Can Foreigners Get a Mortgage in the USA? Complete 2026 Guide

Complete Foreign National Mortgage Guide 2026

Updated: June 02, 2026

If you’re a foreign national or non-resident looking to buy real estate in the United States, securing a mortgage might feel daunting.

In reality, foreign national mortgage programs are more accessible than you might think. I’ve purchased over 120+ rental properties in the USA as a foreigner, and I’ve used a foreign national loan of one kind or another for every single one of my purchases.

In this 2026 guide, I’ll walk you through everything you need to know, including loan types, lender requirements, interest rates, documentation, and how to get pre-approved, even if you live abroad.

Can Foreigners Get Mortgages in the USA?

Yes, foreign nationals can absolutely get mortgages to purchase real estate in the United States.

In fact, there are lots of lenders with foreign national mortgage programs helping international buyers finance the pruchase of real estate in the U.S.

While the specific terms and underwriting process are a little different for foreign nationals, it’s far more accessible than most people think. Specialized lenders offer a range of mortgages tailored specifically for foreigners without a Social Security number, U.S. credit history, or U.S. income. These loans allow you to finance a range of property types, including rental properties, and vacation homes.

If you’re a foreigner with proof of funds, a qualifying property, and a good paper trail, getting approved for a mortgage in the USA is surprisingly straightforward with the right guidance.

See Also: Foreign National Mortgage Rates: Up to Date Mortgage Rates for Non-Residents

Who Qualifies as a Foreign National?

In the context of U.S. mortgage lending, a foreign national is someone who is:

• Not a U.S. citizen.
• Does not pass the substantial presence test.
• Does not have permanent resident status (i.e., no green card).

Typically, this includes:

• Citizens of other countries living abroad.
• Foreigners who visit the U.S. but do not reside here full-time.
• Non-residents on tourist or temporary visas.

In most cases, if you live and work outside the United States and do not have a U.S. credit score, Social Security Number (SSN), or U.S. tax returns, you would be classified as a foreign national for mortgage lending purposes.

It’s important to understand that this status isn’t a barrier to financing. It simply means you’ll be applying through lenders who offer a specific foreign national loan program.

See Also: Can Foreigners Buy Property in the USA: Your Complete Guide to Buying U.S. Real Estate as a Non-Resident Foreigner

The Difference Between Foreign National Loans and Domestic Mortgages

If you’re not a U.S. citizen or green card holder, you won’t qualify for a conventional mortgage through a traditional bank like Wells Fargo or Bank of America. But that doesn’t mean you’re out of options, far from it.

Foreign national mortgage loans are designed to work around the requirements that trip up most non-resident borrowers. For example, instead of relying on your U.S. credit score, tax returns, or W-2 income, lenders with foreign national loan programs look at one or more of the following (depending on the type of U.S. property you want to purchase):

• Your foreign income and assets.
• Your bank statements.
• The cash flow potential of the property you want to buy.

Here’s a quick comparison:

Foreign national loans are usually issued by private lenders, not big-name retail banks. That gives them more flexibility — and you more opportunity — if you’re coming in from overseas.

That said, there are also some international banks with decent foreign national loan programs (see list of lenders below).

The Different Types of Foreign National Mortgage

There are essentially two types of foreign national mortgage; conventional mortgages, and DSCR loans.

Conventional loans use your personal income and credit from your home country to approve the loan. But if you’re buying a rental property in the U.S., you’ll use a DSCR loan which will use the property’s rental income to qualify – not your personal income.

Peronsally, I use 30-year fixed rate DSCR loans to purchase and/or refinance all of my U.S. rental properties. You can can read more in my guide on DSCR loans.

Fixed Rate vs Adjustable Rate (ARM) Mortgages for Foreigners

Both conventional loans and DSCR loans can have either a fixed or adjustable (ARM) interest rate.

In most cases, a fixed rate mortgage will have a fixed interest rate for the entire loan term (up to 30 years), whereas an adjustable rate mortgage (ARM) will have a fixed rate for a shorter initial period.

