individuals who have been assigned an Individual Taxpayer Identification Number but do not have a Social Security number

US citizens living abroad, green card holders, and individuals with approved permanent residency applications are generally treated differently — they often qualify for conventional or FHA products depending on their situation.

Visa Types and How They Affect Eligibility

Your visa status is one of the first things a foreign national lender will review. Different visa categories come with different risk profiles in the lender's eyes — primarily because they signal how long you intend to stay in the US and how stable your income source is.

Non-resident aliens buying purely as investors — with no US-based income and no visa — face the highest down payment requirements (typically 30–40%) but can still access financing through specialized lenders. DSCR loans are particularly popular for foreign investors buying rental properties because they qualify based on the property's rental income rather than the borrower's personal income.

ITIN vs. SSN — What You Need for a Mortgage

A Social Security Number is required for a credit report pull through the standard US credit bureaus. Many foreign nationals do not have an SSN — but that doesn't mean there's no path forward.

An Individual Taxpayer Identification Number (ITIN) is issued by the IRS to individuals who have US tax obligations but are not eligible for a Social Security number. The IRS issues ITINs specifically for tax purposes, but many non-QM lenders have built mortgage programs around ITIN borrowers. Our ITIN loan program is designed exactly for this scenario.

With an ITIN, lenders can pull a non-traditional credit report or accept alternative credit references in place of a standard bureau report. These alternatives might include:

• 12 months of on-time rent payment history documented by a landlord letter or bank statements
• Foreign credit bureau reports (accepted from many countries)
• 12 months of utility, insurance, or subscription payment history
• Trade reference letters from creditors

If you have neither an ITIN nor any US credit history, your options narrow to the most specialized foreign national programs — which exist but require larger down payments and typically cap loan amounts lower.

Documentation Requirements

Foreign national mortgage applications require more documentation than a typical domestic mortgage. Plan to provide the following.

Documents in a foreign language must typically be translated into English by a certified translator. Some lenders maintain relationships with translation services — ask up front whether you're responsible for arranging this or whether the lender handles it.

Funds for down payment and closing costs must be sourced and seasoned. Wire transfers from foreign accounts need to show clear origin, typically through 60–90 days of bank statements. Large cash deposits without documentation are a red flag for lenders and may require additional explanation letters.

Down Payment Requirements by Property Type

Down payment requirements for foreign nationals are higher than for domestic borrowers. Lenders offset the additional documentation risk and the challenge of enforcing a mortgage against a borrower who may leave the country by requiring more equity at closing.

• Primary residence (visa holders) — 20–25% down; some programs allow 15% for strong visa holders with US employment
• Second home / vacation property — 25–30% down typical
• Investment property (DSCR) — 25–35% down depending on credit profile and property cash flow
• Non-resident alien (no US ties) — 30–40% down; some lenders go as low as 25% with strong foreign credit

Higher down payments reduce the lender's risk and often translate into better rates. If you have the capital, putting down 30–35% rather than the minimum 25% can move you into a meaningfully lower rate tier.

For investors, the DSCR loan is frequently the cleanest path because it sidesteps personal income documentation entirely — the property's rental income carries the qualification. This is a particularly good fit for foreign buyers purchasing single-family rentals or small multifamily properties in US markets.