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Foreign National Mortgage
A Non-QM mortgage option for eligible foreign national borrowers purchasing or refinancing U.S. second homes and investment properties.
What Is a Foreign National Mortgage?
A foreign national mortgage is designed for eligible non-U.S. borrowers who want to buy or refinance U.S. real estate. Depending on the borrower profile, this Non-QM option may allow qualification using U.S. credit, foreign credit, or alternative credit references instead of a traditional agency loan path.
Who this loan may be right for
- Foreign nationals buying a second home in the U.S.
- Foreign investors purchasing U.S. residential property
- Borrowers without SSN or ITIN
- Borrowers with foreign credit instead of U.S. credit
- First-time U.S. real estate investors
- Borrowers purchasing or refinancing eligible second homes or investment properties
How lenders review foreign national borrowers
The lender reviews identity, legal entry documentation, assets, credit history or credit references, property type, down payment, reserves, and occupancy. Larger down payments are common because LTV limits are lower than many traditional loan programs, and reserves help document the ability to carry the property after closing.
- Identity and acceptable legal entry documentation
- Asset statements, down payment source, and reserves
- U.S. credit, foreign credit, or alternative credit references
- Property type, occupancy, and transaction purpose
- Rental potential and business-purpose eligibility for investment properties
Flexible review for a highly individualized mortgage scenario.
Foreign national loans can support U.S. investment property financing, second-home purchases, mortgage without SSN or ITIN scenarios, and foreign credit mortgage reviews when the full file fits lender requirements.
Eligible Property Types
- Single-family homes
- Attached or detached properties
- Eligible condominiums
- Non-warrantable condos and condotels subject to additional review and possible LTV reduction
- 2-4 unit properties for investment scenarios
Rural properties and properties with significant condition concerns may not be eligible.
Documentation typically reviewed
- Valid, unexpired passport
- Visa, I-797, I-94, or other acceptable legal entry documentation when applicable
- Asset statements, commonly two months
- Credit history, foreign credit, or credit reference letter
- Purchase contract or refinance details
- Property and occupancy details
- Additional documentation depending on country of residence, visa status, entity structure, and lender requirements
Canadian citizens may have different visa documentation requirements when entering the U.S., but eligibility still depends on full lender review.
Down Payment, LTV, and Reserves
Maximum financing is scenario-specific. The right structure depends on the loan amount, property, occupancy, transaction purpose, borrower profile, and documentation strength.
- Down payment requirements are typically larger than agency loans.
- Maximum LTV may vary by loan amount, credit profile, purchase/refinance type, property type, and whether the property is a second home or investment.
- Cash-out refinances may have lower LTV limits than purchases or rate-and-term refinances.
- Short-term rentals, non-warrantable condos, condotels, and declining markets may affect maximum financing.
- 12 months reserves may be required, and cash-out proceeds may be considered toward reserves in some scenarios.
Availability depends on borrower, property, lender, and law.
Simple Lending Mortgage LLC currently offers financing assistance where properly licensed, including Florida and Georgia. Program availability depends on borrower eligibility, property location, lender guidelines, and applicable law.
Foreign national mortgage questions
Can a foreign national buy property in the U.S. with a mortgage?
Yes, eligible foreign national borrowers may be able to finance U.S. residential real estate through Non-QM programs. Approval depends on the borrower profile, documentation, property, down payment, reserves, and lender review.
Do I need a Social Security number or ITIN?
Not always. Some foreign national mortgage options may consider borrowers without a Social Security number or ITIN, depending on the full scenario and lender requirements.
Can I use foreign credit?
Foreign credit, U.S. credit, or alternative credit references may be considered. The lender will review the available credit history and documentation to determine whether the file fits program guidelines.
How much down payment is usually needed?
Down payments are typically larger than many agency loan programs. Maximum financing varies by loan amount, credit profile, occupancy, property type, and transaction type.
Can I buy an investment property?
Investment properties may be eligible. Rental potential, property type, business-purpose eligibility, reserves, and any prepayment penalty structure may be part of the review.
Can I buy a second home?
Second homes may be eligible when the borrower, property, occupancy, and documentation fit lender guidelines.
Are reserves required?
Reserves are important in foreign national financing, and 12 months reserves may be required. The lender wants to see the ability to carry the property after closing.
Can I use gift funds?
Gift funds may be permitted in some scenarios if the borrower contributes the required own funds and the gift is documented according to lender guidelines.
Can I use a power of attorney?
A power of attorney may be allowed in some cases, subject to lender, title, investor, and legal requirements.
Are prepayment penalties possible?
Yes. Prepayment penalties may apply on some investment property or business-purpose loans where legally permitted, and should be reviewed before choosing a loan structure.
Buying or refinancing U.S. property as a foreign national?
Share the borrower profile, property type, occupancy, down payment, reserves, and documentation picture so the scenario can be reviewed against available Non-QM options.