Non-US citizens and foreign nationals can purchase or invest in California and Florida real estate. We have lenders who specialize in cross-border transactions and understand the documentation requirements.
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Foreign national lending covers a range of visa and residency situations. Here's who typically qualifies.
Foreign nationals with no US visa or residency. Purchasing US property as an investment or vacation home. Typically requires 30–35% down and foreign income documentation.
B-1/B-2, E, H-1B, L, O, or TN visa holders residing in the US. Some programs treat these borrowers more favorably than non-resident aliens, with lower down payment requirements.
Individuals with an Individual Taxpayer Identification Number but no Social Security Number. ITIN mortgages use alternative credit documentation and typically require 20–30% down.
International buyers purchasing US investment properties in an LLC or foreign entity. DSCR-based underwriting means no personal income documentation required.
Diplomatic personnel stationed in the US. Specialized programs exist that work within the documentation constraints that come with diplomatic status.
US/foreign dual citizens who may have limited US credit history. We can build a loan file using foreign credit references, international bank statements, and alternative documentation.
Foreign national loans are more documentation-intensive than domestic loans — but the process is straightforward when you know what's required.
Valid Passport Current passport from country of citizenship. Visa or residency document if applicable.
Foreign Bank Statements 12–24 months of bank statements from home country accounts demonstrating assets and income.
Income Verification Employment letter or business ownership documents. CPA letter for self-employed. Foreign tax returns may be requested.
Reference Letters 2 letters of credit reference from foreign banks, financial institutions, or professional advisors.
Down Payment Sourcing Source of down payment funds documented. Wire transfer records and bank documentation required at closing.
California and Florida consistently rank as the top two states for international real estate purchases. We're licensed in both.
Southern California — particularly Orange County, Los Angeles, and San Diego — attracts buyers from Asia, the Middle East, Europe, and Latin America. Strong appreciation history, diverse communities, and proximity to major universities drive sustained demand.
South Florida — Miami, Fort Lauderdale, and Palm Beach — is one of the most internationally connected real estate markets in the world. No state income tax, warm climate, and a global business hub make it a perennial favorite for foreign buyers.
Foreign national transactions have nuances — country of origin, visa status, property type, and purpose all affect the program. A 15-minute call will tell you exactly where you stand.