Foreign National Loans
U.S. property financing for international buyers with no U.S. credit, green card, or SSN.
Built for international investors and second-home buyers with no u.s. credit history, green card, or social security number.
You live abroad and you want to own property in the United States — a vacation home, a rental, a foothold for the family. But you have no U.S. credit score, no green card, and no Social Security number, and every conventional application dead-ends on those three requirements.
A foreign national loan is designed for international buyers in exactly that position. Rather than a U.S. credit file, it relies on references and documentation from your home country — an accountant’s letter and a bank reference — to establish your standing. It is the standard path for overseas buyers financing U.S. real estate.
July 2026 Update
July 2026 update: foreign national financing remains available for second homes and investment properties, with title permitted in an individual name or through an LLC or corporation — a structure many international investors prefer. Loan-to-value scales down as loan size rises, from up to 80% on smaller loans to 65% at the largest tier.
Documentation from your home country carries the file: expect to provide an accountant or CPA-equivalent letter and at least one bank reference, along with proof of funds. Because there is no U.S. credit file, reserves and down payment are weighted heavily. Program availability and guidelines are subject to change without notice.
Program at a glance
The real guideline parameters for this program. Guidelines subject to change without notice.
How qualifying works
How foreign nationals qualify without U.S. credit
Because you have no U.S. credit file, the program substitutes documentation from your home country. The two anchors are an accountant’s (or CPA-equivalent) letter attesting to your income and financial standing, and at least one reference letter from your bank confirming your relationship and accounts in good standing. Together these stand in for the U.S. credit report and income documents a domestic borrower would provide.
Proof of funds is central: the lender confirms you have the down payment, closing costs, and reserves, and that the money is legitimately sourced. Documents in a foreign language are typically accompanied by certified translations. The cleaner your documentation package, the smoother an inherently cross-border file becomes.
Loan size and down payment scale together
Leverage steps down as the loan grows. Smaller loans reach up to 80% loan-to-value (to $1M), and the maximum leverage tightens as loan amounts climb toward the $10M ceiling at 65%. In practical terms, larger purchases require proportionally larger down payments — a structure that reflects the reduced credit visibility on international buyers.
Occupancy and title
Foreign national loans on this program are for second homes and investment properties — not owner-occupied primary residences. Title can be held individually or through an LLC or corporation, which many international investors use for liability, privacy, and estate-planning reasons. We can coordinate with your U.S. counsel on the vesting structure before closing.
Foreign National Loans vs. a conventional loan
Foreign national loans differ from conventional financing on nearly every input, because the borrower has no U.S. financial footprint. Here is the contrast.
| Feature | Foreign National Loans | Conventional loan |
|---|---|---|
| U.S. credit / SSN | Not required | Required |
| Documentation | Accountant letter + bank reference | U.S. credit report + income docs |
| Occupancy | Second home or investment only | Primary, second, or investment |
| Title | Individual, LLC, or corporation | Usually individual |
| Loan amounts | Up to 80% to $1M, down to 65% to $10M | Conforming / high-balance limits |
Compare with related programs
Foreign National Loans — frequently asked questions
Can a foreign national get a mortgage on U.S. property?
Yes. This program finances U.S. real estate for international buyers with no U.S. credit, green card, or Social Security number, using home-country documentation instead.
What documentation do I need?
At minimum an accountant (or CPA-equivalent) letter attesting to your income and standing, plus at least one bank reference confirming your accounts are in good standing, along with proof of funds for the purchase.
Do I need a U.S. credit score?
No. Because you likely have no U.S. credit file, the program relies on home-country references and documentation in its place.
How much can I borrow?
Up to 80% loan-to-value on loans to $1M, with maximum leverage scaling down to 65% at the $10M tier. Larger loans require larger down payments.
Can I buy a primary residence?
No. This program is for second homes and investment properties. It is not for owner-occupied primary residences.
Can I hold title in a company?
Yes. Title can be vested individually or through an LLC or corporation, which many international investors prefer.
Do my documents need to be in English?
Foreign-language documents are typically accepted with certified English translations. We will tell you exactly what is needed for your country.
What is the difference between a foreign national and an ITIN loan?
ITIN loans are for people living and filing taxes in the U.S. under an ITIN. Foreign national loans are for buyers based abroad with no U.S. credit, green card, or SSN, and are limited to second homes and investment properties.
How large a down payment should I plan for?
At least 20% for the top leverage tier, and progressively more as the loan amount rises toward the $10M ceiling. Strong reserves also help the file.
Talk to the Cook Brothers about your file
We shop your scenario across 25+ non-QM investors to find the guideline that fits how you actually earn. Start with the two-minute qualifier or reach out directly.
Non-QM loan programs. Alternative income documentation required. All loans subject to underwriting approval, income/asset verification, and ability-to-repay determination. Not all applicants will qualify. Program availability and guidelines subject to change without notice.