Foreign National Mortgage Guide: Your Essential 2025 Guide to Foreign National Loans in the USA

Foreign National Mortgage Guide: Requirements, Guidelines, Rates, and Programs for Foreign National Loans in the USA

Updated: September 03, 2025

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+ investment 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 2025 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 their U.S. property investments.

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

If you’re a foreign buyer with proof of funds, a qualifying property, and a good paper trail, getting a foreign national loan 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, and 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 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 Chase. 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:

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

Here’s a quick comparison:

These 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 and DSCR loans. Conventional loans use your personal income and credit from your home country to approve the loan. If you’re buying a rental property in the U.S., DSCR lenders want to see sufficient rental income to cover the mortgage payment.

I use 30-year fixed rate DSCR loans to purchase and/or refinance all of my U.S. rental properties. For more in-depth information about DSCR Loans, you can read my guide on DSCR loans.

There are also fixed rate foreign national loans and adjustable rate mortgages (ARM) available. Adjustable rate mortgages have a fixed rate for an initial period, then the interest rate adjusts annually once the initial fixed rate period is done.

For example, a 5/1 ARM mortgage will have a fixed rate for the first 5 years, then the rate will adjust annually thereafter.

For a more in-depth explanation on 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, and so will you! You can read my guide on U.S. real estate markets for rental property investors in 2025 here: Top 7 Cities for Rental Property Investors in 2025.

Foreign National Loan Requirements

Foreign nationals and non-residents don’t always need to provide a credit report or prove personal income to get a mortgage. However, you will need to provide the right documents based on the type of mortgage you apply for.

Whether you’re applying for a DSCR loan or a conventional foreign national mortgage, 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 for Conventional Foreign National Loans

Conventional lenders will underwrite your loan using foreign income, foreign credit, and foreign 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 of your documents are not in English.

📊 Document Requirements for DSCR Loans

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. 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

💡 Pro tip: Transfer 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 foreign national 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 and the income-producing potential of the property.

Typical loan amounts range from $75,000 to $2 million, although some lenders will go higher with strong documentation. In most cases, you’ll be expected to meet the following:

• Minimum loan size: $75,000 to $100,000 (varies by lender)
• Maximum loan-to-value (LTV): 70% to 85% depending on loan type and borrower profile.

Many lenders will cap the loan amount at 70 to 75% of the purchase price for foreign nationals. That mean you’ll need to bring at least 25% to 30% as a down payment (we’ll cover that next).

📌 Pro tip: DSCR lenders prefer properties that cash flow well. A good DSCR (Debt Service Coverage Ratio) — usually above 1.0 — helps increase your loan eligibility. If you’re buying rental properties, you can use my DSCR Loan Calculators to estimate how much you might qualify for, and what interest rate you could be approved at.

Mortgage Terms For Foreign Nationals

As I noted above, there are different types of foreign national mortgage, including conventional (full documentation) loans, and DSCR loans. Terms vary between loan types and lender. Here’s a general guide to down payments, interest rates, and loan terms.

Down Payment Requirements for Foreign National Mortgages

Down payment expectations vary depending on the lender and loan type:

📈 Foreign National Mortgage Rates

Foreign national mortgage rates vary by loan type, lender, and borrower profile. Here’s a snapshot of foreign national loan rates by loan type and term as of July 2025:

🔎 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

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 becomes surprisingly straightforward.

I work with four specialist mortgage lenders that offer foreign national loans. While the exact application process and documentation requirements do 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 that’s producing consistent rental income.

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

• Choose Adjustable Rate (ARM): If you might sell or refinance in the short-term, or thing interest rate 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 often require proof that funds have been “seasoned” for at least 60 days.

Step 3: Gather Required Documents

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

• Foreign Bank Statements
• Government ID
• Proof of Income (if needed)
• Proof of rental income (if needed)
• U.S. Entity Documents (if buying through an LLC).

Step 4: Get Pre-Approved by a Foreign National Lender

This is where the rubber meets the road. You’ll need to:

• Submit your application
• Provide required documents
• Verify your down payment and reserves
• Select a foreign national loan program that suits your deal

🛠️ Need help? I work with a network of lenders who specialize in foreign national and DSCR mortgages. If you’d like help getting pre-approved, click here to contact me.

Step 5: Close Your U.S. Mortgage Remotely

Once you’re approved, the lender will handle the closing process through a U.S. title company or attorney. Most foreign buyers can close the deal remotely via email and online notary. 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

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 a foreign national loan program.

• Private Lenders: These are private commercial lenders that offer foreign national loan programs and other non-QM loans. These are the types of lenders I use for my own U.S. properties 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 2025

Here are a few of the leading lenders that have foreign national mortgage programs in 2025. 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 like me who already has direct relationships with multiple lenders. This can save you time, money, and a lot of back-and-forth. 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 — especially when you work with lenders and advisors who specialize in helping international buyers.

Over the years, I’ve bought dozens of 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 your loan options, preparing the right documents, and understanding how the system works.

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.