Foreign National Purchase Loan for U.S. Real Estate Buyers
About the Foreign National Purchase Loan
Finance a U.S. vacation home, second home, or investment property as a non-resident buyer, with flexible international documentation options. These programs are designed for borrowers who may lack U.S. credit history, U.S. tax returns, or traditional domestic income documentation, and they offer practical paths to ownership in high-demand markets such as Florida.
This is the foundation program for international buyers purchasing property in the United States. Depending on the borrower's profile and goals, qualification can be built around foreign income and employment, bank statements, verified assets, or the property's rental income, so buyers can choose the approach that best reflects their financial situation.
The program is a strong fit for international buyers who want a vacation or seasonal residence, investors adding income-producing property to a U.S. portfolio, and families seeking a long-term foothold in the U.S. market. Borrowers can work with a lender who understands cross-border documentation, including translated records and verification of foreign funds, to help keep the purchase process organized and on schedule.
How This Program Works
What a foreign national purchase loan is
Most U.S. mortgages assume the borrower has a U.S. credit history, a Social Security Number, and U.S. tax returns. International buyers usually have none of these, even when they are financially strong at home. A foreign national purchase loan replaces those U.S.-centric requirements with documentation that a non-resident can realistically provide: a valid passport, a visa or travel record where applicable, home-country bank and income records, and international credit references.
Think of this program as the umbrella. Once your scenario is reviewed, the loan is underwritten on the qualification track that best fits you, whether that is the property's rental income (DSCR), verified foreign income, bank statement deposits, or liquid assets.
How underwriting works without U.S. credit
Instead of a FICO score, programs that require international credit evaluate credit reference letters from your bank, a foreign credit report where available, and the payment history of existing obligations. Your down payment, reserves, and the strength of the property carry more weight than in a domestic loan, which is why foreign national programs commonly require a larger down payment than conventional financing.
On full-doc and lite-doc files, every document that is not in English must be accompanied by a certified English translation, and foreign-currency figures are converted to U.S. dollars at a documented exchange rate.
Cross-border fund verification and seasoning
Lenders must verify where your down payment and closing funds come from. Expect to provide recent statements for the accounts holding those funds and a clear paper trail for transfers into a U.S. account or the title company's escrow account. Funds that have sat in your account for a period of time (typically 60 days or more) are considered seasoned. Large recent deposits need a written explanation and supporting documentation.
Plan your international wire early. Transfers can take several business days, and some banks hold incoming international wires for compliance review.
Florida and coastal market focus
Florida remains one of the most popular U.S. destinations for international buyers, from Orlando's vacation-rental communities to Miami, Fort Lauderdale, Tampa, and the Gulf Coast. Coastal properties bring extra considerations, including windstorm and flood insurance, condominium safety and reserve rules, and HOA rental restrictions. Our team reviews these early so they do not surprise you at closing.
Strategic trade-offs
Foreign national interest rates are competitive with those offered to U.S. citizens, even though the lender cannot rely on U.S. credit data. The trade-off is a larger down payment: 25% for investment properties and 30% for second homes. In exchange, you gain access to U.S. property ownership without needing a U.S. financial history.
Key Benefits & Ideal Borrower
No U.S. credit score needed
International credit references and bank letters stand in for a FICO score.
No SSN or U.S. tax returns
Qualify with a passport and home-country documentation instead of 1040s and W-2s.
Multiple qualification tracks
Choose DSCR, foreign income, bank statements, or assets based on what you can document best.
Florida market expertise
Experience with resort areas, coastal insurance, condo reviews, and HOA rules.
Remote closing options
Sign in the U.S. or abroad through a U.S. consulate or an approved remote process where permitted.
Personal or LLC vesting
Hold title individually or through a U.S. entity, subject to program guidelines.
Eligibility & Documentation Checklist
Borrower & Financial Documentation
- Valid, unexpired passport (and U.S. visa or entry record where applicable)
- International credit reference letters from your bank or a foreign credit report
- Two to three months of recent statements for down payment and reserve accounts
- Documentation for the qualification track you choose (rental, income, deposits, or assets)
- Certified English translations of non-English documents (full-doc and lite-doc files)
- Source-of-funds trail for large deposits and international wires
Property & Transaction Requirements
- Fully executed purchase contract for a U.S. property
- Eligible property type: single-family, townhome, 2–4 unit, or approved condo
- Investment or second-home occupancy (not a primary residence)
- Appraisal ordered and reviewed by the lender
- Hazard insurance, plus windstorm and flood coverage where required
- Title commitment and, if vesting in an LLC, entity formation documents
Purchase Loan FAQs
Program disclaimer: Final eligibility, documentation requirements, and terms vary by program and are subject to lender review.
Disclaimer
Legal & Licensing Disclosure: All loans are subject to credit approval and property qualification. Foreign national programs are non-QM portfolio loans with lender-specific overlays; down payment, LTV, reserves, and documentation requirements vary by borrower category, program, and property. Government-backed loans (FHA, VA, USDA) are not available to true foreign nationals. Rates and programs subject to change without notice. Equal Housing Lender. © 2026 1st Florida Lending Corp. All rights reserved.