GuardHill Financial specializes in mortgage financing for Foreign National borrowers looking to purchase or refinance real estate in the United States.
Whether you are purchasing a second home, investing in U.S. real estate, or refinancing a property you already own, our experienced mortgage professionals can help structure a financing solution around your unique financial profile.
What Is a Foreign National Mortgage?
A Foreign National mortgage is designed for individuals who are not U.S. citizens or permanent U.S. residents but want to finance real estate in the United States.
Because Foreign National borrowers may not have traditional U.S. income, credit history, or tax documentation, these programs can provide more flexible qualification options than conventional mortgage financing.
Flexible Ways to Qualify
Every Foreign National borrower has a different financial profile. GuardHill offers multiple ways to qualify, allowing us to structure financing based on a borrower’s income, assets, or the cash flow of an investment property.
Depending on the borrower, property, and loan program, qualification options may include:
Traditional Income Qualification
Foreign National borrowers may qualify using employment or self-employment income earned outside of the United States. Our team is experienced in reviewing foreign income, employment, and financial documentation to determine qualifying income.
Asset Depletion
For borrowers with significant liquid assets, an asset depletion program may allow eligible assets to be used to calculate qualifying income.
This can be an attractive option for high-net-worth borrowers who have substantial assets but whose financial strength may not be fully reflected through traditional monthly income.
DSCR Loans
Foreign National real estate investors may also be able to qualify using a Debt Service Coverage Ratio (DSCR) loan.
Rather than qualifying primarily based on the borrower’s personal income, a DSCR loan evaluates the rental income and cash flow generated by the investment property. This can provide an attractive financing option for Foreign National investors purchasing or refinancing U.S. rental properties.
Foreign National Property Types
GuardHill offers Foreign National financing for a variety of property types and transactions. Depending on the loan program and borrower qualifications, financing may be available for:
- 1–4 family homes
- Condominiums
- Co-ops
- Townhouses
- Second homes
- Investment properties
- Purchase and refinance transactions
Properties may also be eligible to be purchased in an individual borrower’s name or through an eligible LLC, depending on the program.
Documentation for Foreign National Borrowers
Documentation requirements vary based on the borrower, property, loan program, and method used to qualify.
Depending on the transaction, documentation may include:
- Passport or other identification
- Foreign employment and income documentation
- Domestic or international bank and asset statements
- Credit references or alternative credit history
- Documentation of funds for the down payment and closing
- Purchase contract and property documentation
Borrowers qualifying through asset depletion or a DSCR program may have different documentation requirements than borrowers qualifying with traditional income.
Our mortgage professionals review each borrower’s complete financial profile to determine the most appropriate program and documentation requirements.
Benefits of Financing U.S. Real Estate
Many international buyers assume they need to purchase U.S. real estate entirely with cash. A Foreign National mortgage can allow qualified borrowers to finance a portion of their purchase while preserving capital for other needs and opportunities.
Preserve Liquidity
Rather than committing a significant amount of cash to a single property, financing can allow you to retain capital for other investments, business needs, or personal expenses.
Increase Purchasing Power
Mortgage financing may allow you to purchase a higher-value property while maintaining your desired level of liquidity.
Maintain Investment Flexibility
Capital that is not used toward an all-cash purchase can remain available for other investments and financial opportunities.
Build a U.S. Real Estate Portfolio
For international real estate investors, mortgage financing can provide additional flexibility when acquiring and maintaining U.S. investment properties.
Why Work With GuardHill for a Foreign National Mortgage?
Foreign National lending requires experience evaluating financial profiles that may fall outside traditional U.S. mortgage guidelines.
With more than three decades of mortgage financing experience, GuardHill specializes in structuring both straightforward and complex mortgage transactions around each borrower’s unique financial circumstances.
Our multilingual team works with clients from around the world and speaks languages including Mandarin, Korean, Cantonese, Spanish, Greek, Albanian, Hebrew, and Russian.
