U.S. property financing for non-resident buyers.
Explore mortgage options that may be available to eligible non-resident buyers purchasing property in the United States. Available options are subject to application review, verification, lender guidelines and underwriting approval.
(938) 201-5656Program availability and eligibility depend on borrower profile, property, credit, income, equity, documentation, lender guidelines, and underwriting approval. This is not a commitment to lend or extend credit. Uptiq Premier Mortgage, LLC | NMLS 2362651. Equal Housing Opportunity.
Quick program summary
Foreign national programs are offered by select lenders for non-resident borrowers purchasing U.S. property, typically without a U.S. credit profile or U.S. income documentation.
- For eligible non-resident buyers of U.S. property
- U.S. credit history is often not required
- Second home and investment property purchases are commonly considered
- Documentation from the borrower's home country may be accepted
- Larger down payment and reserve expectations are typical
What is foreign national mortgages?
Foreign national lending exists because agency guidelines assume a U.S. credit file and U.S. income documentation, which most non-resident buyers do not have.
Instead, select lenders build their review around identity and visa documentation, assets held in accounts they can verify, and often a reference letter or credit report from the borrower's home country.
Transactions commonly considered include second home and vacation purchases, investment property acquisitions and, in some cases, cash-out refinances on existing U.S. holdings.
Before requesting a review, it helps to know how the property will be used, how funds will be transferred to the U.S., and whether the purchase will be titled personally or through an entity.
Who may want to explore it?
May be worth exploring if you live outside the U.S. and want to buy U.S. property
Could be considered for a vacation or second home purchase
Options may be available for non-resident investors buying rental property
May fit buyers with assets and income documented outside the United States
Could be considered where the purchase will be held in a U.S. entity
What this program may offer.
Lenders may substitute home-country references or reports where a U.S. credit file does not exist.
Income and asset documents from the borrower's home country may be accepted, often with translation.
Vacation homes and rental property purchases are the most common transactions.
Some lenders allow purchase through a U.S. entity, with guarantor requirements.
Rental scenarios may be reviewed on the property's income, similar to a DSCR structure.
UPM identifies lenders that actively write foreign national business in the relevant state.
Important considerations
- Down payment and reserve expectations are generally higher than on domestic programs.
- Valid passport, visa status and identity documentation are reviewed in detail.
- Source of funds documentation and international transfer records are typically required.
- Documents may need certified translation into English.
- Program availability varies by lender, state and property type.
Options we can review
- Second home or vacation property purchase
- Investment property purchase with cash-flow review
- Entity-vested purchase on eligible programs
- Refinance of an existing U.S. property
- Comparison with ITIN programs for U.S.-resident filers
Three steps, no guesswork.
Clarify how the property will be used and what documentation is available from your home country.
Share the property type, location and purchase plan through the Guide to open a foreign national review.
A licensed mortgage professional matches the scenario to lenders active in that state and property type.
Frequently asked questions.
Many foreign national programs do not require a U.S. credit file. Lenders may use home-country references or reports instead.
Second homes, vacation properties and investment properties are the most common. Availability depends on the lender and the state.
Some lenders allow purchase through a U.S. entity, typically with guarantor and documentation requirements.
Foreign national programs generally expect a larger down payment and documented reserves than domestic programs.
Expect identity and visa documentation, proof of income or assets from your home country, and source-of-funds records. Translation may be required.
For investment purchases, some lenders review the property's rental cash flow in a structure similar to a DSCR loan.
Foreign national programs are for non-resident buyers. ITIN programs are for borrowers living in and filing U.S. taxes with an ITIN.
Other paths worth comparing.
Ready to see what foreign national mortgages could look like for you?
Start with the UPM Mortgage Guide, then review possible options with a licensed mortgage professional.
(938) 201-5656Program availability and eligibility depend on borrower profile, property, credit, income, equity, documentation, lender guidelines, and underwriting approval. This is not a commitment to lend or extend credit. Uptiq Premier Mortgage, LLC | NMLS 2362651. Equal Housing Opportunity.