Foreign National Second Home and Vacation Home Loan
About the Foreign National Second Home / Vacation Home Loan
Financing for vacation homes, seasonal residences, and personal-use properties in desirable Florida markets. This is a popular choice for international buyers purchasing in Florida's coastal areas, resort destinations, or communities where they plan to spend part of the year while maintaining a residence abroad.
Unlike investment property financing, which focuses on rental income, this program is designed for properties the borrower intends to use personally. Depending on the program, qualification may be based on foreign income and employment, bank statements, or verified assets, so buyers can choose the approach that best reflects their financial situation.
This option is well suited for international buyers who want a seasonal retreat, a base for extended visits, or a long-term foothold in the U.S. for family use. Lenders typically review the property type, location, and intended use, along with the borrower's down payment and reserves. Some programs may allow limited rental of the property, subject to lender guidelines.
How This Program Works
Second home vs. investment property
A second home is a property you intend to occupy yourself for part of the year while maintaining your primary residence abroad. An investment property is purchased primarily to generate rental income. The distinction matters because the lender underwrites them differently: second homes are qualified on your ability to pay, while investment properties are often qualified on rent.
Occupancy and rental limitations
Second homes generally must be suitable for year-round use, available for your personal enjoyment, and not subject to a rental pool or management agreement that controls occupancy. Some programs allow limited, occasional rental while you are away, but the property cannot function as a full-time rental. If you plan to rent it out regularly, an investment or short-term rental program is the correct choice. Misrepresenting occupancy can have serious consequences.
Florida and resort market appeal
Florida is a leading destination for international second-home buyers thanks to its climate, theme parks, beaches, and established international communities in Orlando, Miami, Fort Lauderdale, Naples, and Tampa Bay. Coastal locations bring added costs, including windstorm and flood insurance, which affect both your budget and qualification.
Qualification
Depending on the program, you can qualify through foreign income and employment, bank statements, or verified assets. Lenders review the property type, location, and intended use, plus your down payment and reserves.
Key Benefits & Ideal Borrower
Built for personal use
Finance a home for your own seasonal or family use.
Flexible qualification
Use foreign income, bank statements, or assets.
Vacation market expertise
Experience with Florida resort, coastal, and condo communities.
Limited rental may be allowed
Some programs permit occasional rental subject to guidelines.
Long-term U.S. foothold
A base for extended visits and family time.
Eligibility & Documentation Checklist
Borrower & Financial Documentation
- Passport, plus international credit references where the program requires them
- Documentation for the chosen track (income, deposits, or assets)
- Verified down payment and reserves
- Signed occupancy certification for second-home use
- Certified translations (full-doc and lite-doc files) and USD conversion
- Source-of-funds trail for closing funds
Property & Transaction Requirements
- Single-family, townhome, or eligible condo suitable for year-round use
- Located in a reasonable vacation or second-home area
- Not subject to a mandatory rental pool or occupancy-controlling agreement
- Appraisal and title review
- Hazard, flood, and windstorm insurance as required
- HOA questionnaire for condos and planned communities
Second / Vacation Home FAQs
Program disclaimer: Final eligibility, documentation requirements, occupancy and use 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.