Can a foreign national buy property in the US without a visa?

Yes, a foreign national can buy property in the US without a visa. There are no citizenship or residency requirements for purchasing real estate in the United States. You can buy property as a foreign investor even if you have never visited the US. However, getting a mortgage (financing) is different from buying with cash: 1) Cash purchase — no visa, SSN, or US credit required. Anyone can buy US real estate with cash. 2) Foreign national mortgage — no visa required, but you need a passport, foreign credit history, and 20-30% down payment. 3) ITIN mortgage — no visa required, but you need an ITIN (Individual Taxpayer Identification Number) from the IRS, which can be obtained without a visa. 4) Conventional mortgage — requires permanent residency (green card) or valid work visa, SSN, and US credit history. For foreign nationals buying without a visa, the best options are foreign national mortgage programs (New American Funding, Guaranteed Rate, Angel Oak) or ITIN mortgage programs.

What is an ITIN mortgage?

An ITIN mortgage is a home loan available to non-US citizens who do not have a Social Security Number (SSN) but have an Individual Taxpayer Identification Number (ITIN). The IRS issues ITINs to foreign nationals and others who have tax filing or payment obligations in the US but are not eligible for an SSN. Key features of ITIN mortgages: 1) No SSN required — use ITIN instead. 2) No US credit history required — alternative credit verification (rent payments, utility bills, insurance). 3) Down payment — 20% minimum. 4) Rates — 7.500-9.500% (higher than conventional but lower than most foreign national loans). 5) Max LTV — 80%. 6) Max loan — $500K-$2M (lender-dependent). 7) Property types — primary residence or investment. 8) Income — US income with ITIN tax returns or bank statements. ITIN mortgages are best for non-citizens who live and work in the US (pay taxes with ITIN) but do not have legal residency or an SSN. Best ITIN lenders: New American Funding (7.500%, 20% down), Angel Oak (7.750%, 20% down), and CrossCountry Mortgage (8.000%, 20% down).

How much down payment do foreign nationals need?

Foreign nationals typically need a 20-30% down payment for a US mortgage. The exact amount depends on the lender, property type, and loan program: 1) Foreign national mortgage (investment) — 20-25% down (75-80% LTV). 2) Foreign national mortgage (vacation home) — 25-30% down (70-75% LTV). 3) Foreign national mortgage (primary residence) — 20-25% down (75-80% LTV, if living in US with valid visa). 4) ITIN mortgage — 20% down (80% LTV). 5) Non-QM foreign national — 20-30% down depending on documentation type. 6) Jumbo foreign national — 30% down (70% LTV) for loans above $2M. On a $500,000 property, the down payment ranges from $100,000 (20%) to $150,000 (30%). In addition to the down payment, foreign nationals need 6-12 months of PITI reserves (principal, interest, taxes, insurance) in a bank account. On a $500K property with a $400K loan at 8%, monthly PITI is approximately $3,500, so reserves of $21,000-$42,000 are required. Total cash needed: $121,000-$192,000.

Can foreign nationals get a mortgage without US credit history?

Yes, foreign nationals can get a US mortgage without a US credit history. Lenders use alternative methods to verify creditworthiness: 1) Foreign credit reports — lenders can pull credit reports from your home country (e.g., Equifax UK, Experian Canada, etc.) to verify your credit history abroad. 2) Alternative credit references — 3-4 letters from creditors showing on-time payment history (landlord, utility companies, insurance providers, cell phone provider). 3) Bank statement analysis — 12-24 months of bank statements showing consistent income and responsible financial management. 4) Reference letters — letters from your foreign bank, employer, or business partners vouching for your financial responsibility. 5) Payment history on foreign debts — documentation of mortgage or loan payments in your home country. Best lenders for no-US-credit foreign national mortgages: New American Funding (7.500%, foreign credit + bank statements), Angel Oak (7.750%, bank statements + reference letters), and Acra Lending (7.750%, bank statements + foreign credit).

What interest rates do foreign nationals pay on US mortgages?

