A foreign national loan is a non-QM mortgage designed to help non-U.S. citizens and non-residents purchase or refinance property in the United States — even without a U.S. credit score, Social Security number, or green card. Because these loans are held in-lender portfolios rather than sold to Fannie Mae or Freddie Mac, guidelines are flexible and tailored to international borrowers.
In U.S. lending, “foreign national” actually covers three distinct borrower profiles — true non-resident buyers living abroad, visa holders temporarily in the U.S., and ITIN borrowers — and the down payment, documentation, and terms differ for each. For context, financing above the 2026 conforming loan limit of $832,750 in most Florida counties moves into jumbo territory, and foreign national jumbo options are available for higher-value purchases.
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Finance a U.S. primary-use 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 not have U.S. credit history, U.S. tax returns, or traditional domestic income documentation, while still offering practical paths to ownership in markets such as Florida and other high-demand areas.
The most popular option for international real estate investors. Instead of relying on U.S. personal income or U.S. credit, qualification is based primarily on the property's rental cash flow through the Debt Service Coverage Ratio. This can be a strong fit for buyers focused on income-producing homes, long-term rentals, or portfolio growth.
Qualify using verified foreign income, employment, and assets when traditional documentation is available. Borrowers may provide foreign employment letters, tax returns or local equivalents, bank statements, and supporting financial records, typically translated and verified to meet lender requirements.
Establish ability-to-repay using 12–24 months of personal or business bank statements instead of standard income documents. This option is well suited for self-employed international borrowers, business owners, consultants, and entrepreneurs whose income may not be reflected clearly on traditional pay stubs or U.S.-style tax forms.
Qualify based on liquid assets, reserves, or asset depletion calculations rather than monthly employment income. This can be a strong fit for high-net-worth foreign investors, retirees, or buyers with substantial savings, investment accounts, or other verifiable assets who prefer a more wealth-based underwriting approach.
Lower initial monthly payments with an interest-only period that gives international buyers added flexibility to manage cash flow. This structure may appeal to investors who want to preserve liquidity, optimize rental-property performance, or maintain payment flexibility during the early years of ownership.
Held by the lender rather than sold to agency investors, portfolio loans can allow more flexible underwriting for non-resident buyers. These programs are often structured as adjustable-rate mortgages and may accommodate unique borrower profiles, complex documentation, or properties that do not fit standard lending guidelines.
Short-term financing designed to help buyers close quickly, compete with cash offers, or secure a property before long-term financing is finalized. Foreign national investors may use a bridge or hard money loan for time-sensitive purchases, renovations, or transitional scenarios, then refinance into a longer-term mortgage program.
Tap the equity in an existing U.S. property to fund new investments, renovations, reserves, or other financial goals. Depending on the program, foreign national borrowers may access substantial cash-out proceeds while keeping ownership of the property and repositioning equity for future opportunities.
Refinance an existing U.S. mortgage to pursue a lower rate, adjust the loan term, change loan structure, or improve payment stability without taking additional cash out. This option can help foreign national borrowers better align their mortgage with current market conditions or long-term investment plans.
Finance 1–4 unit residential investment properties, including single-family homes, townhomes, duplexes, triplexes, and fourplexes. This is a core option for international investors building a U.S. real estate portfolio, especially when paired with DSCR underwriting that focuses on rental income potential.
Financing for vacation homes, seasonal residences, and personal-use properties in desirable U.S. markets. This is a popular choice for international buyers purchasing in Florida, coastal areas, resort destinations, or communities where they plan to spend part of the year while maintaining a residence abroad.
Financing options for warrantable condos, select non-warrantable condos, and resort-style condotels with hospitality-style amenities. These programs may support buildings with front-desk services, daily rental operations, or vacation-oriented features, subject to lender review of the project, association, and rental structure.
Qualify using projected or market-supported short-term rental income rather than relying only on a traditional long-term lease. This option is built for vacation-rental investors purchasing properties intended for platforms such as Airbnb or similar rental models, especially in high-demand tourist and seasonal markets.
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Common questions about financing U.S. property as a non-U.S. borrower.
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Minimums vary by program, credit strength, and property. Figures reflect typical 2026 lender guidelines.
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.