A mortgage loan for foreign nationals lets a non-U.S. citizen with no Social Security number and no U.S. credit history finance a U.S. home, usually through a specialized non-QM program built for exactly that profile. You will typically need a larger down payment than a U.S. resident, documented foreign income or assets, and a broker who can place the file with an investor that accepts it. Duane Buziak explains below who qualifies, what paperwork to expect, how the numbers work in a Florida example, and why shopping many investors beats working with one company’s rate sheet. Guidelines, rates, and reserve rules change often, so treat every range here as a typical pattern to confirm, not a quote.
Who Counts as a Foreign National Borrower
In mortgage terms, a foreign national is a non-U.S. citizen, usually a non-resident, who lives abroad or holds no permanent U.S. residency. Most have no Social Security number and no U.S. credit file. That is different from a green card holder, or from someone working in the U.S. on an H-1B, L-1, or E-2 visa. Those borrowers often have a Social Security number and a credit history, and they may qualify for conventional or other standard programs. Visa status and its remaining duration can matter, so it is worth a conversation before assuming which category you fall into.
Three terms get mixed up constantly:
- Foreign national loan: a non-QM program for borrowers without U.S. residency, credit, or an SSN. Non-QM means the loan does not follow the standard qualified-mortgage underwriting box.
- ITIN loan: a program for borrowers who file U.S. taxes with an Individual Taxpayer Identification Number. Many ITIN borrowers live in the U.S., so this is not the same as being a non-resident.
- DSCR loan: a loan for investment property qualified on the property’s rental income relative to its payment, instead of the borrower’s personal income. A foreign national buying a rental may use a DSCR structure, so one borrower can fit more than one label.
The people who use these loans are fairly predictable: international investors buying vacation or rental property, professionals relocating to the U.S. who have not yet built credit, and families buying a second home near relatives.
One scope note. Duane Buziak, NMLS #1110647, is a licensed mortgage broker in Virginia, Florida, Tennessee, and Georgia only. Financing is limited to properties in those four states, and the borrower can live anywhere.
Documents and Credit: Qualifying Without a U.S. Credit History
Requirements vary by program and by wholesale investor, but a typical file includes:
- A valid passport, plus a visa if you hold one
- Proof of foreign income, such as employment letters, business records, or tax returns, depending on the program
- Foreign bank or brokerage statements showing assets
- A U.S. bank account to receive and hold transferred funds
- For investment property, a lease or market rent analysis if the loan is structured as DSCR
Documents not in English may need certified translations. Ask early which ones, because translation adds days.
Credit without a FICO score
Without a U.S. file, some investors accept an international credit report or a set of alternative trade lines, such as rent, utilities, or foreign credit references. Others waive a score requirement and lean harder on down payment and reserves. Which approach applies depends on the investor, so verify current guidelines before you assume either path.
The soft-pull step
Before you commit to a full application, Duane Buziak can review your options through a soft credit pull mortgage review or the NoTouch Credit Pull, a credit check that does not register as a hard inquiry and does not affect a score. Be realistic about its role: if you have no U.S. file, there may be little to pull, and the review may lean more on your documents than on a bureau record. What it does well is let you see which programs fit before anything is submitted.
The mistake that stalls files
The most common problem is a down payment that cannot be sourced. Underwriters want funds seasoned, meaning they have sat in your account for a set period, and documented with a clear paper trail. A last-minute wire from an unrelated account, or cash with no history, can stop a file cold. Move funds into your U.S. account early and keep every transfer record.
Down Payment, Rates, and Reserves for Foreign National Loans
Foreign national loans usually ask for more skin in the game than a loan to a U.S. resident. Many programs call for roughly 25% to 40% down, with the exact figure depending on the investor, the property type, and whether you are buying a second home or an investment. Treat that as a typical range, and confirm current guidelines before planning around it.
Rates generally run above conventional rates, because these are non-QM loans and investors price the added risk and the lack of a U.S. credit record. I will not quote a rate here, since any figure goes stale quickly. For a benchmark on where conventional rates sit right now, check Freddie Mac’s Primary Mortgage Market Survey, then expect non-QM pricing to land above that. Any rate you see is as of its publication date, and your actual rate depends on down payment, property, and program.