Foreign nationals typically pay 1.5-3.5% higher interest rates than US citizens on US mortgages. In 2026, foreign national mortgage rates range from 7.500% to 10.500%, compared to 5.875-7.250% for conventional loans. Rate breakdown by lender: New American Funding 7.500%, Guaranteed Rate 7.500%, Angel Oak 7.750%, Acra Lending 7.750%, Wells Fargo International 7.875%, Bank of America International 7.875%, loanDepot 8.000%, CrossCountry Mortgage 8.000%, Rocket Mortgage 8.250%, PNC Bank International 8.250%. Rates vary based on: 1) Down payment — larger down payment (30%+) gets lower rates. 2) Documentation — full income documentation gets lower rates than bank statement loans. 3) Property type — primary residence gets lower rates than investment. 4) Loan amount — larger loans may have higher rates. 5) Reserves — more reserves can improve rate. 6) Foreign credit quality — strong foreign credit report can lower rate. To get the best rate, get pre-qualified with 3+ lenders and compare offers.

Can a Canadian citizen get a mortgage to buy US property?

Yes, Canadian citizens can get a mortgage to buy US property. Canadians are the largest group of foreign buyers of US real estate, particularly in Florida, Arizona, California, and Texas. Options for Canadian buyers: 1) Foreign national mortgage — 20-30% down, 7.500-9% rate, Canadian credit report accepted. Best lenders: New American Funding, Guaranteed Rate, Wells Fargo International. 2) Conventional mortgage (if Canadian has US credit/SSN) — if the Canadian has a US Social Security Number (e.g., from working in the US), they can qualify for conventional financing at 5.875-7.250% with 3-5% down. 3) Cash purchase — many Canadians buy US property with cash, avoiding mortgage requirements entirely. 4) Home equity loan on Canadian property — some Canadians borrow against their Canadian home to buy US property with cash. Canadians buying US property should be aware of: FIRPTA withholding (15% of sale price withheld when selling), US tax filing requirements, and Canadian tax implications. Work with a cross-border tax specialist.

Do foreign nationals pay higher property taxes in the US?

No, foreign nationals do not pay higher property taxes than US citizens. Property taxes in the US are based on the property value and the local tax rate, not the owner's citizenship. However, there are some tax considerations for foreign nationals: 1) Property tax — same rate as US citizens, typically 0.5-2.5% of property value annually depending on location. 2) FIRPTA (Foreign Investment in Real Property Tax Act) — when selling, 15% of the sale price is withheld for taxes. This can be reclaimed by filing a US tax return. 3) Income tax on rental income — foreign nationals must file US tax returns (Form 1040-NR) and pay tax on rental income (30% flat rate or graduated rates with treaty benefits). 4) Estate tax — foreign nationals are subject to US estate tax on US real estate (only $60,000 exemption vs $13.6M for US citizens). 5) State taxes — some states have additional taxes or fees for foreign property owners. Foreign nationals should work with a cross-border tax specialist (US + home country) to understand all tax implications before buying US real estate.

Can foreign nationals get a jumbo loan in the US?

Yes, foreign nationals can get jumbo loans in the US, but the requirements are stricter. Jumbo foreign national loans exceed the conforming loan limit ($806,500 in 2026) and typically range from $806,500 to $5M+. Key requirements: 1) Down payment — 30% minimum (70% LTV) for jumbo foreign national. 2) Rates — 7.875-10.500% (higher than standard foreign national). 3) Max loan — $5M (lender-dependent, some go higher). 4) Reserves — 12-24 months PITI required. 5) Documentation — full income documentation, foreign credit report, and asset verification. 6) Property — must be in strong market (major metro areas preferred). Best jumbo foreign national lenders: Wells Fargo International (7.875%, $5M max, 30% down), Bank of America International (7.875%, $5M max, 30% down), Guaranteed Rate (7.500%, $3M max, 25% down), and PNC Bank International (8.250%, $3M max, 30% down). For loans above $5M, private banking and wealth management divisions of major banks may offer customized financing.

Can a foreign national close on a US property remotely?

