Foreign National Loans
Mortgage solutions for non-U.S. citizens looking to purchase property in the United States. Competitive rates and terms with no Social Security number required.
Is This Loan Right for You?
A foreign national loan is right for you if you are a non-U.S. citizen without a Social Security number who wants to purchase property in the United States. These programs do not require U.S. credit history and accept international documentation. You can qualify using your passport, visa, international credit references, and bank statements showing sufficient funds. The minimum down payment is 25% with a maximum LTV of 75%, and loan amounts reach up to $3 million. Both variable and fixed-rate terms are available with no prepayment penalties, and the debt-to-income limit is 43%. Eligible property types include single-family homes, condos, townhomes, and multi-unit properties for use as a second home or investment property. Compared to ITIN loans under the Non-QM umbrella that serve non-citizens with a U.S. tax identification number, foreign national loans are designed for buyers with no U.S. financial footprint. Choose a foreign national loan if you want to invest in U.S. real estate while residing abroad or visiting on a tourist visa.
What Are the Foreign National Requirements?
Min Down Payment
25%
Max LTV
75%
Max DTI
43%
Loan Limits
Up to $3 million depending on program
PMI / MIP
No traditional PMI; rate reflects program-specific risk
Occupancy
Second home or investment property
Key Features
- No U.S. credit history or Social Security number required
- Competitive rates and multiple term options
- Up to 75% LTV available
- No prepayment penalties
- Available for investment properties and second homes
How It Works
Initial Consultation
We discuss your property goals, review your visa status, and determine the best foreign national program. We explain documentation requirements and the U.S. purchasing process.
Application & Documentation
Submit your application with passport, visa documentation, international credit references or bank letters, and proof of funds. No SSN or U.S. credit history required.
Underwriting & Approval
The underwriter reviews international documentation, verifies funds, and assesses the property. Foreign national underwriting focuses on assets and property value.
Closing & Funding
Complete the purchase with international wire transfer or U.S. bank account funds. We coordinate with title companies experienced in foreign national transactions.
Estimate Your Payment
Results
This information is not intended to be an indication of loan qualification, loan approval or commitment to lend. Rates, terms, and availability of programs are subject to change without notice.
What Are the Pros and Cons of Foreign National?
Advantages
- No Social Security number or U.S. credit history required
- Purchase investment properties or second homes in the U.S.
- International income and assets accepted for qualification
- No prepayment penalties allow flexibility
Considerations
- Larger down payment required (typically 25-30%)
- Higher interest rates than conventional loans for U.S. citizens
- Limited to non-owner-occupied or second home properties in most programs
Frequently Asked Questions
Getting a Foreign National Loan in the San Gabriel Valley
NetCORE Lending™ is headquartered in Diamond Bar and has been helping borrowers across the San Gabriel Valley secure foreign national financing since 2015. We serve homebuyers and homeowners in Pomona, Walnut, Rowland Heights, West Covina, Chino Hills, Covina, La Verne, Glendora, San Dimas, Hacienda Heights, and City of Industry — as well as borrowers throughout California.
As a local mortgage broker, we understand the San Gabriel Valley real estate market — from the higher-value properties in Chino Hills and Diamond Bar to the more affordable options in Pomona and West Covina. Our team provides bilingual service in English and Vietnamese and shops 100+ wholesale lenders to find you the lowest available rate on your foreign national loan.
Call (714) 399-6361 to discuss foreign national options with a local loan advisor, or get pre-qualified online in 2 minutes.
Also Consider
Explore other loan products that might be a good fit for your needs.
Non-QM
Flexible mortgage solutions for borrowers who do not meet traditional lending criteria. Includes bank statement loans, P&L loans, and ITIN loans for self-employed and non-traditional income earners.
DSCR
Debt Service Coverage Ratio loans for real estate investors. Qualification is based on the property's rental income rather than personal income, making it ideal for portfolio builders.
Conventional
A traditional mortgage not insured by the federal government. Ideal for borrowers with strong credit and stable income who want competitive rates and flexible terms.
Ready to Get Started?
Apply online in minutes or call us to speak with a loan advisor about your Foreign National options.
This information is not intended to be an indication of loan qualification, loan approval or commitment to lend. Rates, terms, and availability of programs are subject to change without notice.
Reviewed by Joann Ton, Loan Officer (NMLS# 1461031) | Last updated: June 2026