Can Foreign Nationals Get a Mortgage in the U.S.?

Yes. Foreign nationals may qualify for mortgage financing to purchase real estate in the United States, even without U.S. citizenship, a Social Security number, or an established American credit history.

Although international borrowers may not meet the documentation requirements of traditional mortgage programs, specialized foreign national mortgage loans provide alternative paths to financing eligible properties.

These programs can be particularly relevant to international real estate investors, non-U.S. residents purchasing vacation properties, and buyers seeking rental investments in the American real estate market.

For mortgage brokers, understanding how foreign national financing works can create opportunities to serve borrowers whose financial profiles extend beyond traditional U.S. lending requirements.

What Is a Foreign National Mortgage Loan?

A foreign national mortgage is a financing program designed for eligible borrowers who are citizens of another country and generally reside outside the United States.

These borrowers may have substantial assets, established careers, and strong financial histories in their home countries but lack the U.S.-based documentation commonly requested for traditional mortgage qualification.

For example, an international buyer might have:

• No U.S. Social Security number.
• No traditional U.S. credit score.
• Employment or business income earned outside the United States.
• Financial accounts maintained at international institutions.
• A limited history of U.S. property ownership.
• A desire to acquire U.S. investment property or a second home.

A conventional lender may have difficulty evaluating this financial profile through its standard documentation process.

Foreign national mortgage programs address certain documentation differences by accepting eligible alternative information and using underwriting approaches designed for international borrowers.

Can You Buy Property in the U.S. Without U.S. Citizenship?

In many circumstances, non-U.S. citizens may legally purchase real estate in the United States.

However, the ability to purchase property and the ability to obtain mortgage financing are separate questions.

Property ownership can be affected by federal, state, and local laws, including restrictions that may apply to certain foreign persons, property locations, or transactions.

Mortgage eligibility involves another set of considerations, including borrower residency, property type, financing purpose, identification requirements, assets, and lender underwriting guidelines.

A foreign national who cannot qualify through a standard mortgage program may still qualify through a specialized non-agency lender.

What Are the Typical Requirements for a Foreign National Mortgage?

Foreign national loan requirements vary by program, but most applications involve evaluating several fundamental considerations.

1. Valid Identification and Residency Information

Lenders generally need to establish the borrower’s identity and verify applicable residency information.

A valid passport is commonly part of the documentation package. Depending on the financing structure, additional documentation may be required.

Some programs have different visa-related requirements based on how the property will be titled.

For example, Foundation Mortgage’s foreign national program identifies an option that does not require a visa when the eligible property is vested in an LLC, subject to the program’s other requirements.

That does not mean immigration, ownership, or transaction-related laws can be disregarded. Each loan must be evaluated according to applicable requirements.

2. Down Payment and Loan-to-Value Ratio

Foreign national mortgage programs may require borrowers to contribute more equity than certain conventional residential mortgage products.

Loan-to-value ratio, or LTV, represents the relationship between the mortgage amount and the property’s applicable value.

For example, consider a hypothetical $600,000 investment property.

At 75% LTV, the mortgage amount would be $450,000, requiring $150,000 in borrower equity before accounting for closing costs, reserves, or other expenses.

Foundation Mortgage advertises foreign national mortgage options with maximum LTVs of up to 75%, depending on the transaction and program.

Actual financing availability may vary according to property type, loan amount, documentation, and borrower characteristics.

3. Credit History

One of the most common questions international borrowers ask is whether they need a U.S. credit score.

The answer depends on the lender.

Certain foreign national mortgage programs can evaluate borrowers without requiring a traditional U.S. credit history.

Foundation Mortgage’s foreign national program, for example, does not require a U.S. credit score or foreign credit reference letters for eligible borrowers.

This is an important distinction for international investors who have established financial histories abroad but have not previously borrowed in the United States.

Other eligibility requirements still apply. The absence of a U.S. credit score does not eliminate the need for responsible underwriting.

4. Assets and Financial Reserves

Lenders generally need to establish that the borrower has sufficient verified funds for the transaction.

Depending on the program, required documentation may include:

• Personal or business bank statements.
• Investment account statements.
• Evidence of available down payment funds.
• Documentation supporting the source of funds.
• Required financial reserves.
• Relevant currency conversion or international transfer information.

Foreign assets may be acceptable under certain programs, but the location, seasoning, transfer, and verification requirements can differ.

Foundation Mortgage’s foreign national program includes specific requirements for funds held in U.S. financial institutions and offers certain reserve options involving foreign accounts.

Brokers should confirm these requirements before advising borrowers to transfer money internationally.

Can Foreign Nationals Qualify Using Rental Income?

Yes. Eligible foreign nationals purchasing U.S. investment properties may be able to qualify using Debt Service Coverage Ratio financing.

A DSCR loan evaluates the property’s eligible rental income relative to the housing payment or debt-service obligation defined by the program.

The basic calculation is:

Consider a hypothetical investment property with $4,000 in qualifying monthly rental income and a $3,500 monthly housing payment.