Yes, a foreign national can close on a US property remotely without traveling to the US. Here are the options: 1) Power of Attorney (POA) — the foreign national grants POA to a representative in the US (attorney, real estate agent, or friend) who signs the closing documents on their behalf. The POA must be notarized and apostilled (authenticated for international use) in the foreign national's home country. 2) Remote online notarization (RON) — some states allow remote online notarization where the foreign national signs documents via video call with a US notary. This is available in 40+ states as of 2026. 3) US Embassy/Consulate notarization — the foreign national can sign documents at a US embassy or consulate in their home country, where a US consular officer notarizes the documents. 4) Mail-away closing — closing documents are mailed to the foreign national, who signs and returns them with notarization from a local notary (must be apostilled). The title company and lender must approve the remote closing method. Some lenders have specific requirements for remote closings, so confirm with your lender before proceeding.

What documents does a foreign national need for a US mortgage?

Foreign nationals need the following documentation for a US mortgage: 1) Identification — passport (all pages), foreign national ID card, visa (if applicable). 2) Credit documentation — foreign credit report from home country, OR 3-4 alternative credit reference letters (landlord, utility, insurance, cell phone). 3) Income documentation — foreign tax returns (2 years), foreign pay stubs (30 days), employment verification letter, OR bank statements (12-24 months for bank statement loans). 4) Asset documentation — 2-6 months bank statements (all accounts), proof of down payment funds, proof of reserves (6-12 months PITI). 5) Reference letters — letter from foreign bank, employer, or business partner vouching for financial responsibility. 6) US bank account — most lenders require a US bank account for mortgage payments (can be opened remotely with some banks). 7) Formation documents (if buying through an LLC) — Articles of Organization, Operating Agreement, EIN letter. 8) Source of funds — documentation showing the source of down payment funds (sale of foreign property, savings, business income). All foreign documents must be translated into English by a certified translator. Some documents may need apostille certification.

Home>Blog>MORTGAGE

MORTGAGE22 min read2026-08-15

Jennifer Torres

Mortgage Industry Analyst & Contributing Writer · NMLS #2103487, MBA

Foreign National Mortgage 2026: Top 10 Lenders Compared (Buy US Real Estate Without US Credit)

Rates Updated: June 27, 2026

Foreign nationals can buy US real estate without a US credit history, Social Security Number, or permanent residency. Foreign national mortgage programs are designed for non-US citizens who want to purchase investment properties, vacation homes, or primary residences in the United States. In 2026, these loans typically require 20-30% down, offer rates from 7.500% to 10.500%, and use alternative credit verification (foreign credit reports, bank statements, and reference letters) instead of US credit scores. ITIN mortgages (using an Individual Taxpayer Identification Number instead of an SSN) are also available with 20% down and rates from 7.500%. We compared the top 10 foreign national mortgage lenders and ranked them based on rate, max LTV, loan types, documentation requirements, and experience with foreign buyers. Whether you are a Canadian buying a Florida vacation home, a European investor purchasing rental properties, or a Latin American family buying a primary residence with an ITIN, this guide covers every option available to foreign nationals in 2026. [cta:Compare today's best foreign national mortgage rates|mortgage]

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Top 10 Foreign National Mortgage Lenders 2026: Side-by-Side Comparison

We compared the 10 best foreign national mortgage lenders across 7 critical factors: starting rate, max LTV, min down payment, loan types, documentation required, max loan amount, and special features.

Foreign national loans are typically portfolio loans (held by the lender, not sold to Fannie Mae/Freddie Mac), which allows flexible underwriting. Compare foreign national lenders

Rank	Lender	Starting Rate	Max LTV	Min Down Payment	Documentation	Max Loan	Get Started
1	New American Funding	7.500%	80%	20%	Foreign credit report + bank statements + reference letters	$2M	Get foreign national mortgage
2	Guaranteed Rate	7.500%	75%	25%	Foreign credit report + income verification + asset verification	$3M	Get foreign national mortgage
3	Angel Oak Mortgage Solutions	7.750%	80%	20%	Bank statements (12mo) + foreign credit + reference letters	$2M	Get foreign national mortgage
4	Acra Lending	7.750%	75%	25%	Bank statements + foreign credit report + asset verification	$3M	Get foreign national mortgage
5	Wells Fargo International	7.875%	70%	30%	Full income documentation + foreign credit + visa/passport	$5M	Get foreign national mortgage
6	Bank of America International	7.875%	70%	30%	Full income documentation + foreign credit + visa/passport	$5M	Get foreign national mortgage
7	loanDepot	8.000%	75%	25%	Bank statements + foreign credit + reference letters	$2M	Get foreign national mortgage
8	CrossCountry Mortgage	8.000%	75%	25%	Foreign credit + income docs + asset verification	$2M	Get foreign national mortgage
9	Rocket Mortgage	8.250%	70%	30%	Foreign credit report + income verification + visa	$1.5M	Get foreign national mortgage
10	PNC Bank International	8.250%	70%	30%	Full income + foreign credit + visa/passport	$3M	Get foreign national mortgage

