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Non-QM loans: foreign national loan

Foreign National Loans for International buyers of U.S Real Estate

A foreign national loan can help borrowers living abroad who want to buy or refinance real estate in the United States — without the need for U.S. credit, U.S. residency, or a Social Security number

At Andes Mortgage, we help international buyers, foreign investors, and non-U.S. citizens compare mortgage options based on their documentation, income, assets, down payment, property type, and goals.

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Compare Foreign National Loan purchase, refinance and cash-out options with Andes Mortgage

Fast snapshot

No US credit score required

passport or foreign ID accepted

Tourist visa OK – No US residency needed

Investment & vacation homes 

Purchase, refinance, cash-out options

Foreign national mortgage options

Non-QM mortgage specialists

Investment and vacation homes

Bilingual guidance – hablamos español

Quick facts

Here’s a simple overview of the Foreign National Program that borrowers should know before applying

No US credit score is required

Foreign nationals do not qualify for Social Security numbers,  or ITIN (Taxpayer Identification Numbers)  therefore, we do not require US credit.

No international credit score required

We also do not require you to furnish a credit score/credit report of your home country.

Investment Purchase

The Foreign National Loan assumes you are purchasing the property as an investment. 

No income or employment requirements

You do not have to present income or job history to qualify for this program. 

You are 100% owner of the property

You have full ownership of the property and control of the property. 

Refinance and cash-out available

We can help you refinance your mortgage to lower the rate or help you tap into the equity of the asset.

Our Foreign National Loan allows you to acquire and refinance real estate in the United States without the need of a Visa or residency status in the US. 

What is a foreign national loan?

A foreign national loan is a type of mortgage financing for eligible non-U.S. citizens and residents who want to buy or refinance property in the United States but  live in their home country. 

A foreign national loan is not an immigration program, visa program, or government benefit. It is a mortgage program that allows eligible international borrowers from non-sanctioned countries to apply for financing in the United States. 

This is one of the many Non-QM mortgages offered by Andes Mortgage. This program can help international buyers participate in the strongest real estate market in the world. 

Credit scores are not required

Income not required

Funds in foreign accounts OK 

Down payment as low as 30% 

Foreign National Mortgage Loan Highlights

Loan amounts up to $3 million

With a minimum of $100,000 allowed.

12 months of reserves required

Reserves can remain in the borrowers's home country.

Close in LLC

Title the property under a personal name or under an U.S company

Cannot reside in the United States

Borrowers may not live or work in the United States.

Condotels and 1-4 units allowed

Buyers may finance condotels, short-term rentals, and properties from 1-4 units.

Not sure if the Foreign National loan or a Non-QM loan is right for you?

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typical requirements and documents

Common requirements

  • Foreign ID
  • Bank statements with funds in the US or abroad
  • Borrowers must be from non-sanctioned countries and cannot appear on restricted OFAC lists.
  • Minimum 30% down payment of the purchase price of the property you are buying

Documents you may need

  • Foreign ID
  • Passport from your home country
  • US Visa if available but not required
  • Bank statements/Asset statements

Foreign National Loan Interest Rates

Foreign National Loan rates are higher than other Non-QM loans and government-backed mortgages. The lowest interest rates are reserved for those borrowers with higher down payments.

Here is a simplified estimate of what rates average in 2026

Approx. Down Payment
Rate Pricing Impact
What it means
Estimated Rates
50%+ Down
Best pricing available
Strongest rate position
~6.25% - 6.75%
40% to 50% Down
Similar to 55% pricing bucket
Slightly worse rates
~6.875% - 7.25%
30 to 40% Down
Highest rates
Highest risk
~7.75% - 8.5%
Check My Options
Rates & Pricing

What type of properties can you purchase with a foreign national loan?

The flexibility of our Non-QM Foreign National mortgage allows you to purchase a wide variety of residential properties for personal, vacation and investment use in the United States across all 50 states. 

Single Family Homes

The 1-unit residential single family home is the most common property type in the United States.

2-4 Unit Multifamily

2-4 unit properties help you increase your cash flow by renting multiple units.

