Foreign National Mortgages: How Non-US Citizens Can Finance US Real Estate in 2026

The United States remains one of the most attractive real estate markets in the world for international investors, offering strong property rights, transparent markets, and deep rental demand. And non-US citizens can absolutely finance US real estate — though the process is different from standard domestic lending.

Categories of Foreign National Borrowers

Lenders distinguish between true foreign nationals — non-US citizens living abroad with no US income — non-permanent resident aliens living in the US on a work visa with US income, and permanent resident aliens or green card holders who are treated similarly to US citizens for most mortgage purposes.

The most specialized programs apply to true foreign nationals.

Foreign National Mortgage Program Requirements

Typical program terms for foreign national buyers: 25 to 30% or more down payment, documentation of foreign income through two years of foreign tax returns or CPA-prepared income verification, foreign bank statements, credit documentation from the home country or international credit references, and no US credit history required.

ITIN Loan Programs

For buyers who live and work in the US but do not hold a Social Security number, ITIN loan programs allow use of the Individual Taxpayer Identification Number in place of an SSN. These programs allow US income documentation and qualification on a profile similar to conventional borrowers.

Best Property Types for Foreign National Financing

Investment properties and vacation homes in markets like South Florida, New York metro, and coastal Carolinas are the most common foreign national purchase types. Condominiums in major urban markets and resort destinations are frequently financed.

At East Coast Mortgage, we work with lenders who specialize in foreign national and ITIN mortgage programs. Submit your scenario and we will identify the programs available for your situation.