Best Lenders for Foreign National Mortgage

Nov 1

Rocket MortgageBEST RATE

Best online experience

5.750%

Min credit: 620

Better.com

No lender fees

5.625%

Min credit: 620

Veterans United

Best for VA loans

5.500%

Min credit: 580

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Foreign National Mortgage vs ITIN Mortgage vs Conventional Mortgage

Understanding the difference between foreign national, ITIN, and conventional mortgages is critical. Here is a complete comparison.

Foreign national loans are for non-residents buying from abroad. ITIN loans are for non-citizens living and working in the US. Conventional loans require US credit and residency. Compare mortgage types

Feature	Foreign National Mortgage	ITIN Mortgage	Conventional Mortgage	Get Started
Who is it for?	Non-US citizens buying from abroad (investors, vacation home)	Non-US citizens living/working in US with ITIN (no SSN)	US citizens and permanent residents with US credit	Compare eligibility
SSN required?	No — passport or foreign national ID	No — ITIN (Individual Taxpayer Identification Number)	Yes — SSN required	Compare ID requirements
US credit history?	Not required — foreign credit report accepted	Not required — alternative credit (rent, utilities, bills)	Required — 620+ FICO score	Compare credit requirements
Down payment	20-30% (70-80% LTV)	20% (80% LTV)	3-5% (95-97% LTV)	Compare down payments
Interest rate	7.500-10.500%	7.500-9.500%	5.875-7.250%	Compare rates
Max LTV	70-80%	80%	95-97%	Compare max LTV
Max loan amount	$1.5M-$5M (lender-dependent)	$500K-$2M	$806,500 conforming, up to $1.2M high-cost	Compare loan limits
Income verification	Foreign income docs, bank statements, reference letters	US income with ITIN, bank statements, W-2 if available	US W-2, tax returns, pay stubs	Compare income docs
Property types	Investment, vacation, primary residence	Primary residence, investment	Primary, secondary, investment	Compare property types
Best for	Foreign investors buying US real estate from abroad	Non-citizens living in US without SSN	US citizens and permanent residents	Choose best option

Foreign National Mortgage Requirements 2026

Foreign national mortgages have specific requirements that differ from conventional loans. Here is a complete breakdown.

The key: provide thorough documentation of foreign income, assets, and credit history. Work with a lender experienced in foreign national loans. Check foreign national requirements

Requirement	Foreign National Loan	ITIN Loan	Get Started
Identification	Passport, foreign national ID, visa (if applicable)	ITIN letter, passport, foreign ID, US driver license if available	Get ID requirements
Credit history	Foreign credit report from home country, OR 3-4 alternative credit references (rent, utilities, insurance)	Alternative credit: 12mo rent history, utility bills, insurance payments, cell phone bills	Get credit docs
Income verification	Foreign tax returns (2yr), foreign pay stubs, employment letter, OR bank statements (12-24mo for bank statement loans)	US income: bank statements (12-24mo), ITIN tax returns, employer letter	Get income docs
Asset verification	2-6 months bank statements showing down payment + reserves (6-12 months PITI)	2-6 months bank statements showing down payment + reserves (6 months PITI)	Get asset docs
Down payment	20-30% depending on lender and property type	20% minimum	Check down payment
Reserves	6-12 months PITI reserves required (varies by lender)	6 months PITI reserves required	Check reserves
Property type	Single-family, condo, townhome, 2-4 unit investment	Single-family, condo, townhome (primary or investment)	Check property eligibility
Occupancy	Investment, vacation/secondary, or primary residence	Primary residence or investment	Check occupancy
Max loan amount	$1.5M-$5M (lender-dependent)	$500K-$2M (lender-dependent)	Check loan limits
Property appraisal	US appraisal required + interior/exterior inspection	US appraisal required	Get appraisal

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Foreign National Mortgage Cost Comparison ($500K Investment Property)

Here is a cost comparison showing the total cost of a foreign national mortgage vs a conventional mortgage on a $500,000 investment property.