Condominiums and Condotels

Foreign National Loans can help you finance your vacation condo or condotel.

Foreign National Loan vs ITIN vs Conventional Loans

How does a Foreign National Loan compares to these other similar programs?

Feature
Foreign National Loan
ITIN/Tax ID Mortgage Loan
Conventional Loan
Best For
International buyers
Live and work in the U.S under an ITIN/Tax ID number
US Citizen, permanent resident, valid US work permit, DACA
Valid SSN Required?
No
No
Yes
Legal US status
No
No
Yes, must be allowed to live and work in the US.
Credit Scores
None required
Minimum 640 FICO
No minimum but 620+ may be needed
Income Requirements
none required
Must be verified (W2s, tax returns, Non-QM)
Must be verified (W2s, Tax Returns)
Minimum down payment
30% Down
10% Down
3% first time homebuyer | 5% repeat buyer

Foreign National Loan Real Life customer scenario

Mrs. Ramirez, a Colombian citizen living in her home country wanted to purchase an investment property in Miami, FL, but she only had a tourist visa (B-2). Because she had never lived in the United States, she did not have a Social Security Number or Tax ID number. 

Andes Mortgage reviewed the borrower’s passport, asset documentation, property details, and available down payment. From there, we helped identify a Non-QM Foreign National mortgage option as the best fit for her situation. 

Thanks to this financing vehicle, Mrs. Ramirez was able to purchase her dream vacation condominium in the affluent city of Brickell, which she now visits as often as she can with her family.

If you find yourself in a similar situation – living abroad, you are a foreign national, and you’d like to participate in the strongest and most liquid real estate market in the world, we at Andes Mortgage specialize in Foreign National loans without US credit needed. 

Book a call with us and speak to one of our experienced Loan Officers in English or Spanish. 

Check Your Foreign National Qualifications

🎥 Watch: Foreign National Loans Explained

Watch our latest YouTube video where we explain how the Foreign National Mortgage works.

Related resources you may find helpful

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Learn more →

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Foreign National Loan FAQs

Answers to common questions about foreign national loans, U.S. property financing, documentation, down payment, credit, and refinance options. Guidelines vary by lender and program.

Yes. Foreign nationals may be able to buy property in the United States, and some mortgage programs are designed specifically for eligible non-U.S. citizens purchasing U.S. real estate. Requirements vary by lender, property type, occupancy, loan amount, down payment, and documentation.
Some foreign national loan programs may not require traditional U.S. credit. Depending on the program, a lender may review international credit, credit reference letters, bank references, assets, income documentation, or other alternative documentation.
Not always. Some foreign national mortgage programs may allow eligible borrowers to apply without a Social Security number. A valid passport, foreign identification, visa or entry documentation if applicable, and other documents may be required.
Down payment requirements vary widely by lender, loan amount, property type, occupancy, borrower profile, and documentation. Foreign national loans often require a larger down payment than traditional mortgage programs, but the exact amount depends on the available program.
Yes, some foreign national loan programs may allow eligible international buyers to finance investment properties in the United States. Rental property eligibility, reserve requirements, documentation, and loan terms vary by lender and program.
Some programs may allow foreign income and foreign assets to be considered if they can be properly documented and verified. Documentation requirements may include employer letters, CPA letters, business documents, bank statements, and translated documents when required.
Common documents may include a passport, visa or entry documentation if applicable, foreign ID, income documentation, bank statements, asset statements, purchase contract, credit references or international credit report, and U.S. bank account information if required by the program.
Many foreign national loans are considered Non-QM mortgages because they may use alternative documentation, credit review, income review, or eligibility guidelines that differ from conventional or government-backed mortgage programs.
Foreign national mortgage rates may be higher than conventional mortgage rates because the loan can involve additional risk, alternative documentation, limited U.S. credit history, or more complex borrower profiles. Final pricing depends on the lender, market, loan amount, down payment, property type, and credit profile.
Some programs may allow eligible foreign nationals to refinance or complete a cash-out refinance on U.S. property. Eligibility depends on the lender, property type, equity, documentation, loan purpose, and program availability.
Marcos Zambrano President Andes Mortgage LLC

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