After the intial fixed rate period is over on an ARM mortgage, the interest rate then adjusts annually based on prevailing interest rates at the time. For example, a 5/1 ARM mortgage will have a fixed rate for the first 5 years, then the rate will adjust once per year thereafter.

Typically, ARM mortgages have a lower interest rate for the intial fixed period. This makes them more appropriate if you feel the interest rate might be lower in the future when the loan reverts to an annually adjusting rate.

For a more in-depth explanation on mortgage interest rates for foreign nationals, you can read my guide on foreign national mortgage rates.

Types of Properties You Can Finance With a Foreign National Mortgage

Foreign national mortgage loans aren’t just for luxury condos or vacation homes. Depending on the lender, you can finance a wide range of property types.

Here’s what you can typically finance with a foreign national mortgage:

• Single Family Homes: The most common choice. Ideal for long-term rentals or personal vacation use.

• Small Multifamily: These are duplex, triplex and quadplex properties. i buy these types of properties because they generate great cashflow.

• Condos and Townhomes: Available in certain markets, as long as the condo association or HOA meets the lender’s guidelines. I tend to avoid condos!

There are some restrictions on the type of property you can finance with a foreign national loan. Most lenders will not finance:

• Raw land.
• Co-ops (common in NYC).
• Cheap investment properties.

💡 Tip: If you’re looking to buy rental properties in the U.S. like me, stick to residential properties in decent neighbourhoods with stable or growing rental demand. Lenders love predictable rental income!

Foreign National Mortgage Requirements

As I mentioned earlier, different loans have different requirements.

In reality, lenders want to see that you’re financially capable of making the purchase and keeping up with the mortgage payments.

The specific documents you’ll need depend on the type of loan you’re applying for — either conventional or DSCR. Here’s a breakdown of each.

📑 Documents Required for Conventional Foreign National Mortgages

Conventional lenders will underwrite your loan using your foreign income, credit, and assets. Here’s what they typically ask for:

• Identity Documents: Valid Passport and second form of government-issued ID
• Credit Report: Foreign credit report or international credit reference letter
• Proof of Income: Pay slips, tax returns, and/or bank statements
• Proof of Funds: Down payment, closing costs, and cash reserves
• Letter of Explanation: For any irregularities in income, funds, etc.
• References: Accountant or employer letter verifying employment or business ownership

An important point to note is that lenders may also require documents to be translated and/or apostilled depending on the country of origin. This can be a time-consuming process, so be prepared in advance if your documents are not in English.

📊 Document Requirements for DSCR Loans for Foreigners

DSCR lenders care less about your personal finances and more about the property’s cash flow and your ability to close. Here’s what they usually require:

• Identity Documents: Valid Passport and second form of government-issued ID.
• Proof of Property Income: Lease agreement and/or market rent analysis from an Appraiser.
• Proof of Funds: Down payment, closing costs, and cash reserves.
• Entity Documentation: If buying through a U.S. corporate entity like an LLC.
• Property Details: Full address, property tax amount, and insurance premiums.

While most DSCR lenders will do a basic background check to make sure you’re not on any watchlists, they won’t usually ask for tax returns, credit reports, or proof of personal income. This makes DSCR loans ideal for foreign investors focused on rental properties.

💡 Pro Tip: Organize your documents in advance. Convert all files into PDF with clear English translations where needed. Lenders appreciate clean files, and it speeds up the approval process.

🔐 Proof of Funds: What You Need to Show

Regardless of loan type, all lenders want clear proof that you can afford your share of the deal. They also need to verify that your funds come from a legitimate source.

I’ve helped dozens of foreigners apply for DSCR loans, and this is usually the most complicated part of the process, and it’s little different every time based on where your funds have come from.

Generally speaking, here’s what you’ll need:

• Down payment: Usually 25% to 30% of the purchase price.
• Closing costs: Typically 5% to 6% of the purchase price (including legal, title, taxes, etc.).
• Reserves: Lenders often require 3 to 9 months of loan payments in reserve.
• Proof of Source: A paper trail showing where the funds have come from – for example an asset sale, savings, a gift, or a loan.

💡 Pro tip: Transfer your funds into a U.S. bank account in your name (or your LLC’s name) early. Lenders often require proof that funds have been “seasoned” for at least 60 days.