Reserves are liquid funds you keep after closing. Investors commonly require several months of principal, interest, taxes, and insurance (PITI), and the number can climb with loan size or a thinner credit profile. Occupancy also changes the terms. A second home and an investment property are underwritten differently, and investment purchases often face stricter pricing and reserve rules.
Typical structures include a 30-year fixed rate, and some investors offer interest-only periods. Government-backed programs are a different story. FHA loans follow HUD’s loan program rules, which are built around owner-occupants, and VA loans are tied to military service under VA eligibility requirements. A non-resident buying an investment or vacation property will not fit either. USDA loans are similarly out of reach. That is why the non-QM route exists.
Worked Example: Financing a $450,000 Home in Florida
This is an illustration, not a quote. Suppose a foreign national buys a $450,000 Florida condo as a second home. Assume a 7.5% fixed rate on a 30-year loan, chosen only to make the math concrete. Your actual rate will differ.
At 30% down
- Down payment: $450,000 × 0.30 = $135,000
- Loan amount: $450,000 − $135,000 = $315,000
- Principal and interest at 7.5% over 30 years: about $6.99 per $1,000 borrowed, so 315 × $6.99215 = $2,202.51 per month
- Assumed property taxes: $450 per month. Assumed insurance: $350 per month. Assumed HOA: $250 per month. Together, $1,050
- Total monthly housing cost: $2,202.51 + $1,050 = $3,252.51
- Six months of reserves: $3,252.51 × 6 = $19,515
- Closing costs, assumed at 3% of the loan: $315,000 × 0.03 = $9,450
- Total cash needed: $135,000 + $19,515 + $9,450 = $163,965
Note that reserves are not spent. They sit in your account, but you must show them.
At 40% down
- Down payment: $450,000 × 0.40 = $180,000
- Loan amount: $270,000
- Principal and interest: 270 × $6.99215 = $1,887.87 per month
- Total monthly housing cost: $1,887.87 + $1,050 = $2,937.87
- Six months of reserves: $17,627
- Closing costs at 3% of the loan: $8,100
- Total cash needed: $180,000 + $17,627 + $8,100 = $205,727
The extra $45,000 down lowers the monthly cost by $314.64, from $3,252.51 to $2,937.87. In practice, a larger down payment may also improve pricing, which this example does not assume. Because the down payment is this large, this is not a scenario where I would describe cash at closing as minimal.
Broker Independence vs. Rocket Mortgage and Movement Mortgage
A broker does not fund loans from its own balance sheet. Duane Buziak places files with 500+ wholesale lenders, and for a non-standard borrower that matters: if one investor’s guidelines reject your documents or income type, the same application can go to another. Rocket Mortgage and Movement Mortgage are large, well-known direct companies that originate on their own product shelf, which means one set of guidelines, one rate sheet, and one underwriting culture. They have real strengths in scale, brand recognition, and digital process. Whether either currently offers a foreign national program is something you should confirm directly with each company, because offerings change and I will not assert either way.
Broker independence is not a promise of a better outcome. It is more places to look, which tends to matter most when your profile does not fit a standard box. Duane Buziak’s credentials back the scale: Scotsman Guide Top Originator (#114) and VA Broker of the Year 2024-2025.
| Factor | Duane Buziak (broker) | Rocket Mortgage / Movement Mortgage |
|---|---|---|
| Number of investors | 500+ wholesale lenders to shop across | One company’s own product shelf each |
| Foreign national and non-QM breadth | Multiple non-QM and foreign national programs across investors, with guidelines compared per borrower | Varies by company; confirm each one’s current offerings directly |
| Credit-check approach | Soft pull option through NoTouch Credit Pull, a credit review that does not register as a hard inquiry | Typically a full application and credit check before a firm quote; confirm with each company |
| Alternative credit flexibility | Can match borrowers to investors that accept international or trade-line credit | Limited to that company’s own guidelines |
| One-on-one guidance | Direct work with the broker from first review to closing | Process and support structure vary by company and channel |
| Licensing scope | Virginia, Florida, Tennessee, and Georgia only | Each company’s own footprint, which is broader than four states |
Two points on that last row. A wider footprint is a genuine advantage if your property is outside the four states I cover, and I would rather say so than waste your time. And if your property is in Virginia, Florida, Tennessee, or Georgia, a soft pull mortgage broker can show you options without committing you to a hard inquiry, which is the practical route to mortgage pre approval without hard pull.