Foreign national loans cost more due to higher rates and larger down payments, but provide access to US real estate without US credit. Compare foreign national costs

Cost Factor	Foreign National (20% down, 8%)	Conventional Investment (25% down, 6.5%)	Difference	Get Started
Purchase price	$500,000	$500,000	Same	Compare price
Down payment	$100,000 (20%)	$125,000 (25%)	$25,000 less down (foreign national advantage)	Compare down payment
Loan amount	$400,000	$375,000	$25,000 more loan	Compare loan amount
Interest rate	8.000%	6.500%	1.5% higher rate	Compare rates
Monthly P&I	$2,935	$2,367	$568/mo higher	Compare monthly cost
Annual payments	$35,220	$28,404	$6,816/yr higher	Compare annual cost
Total interest (30yr)	$656,600	$472,120	$184,480 more interest	Compare total interest
Total cost (30yr)	$1,156,600	$972,120	$184,480 more expensive	Compare total cost
Cash to close	$115,000 (down + closing)	$140,000 (down + closing)	$25,000 less cash needed	Compare cash to close

How to Get a Foreign National Mortgage: Step-by-Step Guide

Getting a foreign national mortgage requires careful preparation and documentation. Here is a step-by-step guide.

The key: prepare your foreign income and credit documentation before applying, and work with a lender experienced in foreign national loans. Get your foreign national mortgage

Step 1: Determine your eligibility — non-US citizen, no SSN required, passport or foreign national ID needed
Step 2: Choose your property type — investment property, vacation home, or primary residence
Step 3: Prepare foreign credit documentation — obtain credit report from your home country or gather 3-4 alternative credit references
Step 4: Prepare income documentation — foreign tax returns (2 years), pay stubs, employment letter, or bank statements (12-24 months)
Step 5: Prepare asset documentation — 2-6 months of bank statements showing down payment funds and 6-12 months reserves
Step 6: Obtain a US bank account — most lenders require a US bank account for mortgage payments
Step 7: Get pre-qualified with at least 3 lenders from our top 10 (soft inquiry, no credit impact)
Step 8: Compare offers — look at rate, max LTV, documentation requirements, and max loan amount
Step 9: Find a US property — work with a real estate agent experienced with foreign buyers
Step 10: Close on your property — sign documents (can be done remotely via power of attorney or at a US consulate)

Mortgage Calculator

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Down Payment

20.0% down

Interest Rate (%)

Loan Term (years)

Loan Amount$320,000

Monthly Payment$1,867

Total Interest$352,276

Total Paid$672,276

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Today's Best Mortgage Rates

Updated November 1, 2026

Lender	Rate	APR	Fees	Best For	Action
Veterans United	5.500%	5.641%	$0	VA loan specialist	Check Rate
Navy Federal CU	5.500%	5.628%	$0	No PMI, military only	Check Rate
Better.com	5.625%	5.765%	$0	No lender fees	Check Rate
New American Funding	5.625%	5.780%	$1,095	FHA specialist, fast closing	Check Rate
Rocket Mortgage	5.750%	5.890%	$1,295	Best online experience	Check Rate
CrossCountry Mortgage	5.750%	5.895%	$1,500	Non-QM, complex files	Check Rate

Rates shown are illustrative. Actual rates vary by credit score, location, and loan details.

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Jennifer Torres NMLS #2103487, MBA

Mortgage Industry Analyst & Contributing Writer

MBA and NMLS #2103487. Former loan officer at Bank of America and regional sales manager. Expert in USDA, FHA 203k, and DPA programs.

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