Key Takeaway
- Foreign nationals can buy U.S. real estate
- U.S. credit history or employment is not always required
- A typical down payment ranges from 30% to 40%
- International students may be eligible in limited cases
- Portfolio residential mortgages offer flexibility for non-resident buyers purchasing homes, second homes, or investment properties.
For many non-U.S. citizens, owning real estate in the United States is a meaningful goal—whether for personal use, family relocation, asset diversification, or long-term investment. But navigating the U.S. mortgage system as a foreign national can be complex, especially when conventional requirements like U.S. credit history or domestic income don’t apply.
This article explains the basics of how foreign nationals can purchase property in the U.S. and what to expect if financing is needed.
Can Foreign Nationals Get a Mortgage in the U.S.?
Yes. Foreign nationals—defined as individuals who are not U.S. citizens or permanent residents—can buy property and obtain mortgage financing in the U.S. However, not all banks offer mortgage programs for non-residents. Those that do typically offer portfolio loans, which are evaluated and held by the bank itself rather than being sold to government-sponsored entities like Fannie Mae or Freddie Mac.
Because these loans are managed in-house, lenders can take a more flexible approach to borrower qualifications.
“Foreign buyers often ask if a U.S. job or credit score is required to qualify. In many cases, it's not. What matters most is showing financial capacity through verifiable income, assets, and legal U.S. entry. Preparation makes a big difference.”
Howard Lee, Senior Vice President, Director of Consumer & Retail Lending, New Omni Bank
Common Requirements for a Foreign National Mortgage
While requirements vary by institution, some common documentation includes:
- A valid passport and proof of legal U.S. entry (visa or visa waiver)
- Proof of income (such as foreign employment, business income, or retirement income)
- Foreign bank statements or asset documentation
- A U.S. bank account for down payment and closing funds
- A down payment of 30–40% (typically higher than for U.S. residents)
- No U.S. credit history is required, though some lenders may ask for letters of credit or payment history
Because foreign credit reports are not standardized, most U.S. lenders do not accept foreign credit scores.
Types of Properties Foreign Nationals Can Buy
Foreign nationals can purchase a variety of residential properties in the U.S., including:
- Primary residences (if they plan to live in the U.S.)
- Second homes (for vacation or part-time use)
- Investment properties (such as rental condos or single-family homes)
The type of property may affect loan terms such as down payment, rate, and documentation requirements. The lender may also require additional documentation depending on whether the property will be owner-occupied or used as a rental.
Is U.S. Employment or Residency Required?
Not necessarily. Many foreign national mortgage programs do not require a U.S.-based job or permanent residency. Borrowers may qualify using foreign income or assets, as long as documentation can be provided and verified. Some lenders also allow co-borrowers or guarantors.
However, borrowers typically must have legal entry into the U.S. at the time of purchase (e.g., via a tourist, business, or student visa). Consulting with an immigration attorney is recommended if your investment plans intersect with long-term visa goals.
What About International Students or Recent Graduates on OPT?
International students in the U.S. on F-1 visas—or graduates on Optional Practical Training (OPT)—often ask whether they can qualify for a mortgage. In most cases, it is challenging but not impossible.
Eligibility depends on several factors, including:
- Whether the student has legal income (such as through OPT employment)
- The type and duration of their visa
- The presence of a qualified co-borrower or guarantor
- Available assets for a down payment and reserves
Some banks may consider lending to international students with strong financial backing, substantial assets, or a co-applicant. Still, temporary visa status is generally considered higher risk, and a larger down payment is often required.
Can I Get a Green Card by Buying U.S. Real Estate?
No. Purchasing property in the U.S. does not provide immigration benefits. It is purely a financial transaction. While real estate ownership may support certain visa types when paired with other qualifications, immigration decisions are governed by federal law—not the lending system.
How Is the Loan Process Different for Foreign Nationals?
While the general mortgage process is similar, underwriting standards for foreign nationals are often more detailed. Key differences include:
- A higher minimum down payment (typically 30–40%)
- Additional review of foreign income and asset documentation
- Limited or no access to government-backed programs (like FHA or VA)
- Potentially longer processing times due to document verification
Working with a lender experienced in international lending can help avoid delays and reduce friction in the process.
Final Thoughts
Buying real estate in the U.S. as a foreign national is entirely possible—with or without a mortgage. Success depends on preparation, choosing the right lender, and understanding how non-resident financing works. While the process may differ from what you’re used to in your home country, the right guidance can make it straightforward and achievable.
For over a decade, New Omni Bank has offered portfolio residential mortgage solutions tailored to international clients—including newcomers, overseas investors, and families without U.S. credit history or income. We’ve helped hundreds of clients from Asia secure homes across California.
If you’re considering a home purchase in the U.S., we welcome you to connect with us. Our team offers bilingual support in English and Chinese.
This article is for informational purposes only and does not constitute financial, legal, or immigration advice. All lending products are subject to credit and property approval. Eligibility and terms may vary by applicant profile and are subject to change without notice. Please consult qualified professionals regarding your specific personal situation.