Steps to Get Started and Common Mistakes to Avoid
- Confirm the property state. It must be in Virginia, Florida, Tennessee, or Georgia.
- Gather documents. Passport, visa if any, foreign income proof, and bank statements, with translations where needed.
- Request the soft-pull review. This identifies which programs and investors fit before you apply.
- Choose a program. Compare down payment, rate, reserves, and occupancy terms across the options.
- Move through appraisal, underwriting, and closing. Ask whether you will need a power of attorney or can close remotely. Rules vary by state and title company, so verify them early.
Get tax advice before you buy. Owning U.S. real estate as a non-resident raises questions about FIRPTA withholding when you sell, how rental income is reported, and whether to hold the property personally or through an entity. Read the IRS page on FIRPTA withholding, then talk to a U.S. tax professional. This article is not tax advice.
The mistakes I see most often:
- Touring properties before confirming your funds can be sourced and seasoned
- Ignoring currency exchange costs, which can shrink the amount that actually lands in your U.S. account
- Assuming a U.S. credit score is mandatory, and walking away before asking
- Treating a foreign national loan and a DSCR loan as the same thing, when one describes the borrower and the other describes how income is qualified
For a soft-pull review, call Duane Buziak at 804-212-8663.
Foreign National Mortgage FAQ
Can a non-resident get a U.S. mortgage?
Yes, in many cases. Non-residents typically use non-QM foreign national programs rather than FHA, VA, or USDA loans. Approval depends on documents, down payment, reserves, and the investor’s current guidelines, so no outcome can be promised before a review.
Is a Social Security number required?
Not always. Many foreign national programs accept a passport and other documentation in place of a Social Security number. Requirements differ by investor, so confirm which identification and tax documents apply to your situation before you apply.
What credit score is needed?
Many foreign national programs do not require a U.S. credit score. Some accept international credit reports or alternative trade lines such as rent and utilities. Others rely mainly on down payment and reserves. Guidelines vary by investor and change over time.
How much down payment is typical?
Many programs ask for roughly 25% to 40% down, depending on the investor, property type, and occupancy. Treat that as a typical range, not a rule, and verify current guidelines because they can change.
Are rates higher for foreign nationals?
Generally yes. These are non-QM loans, which are usually priced above conventional rates. Your actual rate depends on down payment, property, program, and market conditions. Compare against Freddie Mac’s survey for context, and no specific rate is guaranteed.
Can I use foreign income to qualify?
Often, yes, with documentation. Investors may ask for employment letters, business records, tax returns, or bank statements, sometimes translated. For rental property, a DSCR structure may qualify the loan on the property’s rent instead. Accepted documents vary by program.
Can I buy an investment property?
Often, yes. Many foreign national programs allow investment purchases, and some qualify the loan on expected rental income. Investment properties may carry higher reserves and pricing than second homes, and terms vary by investor.
Which states can Duane Buziak serve?
Duane Buziak is a licensed mortgage broker in Virginia, Florida, Tennessee, and Georgia only. Properties must be located in one of those four states. You can live anywhere, but the home you finance must be in a state where he is licensed.
A Foreign National Mortgage Is Workable When the Paperwork Comes First
Buying U.S. property without an SSN or a U.S. credit file is a solved problem, not an exception. What decides the outcome is preparation: documented and seasoned funds, a realistic down payment and reserve plan, and a broker who can match your profile to the right investor instead of fitting you into one company’s rules. If your property is in Virginia, Florida, Tennessee, or Georgia, call Duane Buziak at 804-212-8663 for a soft-pull review and a clear picture of your options before any hard inquiry.
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