How Much Can Foreign Nationals Borrow?

How much you can borrow as a foreigner depends on a range of factors, including:

• Property Value: Foreign national mortgages tend to require higher down payments.
• Property or Personal Income: Depending on loan type (conventional vs DSCR).
• Borrower Profile: Each lender assesses risk differently based on your documentation, reserves, and experience.

Conventional foreign national mortgages typically use the borrower’s income and financial assets to underwrite the loan and decide how much you can borrow.

DSCR loans, on the other hand, are asset-based, meaning lenders focus on your down payment amount, property value, and the income-producing potential of the property.

Typical minimum loan amounts start from $75,000, although most lenders that I work with have a minimum loan amount of $100,000. In most cases, you will be expected to meet the following:

• Minimum loan size: $75,000 to $100,000 (varies by lender).
• Maximum loan-to-value (LTV): 70% to 75% depending on loan type and borrower profile.

📌 Pro tip: DSCR lenders prefer properties with higher rent. They’ll want to see that the rental income covers the mortgage payment at a ration of at least 1/1.

If you’re buying rental properties in the U.S., you can use my DSCR Loan Calculators to estimate how much you might qualify for, and what interest rate you could be approved at.

U.S. Mortgage Terms For Foreigners

Specific mortgage terms vary based on the type of loan, property specifics, and lender. Here’s a general guide to down payments, interest rates, and loan terms for foreign nationals.

Down Payment Requirements for Foreign National Mortgages

📈 Foreign National Mortgage Rates

Foreign national mortgage rates vary by loan type, lender, and borrower profile. Typically, we pay a little bit more than U.S. citizens – usually by about 0.5%.

Here’s a snapshot of foreign national loan rates by loan type and term as of June 2026:

🔎 Pro Tip: Want to know your estimated rate for a DSCR loan? Use my DSCR Interest Rate Calculator to see what rate you might qualify for.

How to Qualify for a Foreign National Mortgage in the USA

Qualifying for a U.S. mortgage as a foreign national might feel intimidating at first, especially if you’re used to different systems abroad. But once you understand how the process works, it can be surprisingly straightforward.

I work with four specialist mortgage lenders that offer foreign national loans. While the exact application process and documentation requirements vary, here’s a typical step-by-step path to approval:

Step 1: Determine Which Loan Type Fits You Best

Start by deciding whether you’ll apply for a conventional foreign national mortgage or a DSCR loan. This depends on your goals, income, and documentation:

• Choose conventional if you have verifiable foreign income, foreign credit, and plan to use the property personally or as a vacation home.

• Choose DSCR if you’re buying a rental property.

• Choose Fixed Rate: If you want long-term predictability.

• Choose Adjustable Rate (ARM): If you might sell or refinance in the short-term, or think interest rates will go down in the future.

Step 2: Prepare Your Down Payment and Closing Funds

As I already mentioned above, you’ll typically need to show:

• 25% to 30% down payment.
• 5% to 6% in closing costs (includes title, legal, appraisal, and transfer taxes).
• 3 to 9 months of loan payments in reserve.

💡 Pro tip: Transfer funds into a U.S. bank account in your name (or your LLC’s name) early. Lenders like to see funds available at the time of application.

Step 3: Gather Required Documents

Use the list above based on your loan type; conventional or DSCR.

• Proof of source of funds (e.g. banks statments).
• Government ID.
• Proof of Income (for conventional).
• Proof of rental income (for DSCR).
• U.S. Entity Documents (if buying through an LLC).

Step 4: Get Pre-Approved by a Lender

This is where the rubber meets the road. For conventional loans, the lender will pre-approve you as a boorwer. For DSCR loans, the lender will pre-apporve the property itself.

Here’s what you’ll need to:

• Submit your application.
• Provide required documents.
• Verify your down payment and reserves.

🛠️ Need help? I work with a network of lenders who specialize in U.S. mortgages for non-residents and foreigners. If you’d like help getting pre-approved, click here to contact me.

Step 5: Underwriting and Closing

Once you’re pre-approved, the lender will carry out their underwriting. That means they’ll verify all the details you’ve provided. The title company will also verify that the property has a clean title. You might have to provide further documentation throughout this process.

