Non-U.S. Residents · Second Homes & Investments
Foreign National Mortgage Loans
You don’t need to be a U.S. citizen or resident to finance a home here. Foreign national loans let buyers who live abroad purchase a second home or investment property in the U.S. I help with these loans in California, Florida, Texas and Maryland, in English or Farsi.
- NMLS #2087371
- 240+ Lenders
- English & فارسی
Can a Non-U.S. Citizen Buy a House in California?
Yes. California’s Constitution says noncitizens have the same property rights as citizens, so you can own a home in California without a green card or a U.S. visa. The harder part is usually the financing, not the ownership.
Most standard U.S. mortgages, such as conventional and FHA loans, are built for U.S. citizens, permanent residents and certain visa holders who live here. If you live outside the U.S. and have no U.S. income or credit, you’ll usually need a foreign national loan instead. These are non-QM loans offered by specific lenders, each with its own rules, and foreign national loans in California follow the same lender-by-lender approach.
Foreign national loans California buyers use are typically for a second home or an investment property, not a primary residence. If you already live in the U.S. on a visa, other programs may be available, and we should look at those first.
Important: every U.S. lender has to follow federal sanctions and anti-money-laundering rules. If you live in, or your funds come from, a country under broad U.S. sanctions, including Iran, financing may not be possible. Please get legal advice before you make plans, and tell me about your situation up front so I can give you an honest answer.
Foreign National Loan Requirements
Foreign national loan requirements vary by lender, but most will look at the same main areas:
Identity and status
A valid passport is standard. Many lenders also ask for a valid U.S. visa or proof of legal entry, though some programs for investment properties don’t require a visa. Lenders also check every borrower against government watch lists.
Income or rental income
Some programs verify your income from your home country with an employer letter, a CPA letter or tax documents. Others qualify the loan on the property’s expected rent instead, similar to a DSCR loan.
Property type and use
Most programs cover single-family homes, condos and townhomes used as second homes or rentals. Some also allow 2–4 unit properties. Condo approval rules can be stricter for foreign national loans.
Reserves
Expect to show savings left over after closing, often several months of payments, held in a U.S. or foreign account the lender can verify.
Down Payment & Documents
Foreign national loans usually require a larger down payment than loans for U.S. residents, often 25% or more, depending on the lender, the property and your profile. The exact amount affects both your rate and which lenders will consider the loan.
A typical document list includes:
- Passport, plus visa or entry documents if required
- Bank statements for the down payment and reserves (usually translated into English)
- Proof of where the down payment came from, with a clear transfer history
- Income documents or a lease and rent estimate, depending on the program
- Credit references or an international credit report
- Purchase contract and details of the property
Plan your money transfer early. Funds usually need to be moved into a U.S. account before closing, and lenders want to see a clean, documented path from the original source to the closing table. Large, unexplained deposits slow everything down.
No U.S. Credit History?
That’s normal for foreign nationals, and it doesn’t have to stop you. Many lenders that offer these programs don’t require a U.S. credit score. Instead they may accept:
- A credit report from your home country
- Reference letters from banks you’ve worked with
- A record of on-time payments on other accounts, such as rent or utilities
If you do have a U.S. credit score, even a short history, it can help. Either way, a larger down payment and solid reserves usually carry more weight than the credit file itself.
Foreign National Loans in Florida & Texas
Florida and Texas are popular with international buyers, but both states have passed laws in recent years that limit real estate purchases by some people connected to certain countries. Iran is on the list in both states, which matters for many families I work with.
Florida
Florida’s 2023 law restricts some purchases by people domiciled in designated “foreign countries of concern”, including Iran. For most of those countries the limits focus on agricultural land and property near military installations and critical infrastructure, and there are registration rules. Read the Florida Senate bill summary and talk to a Florida real estate attorney.
Texas
Texas law in effect since September 1, 2025 bars many individuals domiciled in designated countries, including Iran, from buying Texas real estate, with a limited exception for people lawfully living in the U.S. who buy a home as their homestead. It can also reach citizens of those countries living elsewhere. See the Texas Legislature bill summary and get legal advice before you make an offer.
I’m not an attorney and this isn’t legal advice. What I can do is help you understand the financing side and connect the timing of your loan with the legal review.
Help in Farsi
A purchase from abroad means time zones, translations, bank transfers and a lot of documents. Doing it in your own language helps. I speak English and Farsi, and I can explain each step, each document and each fee in Persian so you know what’s happening even when you’re thousands of miles away.
See my Persian mortgage broker page for more about working with me in Farsi, or contact me to talk about your plans.
Foreign National Loan FAQ
Can a non-U.S. citizen get a mortgage in the U.S.?
Yes. Permanent residents and many visa holders can use standard programs. Buyers who live abroad can use foreign national loans offered by some non-QM lenders, usually for second homes or investment properties.
How much down payment does a foreign national loan need?
It’s usually larger than for U.S. residents, often 25% or more. The exact amount depends on the lender, the property type and your profile.
Do I need a Social Security number or U.S. credit score?
Not always. Many foreign national programs accept a passport, foreign credit references and verified assets instead of a U.S. credit score.
Can I buy in an LLC as a foreign national?
Some lenders allow it, especially on investment properties. You’ll usually sign a personal guarantee. State ownership laws still apply, so check with an attorney.
Can I use rental income to qualify?
Often, yes. Some foreign national programs work like DSCR loans and qualify the property on its rent compared with the payment.
Buying in the U.S. From Abroad?
Tell me about your plans, or apply online, and I’ll check which lenders can work with your situation.
Hossein Nasrollahi, NMLS #2087371 · Loan Factory, Inc., NMLS #320841 · Equal Housing Opportunity