A Foreign National loan is a mortgage program designed for non-U.S. citizens who live abroad and want to purchase or invest in real estate in the United States.
These loans don’t require a U.S. Social Security number, credit history, or permanent residency. Instead, lenders qualify borrowers based on foreign income, assets, and credit references.

You may qualify if you:

Live outside the United States and are not a U.S. resident

Have a valid foreign passport and visa (if applicable)

Can document income, employment, or assets from your home country

Make a minimum down payment of 25–30%

Maintain verifiable funds in a U.S. or international financial institution

These loans are ideal for international investors or second-home buyers looking for property in Texas.

Documentation is typically simpler than traditional loans but may include:

Copy of passport and U.S. visa (if applicable)

Proof of income (foreign pay stubs, CPA letter, or employment verification)

Bank statements (foreign or U.S.) showing liquid assets for down payment and reserves

Credit reference letters from foreign banks or creditors

Purchase contract and property details

Some lenders may also request a U.S. tax identification number (ITIN) for reporting purposes.

No. U.S. credit history is not required.
Instead, lenders use foreign credit references, typically in the form of:

Two letters from foreign banks or creditors, or

A foreign credit report, if available in your country.

Strong international credit and liquidity can often offset limited U.S. documentation.

Most Foreign National programs require:

25–30% down for primary or second homes

30–40% down for investment properties

Down payment and closing funds usually must be seasoned for at least 30–60 days and transferred through verified international banking channels.

You can purchase or refinance:

Single-family homes

Condos or townhomes

2–4 unit properties

Non-warrantable condos

Second homes or investment properties

Some lenders also allow short-term rental properties (Airbnb/VRBO) with appropriate documentation.

Yes. In fact, many Foreign National loans are used for investment purchases in markets like Dallas, Austin, Houston, and San Antonio, where property values and rental demand are strong.
The property must be non-owner occupied, and the borrower must provide sufficient liquidity and reserves.

No. These are Non-QM portfolio loans, so PMI is not required.
Rates are slightly higher than conventional loans but typically lower than private hard-money options.

Most lenders offer Foreign National financing from $250,000 to $3 million+, depending on the borrower’s assets, down payment, and property type.

Rates are generally 0.75%–1.5% higher than standard U.S. conventional loans, depending on the borrower’s credit references, liquidity, and property type.
Loans can be fixed-rate or adjustable-rate (ARM) with interest-only options available.

Yes, most lenders require you to have a U.S.-based bank account for funding, mortgage payments, and reserves.
You can open one prior to closing or during the loan process.

Yes. For investment properties, some lenders use Debt Service Coverage Ratio (DSCR) programs, which qualify you based on rental income potential rather than personal income.
This is a popular option for international investors purchasing rental properties in Texas.

Typically 30–45 days, depending on document translation and international banking verification.
Working with a lender experienced in cross-border transactions helps streamline the process.

Purchase property in the U.S. without citizenship or residency

No U.S. credit or income required

Flexible documentation from foreign banks or employers

No mortgage insurance

Available for primary, vacation, or investment homes

Large loan amounts and competitive terms

Yes. Foreign buyers may face U.S. tax withholding upon property sale under FIRPTA (Foreign Investment in Real Property Tax Act).
Consult with a CPA or tax advisor who specializes in international real estate to understand your responsibilities and potential deductions.