Foreign national mortgages — buy US property as a non-citizen.
No SSN, no US credit, no US tax returns. Designed for international second-home and investment-property buyers in Colorado, Florida, and beyond.
Foreign national program guidelines
Rough guidelines only — actual qualification depends on the full loan file (credit depth, reserves, property type, occupancy, and investor overlays). We'll confirm your exact numbers in writing.
| Guideline | Full-Doc Foreign National Income verified via banker/CPA letter | No-Ratio Foreign National No income docs at lower LTV |
|---|---|---|
| Min FICO | N/A — international credit reference letter | N/A |
| Min down payment | 25%–30% | 35%–40% |
| Max DTI | 50% (using converted USD income) | N/A — no income calc |
| Reserves | 12 months PITI in US-based account | 12–18 months PITI in US-based account |
| Max loan | $3M–$5M | $3M |
| Occupancy | Second home or investment Primary residence rare; visa-dependent | Second home or investment |
| Entity | LLC, trust, or offshore corp OK | LLC, trust, or offshore corp OK |
| Doc type | Banker/CPA letter (translated, USD-converted) | Asset verification only — no income docs |
| Rate vs conv. | +1%–2% | +1.5%–2.5% |
Full-Doc Foreign National
Income verified via banker/CPA letter
- Min FICO
- N/A — international credit reference letter
- Min down payment
- 25%–30%
- Max DTI
- 50% (using converted USD income)
- Reserves
- 12 months PITI in US-based account
- Max loan
- $3M–$5M
- Occupancy
- Second home or investmentPrimary residence rare; visa-dependent
- Entity
- LLC, trust, or offshore corp OK
- Doc type
- Banker/CPA letter (translated, USD-converted)
- Rate vs conv.
- +1%–2%
No-Ratio Foreign National
No income docs at lower LTV
- Min FICO
- N/A
- Min down payment
- 35%–40%
- Max DTI
- N/A — no income calc
- Reserves
- 12–18 months PITI in US-based account
- Max loan
- $3M
- Occupancy
- Second home or investment
- Entity
- LLC, trust, or offshore corp OK
- Doc type
- Asset verification only — no income docs
- Rate vs conv.
- +1.5%–2.5%
What you'll need
- Valid passport + 1 secondary ID
- Banker letter (2+ years history, accounts in good standing)
- CPA / accountant letter confirming 2 years of income (translated, USD)
- Source of funds for down payment + reserves
- Visa info (if applicable) and US contact address
- US LLC or trust formation (we can refer attorneys)
Foreign national FAQs
Can a foreign national get a US mortgage?+
Yes. Foreign national mortgage programs are designed for non-US citizens (and non-permanent residents) buying US real estate — most commonly second homes in Florida, Aspen, Telluride, or Vail, or investment property anywhere we lend. No SSN, no US credit history, and no US tax returns required.
What credit do you check?+
We don't require a US FICO score. Instead, we use an international credit reference letter from your banker (showing accounts in good standing for 2+ years), plus typically 2 US credit references — a US credit card, US bank, or US landlord works.
What income documentation is needed?+
Most foreign national shelves require a letter from your overseas accountant or banker confirming 2 years of income — translated to English and converted to USD. Some shelves are 'no-ratio' (no income docs at all) at lower LTVs.
Can I close in an LLC or trust?+
Yes — LLCs (US or foreign), trusts, and offshore corporations are commonly used. Personal guaranty typically still required. We coordinate with your US attorney for entity setup.
Will I need to come to the US to close?+
Not necessarily. We can arrange in-person closings at a US embassy/consulate, mobile notaries in your country, or sometimes remote online notarization. We've closed buyers in 20+ countries without them setting foot in the US during the loan.
Buying US real estate from abroad?
We close foreign nationals in mountain Colorado and coastal Florida every quarter.
Related loan programs
Not sure this is the right fit? Explore other programs we originate.