Buying a Home as an Immigrant or Foreign National in California

California is home to millions of immigrant families. Whether you have a green card, visa, or ITIN, there is a path to homeownership for you.

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Your Situation

Does This Sound Like You?

You are a permanent resident, visa holder, or foreign national wanting to buy property in California. You may have a limited US credit history, income documentation from abroad, or uncertainty about which loan programs accept your immigration status. The mortgage process can feel especially daunting when language barriers add another layer of complexity. The good news is that multiple loan programs exist specifically for borrowers in your situation, and working with a bilingual loan officer who understands these programs can make all the difference.

Common Challenges

Obstacles You May Be Facing

These are the most common hurdles borrowers in your situation encounter.

Limited or no US credit history, making it difficult to qualify with traditional lenders

Having an ITIN instead of a Social Security Number, which some lenders do not accept

Income documentation that may be non-standard, including foreign income or cash-based earnings

Uncertainty about which visa types qualify for which loan programs

Language barriers throughout the mortgage process, from application to closing

Your Options

Loan Programs That May Work for You

Based on this scenario, these programs could be a strong fit.

Foreign National Loans

Foreign national loans are designed for non-US citizens who do not have permanent residency. No SSN is required — you can qualify with a valid passport and visa. These programs typically require 25-30% down and accept foreign income documentation, foreign credit references, and international bank statements. This is the primary option for buyers who are not permanent residents or do not have US work authorization.

Learn More About Foreign National Loans

Conventional Mortgages

Min. Credit Score: 620

Permanent residents (green card holders) and certain visa holders (H-1B, L-1, E-2, O-1, and others) can qualify for conventional loans with the same terms as US citizens. If you have established US credit and documented income, conventional loans offer the best rates and as little as 3-5% down. Many immigrants who have been in the US for 2 or more years qualify for this program.

Learn More About Conventional Mortgages

FHA Home Loans

Min. Credit Score: 580

FHA loans are available to permanent residents and accept ITIN numbers. With just 3.5% down and credit scores as low as 580, FHA is one of the most accessible programs for immigrants building their financial life in the US. FHA also allows non-traditional credit references (rent payments, utility bills) for borrowers with limited credit history.

Learn More About FHA Home Loans

Non-QM Loans (Bank Statement Program)

Min. Credit Score: 620

Bank statement programs work well for self-employed immigrants whose income may not fit traditional W-2 documentation. Using 12-24 months of US bank statements, these loans qualify you based on actual deposits rather than tax returns. This is especially helpful for small business owners, restaurant operators, and independent contractors in the immigrant community.

Learn More About Non-QM Loans (Bank Statement Program)

Expert Tips

Actionable Steps You Can Take

1Start building US credit as soon as possible, even with an ITIN. Secured credit cards, credit-builder loans, and authorized user accounts can help establish a credit profile within 6-12 months.

2Know which visa types qualify for conventional loans. H-1B, L-1, E-2, O-1, TN, and several other work visas are eligible for standard mortgage programs. Your loan officer can verify your specific visa status.

3Keep your foreign income documentation organized if you plan to use a foreign national loan program. This includes international bank statements, tax filings from your home country, and reference letters from foreign financial institutions.

4Work with a bilingual loan officer who speaks your language. NetCORE Lending offers services in Vietnamese and can connect you with resources in other languages. Clear communication prevents costly misunderstandings.

5Understand the difference between ITIN and SSN for mortgage purposes. Many FHA and Non-QM programs accept ITIN, but conventional loans typically require an SSN. Your immigration status determines which identifier you can use.

FAQ

Frequently Asked Questions

Yes. Several loan programs accept ITIN (Individual Taxpayer Identification Number) for mortgage qualification. FHA loans accept ITIN for permanent residents and some other eligible statuses. Non-QM and foreign national loan programs also work with ITIN borrowers. Down payment requirements and rates may differ from SSN-based applications. Your loan officer can identify which ITIN-accepting programs best fit your situation.

Most work-authorized visas qualify for conventional mortgages, including H-1B, H-4 (with EAD), L-1, L-2 (with EAD), E-1, E-2, E-3, O-1, TN, and DACA recipients with valid EAD. The key requirement is that you have legal work authorization in the US and can document your income. Some lenders require your visa to be valid for at least one year or show a history of renewals. Permanent residents (green card holders) qualify with the same terms as US citizens.

Foreign national loan programs typically require 25-30% down payment. This higher requirement offsets the lender's risk since the borrower may not have US credit history or permanent ties to the US. Some programs go as low as 20% down for borrowers with strong financial profiles. Permanent residents and visa holders using conventional or FHA programs can put down as little as 3-5%.

Start with a secured credit card from a US bank, which requires a cash deposit as collateral. After 6-12 months of on-time payments, you can qualify for unsecured cards. Other credit-building strategies include becoming an authorized user on a family member's US credit card, taking out a credit-builder loan, and ensuring your rent and utility payments are reported to credit bureaus through services like Experian Boost. Most mortgage programs require at least 12 months of US credit history.

Yes. NetCORE Lending provides bilingual services in English and Vietnamese, and can connect you with resources in additional languages. Our team understands the unique challenges immigrant borrowers face and specializes in foreign national loans, ITIN mortgages, and programs for borrowers with non-traditional documentation. From application to closing, we ensure you fully understand every step of the process.

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Every situation is unique. Let our team review your finances and find the right loan program for you.

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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