Once underwrting is complete, the lender will give you the “clear to close”. For most foreigners you will close on your property remotely using a Remote Online Notary (RON). There’s generally no need to travel to the U.S. for a closing.

And that’s it… you now own a piece of U.S. real estate with the power of leverage.

Foreign National Mortgage Lenders in the U.S.

There are dozens of foreign national mortgage lenders in the U.S., and choosing the right one can make or break your deal.

Not all lenders offer the same terms and interest rates. In this section, I’ll explain what to look for, what to avoid, and how to find a lender that’s right for your situation.

• Banks: There are some international banks with foreign national loan programs.

• Private Lenders: These are private commercial lenders that offer foreign national loan programs. These are the types of lenders I use for my own U.S. property investments, and for my clients as well.

🧠 How to Choose the Right Foreign National Mortgage Lender

When choosing a foreign national mortgage lender, here’s what to look for:

✅ Experience working with non-residents or foreign nationals.
✅ Access to DSCR and/or conventional loan programs.
✅ Flexible documentation requirements (foreign income, no SSN, etc.).
✅ Transparent fees, interest rates, and timelines.
✅ Bilingual or international loan officers (bonus!).

Foreign National Mortgage Lender List For 2026

Here are a few of the leading lenders that have foreign national mortgage programs in 2026. For more options, you can read my comprehensive of foreign national mortgage lenders.

• Angel Oak Mortgage Solutions: Offers flexible foreign national mortgage programs for foreign buyers.

• Griffin Funding: Provides foreign national and ITIN mortgage options for buyers without SSNs or U.S. credit.

• HSBC Bank USA: A global bank with mortgage options for foreigners investing in U.S. real estate.

• Quontic: Simplifies the mortgage process for non-U.S. citizens with streamlined foreign national loans.

• SouthTrust Bank: Serves international clients who visit or invest in U.S. property.

• America Mortgages: Specializes in mortgages for foreigners with global income and no U.S. credit.

• A&D Mortgage: Offers DSCR and foreign national programs for international property investors.

• First American Bank: Provides mortgage solutions for non-citizens with ties to the U.S.

• LendSure Mortgage Corp: Experienced in verifying foreign assets and funding loans for non-residents.

• IBC Bank: Offers foreign national loans to legal visitors from outside the U.S.

Remember, this list of foreign national mortgage lenders isn’t a recommendation. My own go-to lenders that my clients and I use for our DSCR loans in the U.S. are:

• LendCity: Canadian-based mortgage brokerage specializing in U.S. DSCR loans for foreign investors. Offers access to multiple U.S. lenders with flexible underwriting and fees.

• HomeAbroad: A wide range of lending products for foreign nationals, including: fix and flip loan, conventional foreign national mortgages, and DSCR loans.

• Waltz: Digital lender offering a streamlined platform for DSCR loan applications. Ideal for tech-savvy investors wanting fast approvals.

📌 Pro Tip: Many foreign national mortgage lenders don’t advertise their best rates online. Your best bet is to work with someone who already has direct relationships with multiple lenders. This can save you time, money, and a lot of back-and-forth. You can book a no-obligation strategy call with me or my team here.

Foreign National Mortgage Calculator

If you want to get an idea of the interest rate and total down payment and closing costs you’ll need for a foreign national mortgage, you can use my simple foreign national loan calculator below.

Final Thoughts

Getting a mortgage in the U.S. as a foreign national or non-resident might seem overwhelming at first, but it’s absolutely achievable.

Over the last 10 years, I’ve personally purchased over 120 properties in the U.S. using foreign national loans, and I’ve helped clients from all over the world purchase U.S. real estate with financing — even with no U.S. credit score, income, or residency.

The key is knowing what your loan options are, preparing the right documents, and understanding how the system works. Being prepared in advance will speed up the process, and ensure your loan appliation doens’t get denied.

Whether you’re buying a vacation home, a rental property, or diversifying your portfolio internationally, a foreign national mortgage can help you unlock the power of leverage and grow your wealth through U.S. real estate.