In short: a foreign national loan is a mortgage for buyers without U.S. immigration status. Lenders underwrite with a passport, overseas bank statements and asset documents instead of a U.S. credit score, and down payments are usually 30% to 40%. Depending on the program, it can finance a residence or an investment property.

Who qualifies

  • Buyers living abroad with no SSN or U.S. credit history
  • Visa holders working in the U.S. whose credit history is too short, in some cases

What to prepare

  • Passport; some lenders also require a valid visa or entry record
  • Recent overseas bank statements, sometimes translated or confirmed by a bank letter in English
  • Proof and source of funds for the down payment, closing costs and reserves
  • Income documents such as an employer letter or company records; some investment-property programs qualify on rent instead (DSCR)
  • An international credit report or bank reference letter, for some lenders

Move funds early

Funds are the most common holdup. Large international wires take time, and lenders want to see money seasoned in the account or a complete wire trail. Move the down payment and closing costs to a U.S. account before signing a purchase contract, and keep every wire confirmation.

When you sell: withholding for foreign sellers

Under FIRPTA, the buyer generally withholds 15% of the sale price and sends it to the IRS when a foreign person sells U.S. real estate. If the price is $1 million or less and the buyer will live in the home, the rate can drop to 10% or zero. In California, non-resident sellers are also usually subject to withholding of 3⅓% of the sale price, with exemptions available. Withholding is not the final tax, but it affects your cash at closing.

How Aspire LaShine can help

We work in Mandarin, Cantonese and English and can coordinate across time zones on WeChat (jly54301). Your file goes to several wholesale lenders so you can compare down payment, rate and overseas income requirements. For rentals, see DSCR loans. More on Loan Programs.

Sources

  • IRS, FIRPTA Withholding (26 U.S.C. §1445)
  • California Franchise Tax Board, Real Estate Withholding

General information only, not tax or loan advice. Confirm withholding rates and exemptions with a CPA. Information as of October 2026.