The resulting DSCR would be approximately 1.14.

That indicates the qualifying rental income exceeds the applicable monthly payment in this simplified example.

However, an acceptable ratio is only one part of the underwriting process. The lender must still evaluate borrower eligibility, credit requirements where applicable, assets, reserves, property characteristics, and transaction structure.

Why DSCR Matters for International Investors

An international investor may generate significant income from businesses or properties outside the United States.

Documenting that income through traditional American mortgage requirements can be complicated.

DSCR financing provides an alternative because qualification focuses on eligible income from the subject investment property rather than relying primarily on the borrower’s personal employment earnings.

Foundation Mortgage offers foreign national DSCR options for qualifying investment transactions. Certain programs may consider DSCR ratios below 1.00, subject to additional requirements.

This creates potential financing opportunities for investors purchasing properties intended to generate rental income.

Explore Foundation Mortgage DSCR Loans

What Documents Might a Foreign National Borrower Need?

The documentation package depends on the chosen financing method.

A full-documentation loan may require information about employment, business ownership, or income earned abroad.

An alternative-documentation loan may rely on accepted bank statements or other financial records.

A DSCR loan may focus primarily on property cash flow rather than personal-income documentation.

Common documentation categories include:

• Identification: A valid passport and any additional identity documentation required by the lender.
• Residency: Evidence of foreign residence or other applicable borrower-status documentation.
• Assets: Bank statements or investment statements demonstrating sufficient verified funds.
• Income: Foreign income documentation when required by the selected program.
• Property information: Purchase contract, address, occupancy designation, unit count, and property characteristics.
• Rental income: Lease agreements, rent rolls, market rent analysis, or other permitted rental-income documentation for DSCR financing.
• Entity documentation: Relevant LLC or corporate formation documents when an eligible entity will hold title.

Brokers should avoid assuming that documentation requirements are identical for every foreign national borrower.

The best starting point is to identify the proposed property, ownership structure, and financing objective before selecting a documentation approach.

What Types of U.S. Properties May Be Eligible?

Foreign national mortgage programs can support multiple real estate investment strategies.

Second Homes and Vacation Properties

Some international borrowers purchase homes in the United States for occasional personal use.

Foreign national second-home programs may provide financing options, subject to occupancy requirements and applicable restrictions.

A second home should not be represented as an investment property or vice versa simply to qualify for financing. The actual intended use must be accurately disclosed.

One-to-Four-Unit Investment Properties

Single-family rental homes, duplexes, triplexes, and four-unit residential investment properties may be eligible under applicable foreign national and DSCR programs.

These properties may appeal to international buyers interested in acquiring income-producing U.S. real estate.

Five-to-Ten-Unit Residential Properties

Some investors seek larger residential properties as part of their portfolio strategies.

Foundation Mortgage offers small multifamily financing for eligible properties containing up to ten residential units, with foreign national eligibility available under applicable guidelines.

Additional considerations may include property cash flow, appraisal, occupancy, unit count, credit documentation, and loan structure.

Ownership Through an LLC

Some foreign national programs permit properties to be titled in eligible U.S. entities.

Entity ownership introduces additional documentation and legal considerations, including organizational records and applicable borrower obligations.

The suitability of an LLC or other ownership structure should be evaluated with appropriate legal and tax professionals.

How Can Mortgage Brokers Help Foreign National Buyers?

Foreign national transactions benefit from early discovery and organized documentation.

Before reviewing loan products, brokers should establish:

1. Where does the borrower currently live and earn income?
2. Is the property intended as a second home or investment?
3. Does the borrower have a U.S. credit history?
4. Where are the funds for closing currently held?
5. Will the property be owned individually or through an entity?
6. Is the property currently producing rental income?
7. Are there transaction deadlines or international fund-transfer considerations?

These questions can help identify a suitable financing approach and prevent unnecessary delays.

Brokers should also distinguish foreign national financing from ITIN mortgage programs. Although some borrowers may meet requirements under more than one category, the programs are not interchangeable.

A foreign national investor residing abroad may have different documentation requirements from an ITIN borrower who lives and works in the United States.

Frequently Asked Questions About Foreign National Mortgages

Expand Your Lending Opportunities With Foreign National Financing

Foreign nationals purchasing U.S. real estate do not always fit traditional mortgage underwriting requirements.

But a lack of U.S. credit history, a Social Security number, or domestic employment income does not automatically eliminate financing possibilities.

For mortgage brokers, the opportunity lies in identifying eligible borrowers, understanding their investment objectives, and introducing appropriate financing structures.

Foundation Mortgage offers foreign national programs designed to support eligible international borrowers purchasing U.S. second homes and investment properties.

Whether the transaction involves a single-family rental, vacation property, or larger residential investment, the right financing conversation starts with understanding the complete scenario.

For mortgage industry professionals only. Educational information, not a commitment to lend or a guarantee of eligibility. Loan approvals are subject to applicable guidelines and underwriting. Foundation Mortgage Corporation · NMLS #5057 · Equal Housing Lender.