Whether you qualify through traditional income, asset depletion, or the cash flow of an investment property through a DSCR loan, our team can help identify a mortgage solution designed around your financial profile and real estate goals.
Frequently Asked Questions About Foreign National Mortgages
Can a Foreign National get a mortgage in the United States?
Yes. Foreign Nationals may be eligible to finance the purchase or refinance of U.S. real estate without being a U.S. citizen or permanent resident. GuardHill offers Foreign National mortgage programs designed specifically for international borrowers.
How can a Foreign National qualify for a mortgage?
There are several ways to qualify depending on the borrower’s financial profile and the property being financed. GuardHill offers programs that may allow Foreign National borrowers to qualify using traditional income, asset depletion, or the property’s rental income through a DSCR loan.
Can I qualify using income earned outside the United States?
Yes. Depending on the program, Foreign National borrowers may be able to qualify using employment or self-employment income earned outside of the U.S. Our mortgage professionals are experienced in evaluating foreign income and financial documentation.
Can I qualify for a Foreign National mortgage using my assets?
Yes. An asset depletion mortgage may allow eligible assets to be used to calculate qualifying income. This can be particularly useful for high-net-worth borrowers with substantial liquid assets whose financial strength may not be reflected through traditional monthly income.
Can a Foreign National qualify for a DSCR loan?
Yes. Foreign National borrowers purchasing or refinancing investment properties may be eligible for DSCR financing. Instead of relying primarily on the borrower’s personal income, a DSCR loan evaluates the rental income and cash flow generated by the investment property.
Do Foreign Nationals need U.S. credit to qualify?
Not necessarily. Certain Foreign National mortgage programs may allow borrowers without an established U.S. credit history to qualify using alternative documentation or credit references. Requirements vary by program and borrower.
Do I need U.S. tax returns to get a Foreign National mortgage?
Not always. Documentation requirements depend on the program and how the borrower qualifies. Certain Foreign National programs may allow borrowers to qualify without traditional U.S. tax returns.
What types of properties can Foreign Nationals finance?
Depending on the program, Foreign National financing may be available for 1–4 family homes, condominiums, co-ops, townhouses, second homes, and investment properties.
Can a Foreign National purchase an investment property through an LLC?
Yes. Certain Foreign National mortgage programs may allow eligible investment properties to be purchased through an LLC. Requirements will depend on the specific loan program and transaction.
Can I refinance a U.S. property as a Foreign National?
Yes. Foreign National mortgage programs may be available for both purchases and refinances. Depending on the program and borrower qualifications, refinance options may include rate-and-term or cash-out financing.
How much can a Foreign National borrow?
Loan amounts, down payment requirements, and maximum loan-to-value ratios vary based on the borrower, property, loan program, and method of qualification. GuardHill offers a range of Foreign National financing options and can review your specific scenario to determine which programs may be available.
Why should I work with GuardHill for a Foreign National mortgage?
Foreign National lending can require specialized knowledge of international income, assets, credit, and documentation. GuardHill has more than three decades of mortgage financing experience and specializes in structuring solutions for borrowers with both traditional and complex financial profiles.
Our team can evaluate multiple qualification methods—including traditional income, asset depletion, and DSCR financing—to help identify a mortgage solution appropriate for your financial profile and U.S. real estate goals.
Explore Your Foreign National Mortgage Options
Purchasing or refinancing U.S. real estate as an international borrower does not have to mean navigating a traditional mortgage process that wasn’t designed for your financial situation.
GuardHill’s Foreign National mortgage specialists can review your income, assets, property, and investment goals to determine which qualification method and financing options may be available to you.
Contact GuardHill Financial today to discuss your Foreign National mortgage options and begin the qualification process.
All loans are subject to credit and property approval. Program availability, terms, documentation requirements, loan-to-value limits, and eligibility are subject to change and may vary based on borrower and property qualifications.
