Foreign National
A Foreign National loan lets non-U.S. residents purchase or refinance U.S. real estate without a U.S. credit history, Social Security number, or U.S.-sourced income. Down payments typically range from 25–40%. ITIN borrowers and foreign entity vesting are accepted at many programs.
By Sunrise Lending
About this program
What is a Foreign National?
How it works — step by step
Take the 60-second check-in
Answer five questions about your residency status, country of income, and the U.S. property you're considering. The matcher identifies the program tier and documentation requirements most likely to fit your profile.
Gather foreign income documentation
Collect foreign-country tax returns or employer letters (translated to English), proof of foreign banking relationships (letters of standing or 12-month bank statements), passport, and proof of foreign address. ITIN holders should also gather U.S. tax-filing history.
Licensed MLO reviews the documentation package
A Sunrise loan officer confirms the required documentation for your country of origin, identifies any translation or attestation requirements, and confirms the program fit. Nothing locks until you decide to move forward.
Underwriting without a FICO score
The lender evaluates the file using foreign credit references, banking history, and income documentation rather than a U.S. FICO score. Property type, down payment, and documentation quality drive terms. Appraisal and title proceed as on any loan.
Close and fund
Foreign National files may take 45–60 days given translation and attestation requirements. Your officer coordinates the extended timeline and confirms state licensing coverage for the property location.
What it usually looks like
- Non-U.S. resident — visa holders, permanent residents with foreign income, non-resident aliens
- Passport plus proof of foreign address (utility bill, bank statement)
- Foreign-country income documentation: tax returns, employer letters, or audited financials (translated to English)
- Letters of standing or 12 months of statements from foreign financial institution
- No U.S. credit history required — evaluated on foreign credit references
- Down payment 25–40% depending on property type and country of origin
- ITIN accepted at many programs in lieu of SSN
- State coverage varies — confirm licensed origination in the property state
How it compares
| Factor | Foreign National Loan | ITIN Loan (U.S. residents) | Conventional |
|---|---|---|---|
| Borrower type | Non-U.S. resident | ITIN holder with U.S. presence | U.S. citizen / PR |
| U.S. credit history required | No | Sometimes not required | Yes |
| SSN required | No — ITIN or passport accepted | ITIN accepted | Yes |
| Income documentation | Foreign-country docs (translated) | ITIN returns + bank statements | W-2 or tax returns |
| Down payment | 25–40% | 20–30% (typical) | 3–20% |
| Property types | Second home, investment, some primary | Primary, second home, investment | All types |
Program terms, LTV limits, and documentation requirements vary by lender. As of June 2026. Not a commitment to lend.
Real scenarios
Canadian executive, Miami FL
A Canadian technology executive wanted to purchase a Miami condo as a second home and future relocation property. He had no U.S. credit history and earned Canadian dollars. He provided 2 years of Canadian T4s (employment income), a reference letter from his Canadian bank, translated to English with CPA attestation. He purchased at 70% LTV with 30% down — no U.S. Social Security number required.
- Residency
- Canadian citizen, non-resident
- Income doc
- Canadian T4s + bank letter
- Down payment
- 30%
- Property
- Miami condo (second home)
Illustrative scenario. Not a commitment to lend.
Mexican business owner, Houston TX
A Mexican business owner had an ITIN from prior U.S. tax filings and wanted to purchase a single-family investment rental. His Mexican corporation provided audited financials showing annual net profit equivalent to $210K USD. Down payment: 35%. The program qualified him on the entity financials without a U.S. credit score, with a letter of credit standing from a major Mexican bank.
- Income documentation
- Audited corp. financials (Spanish → English)
- ITIN
- Yes (prior U.S. filings)
- Down payment
- 35%
- Property
- SFR investment, Houston TX
Illustrative scenario. Not a commitment to lend.
Common questions
- Who is the Foreign National loan designed for?
- Non-U.S. residents purchasing or refinancing U.S. real estate — second homes, investment properties, or future relocation properties. No U.S. credit history, Social Security number, or U.S.-sourced income is required to qualify.
- What documents are required for a Foreign National loan?
- Foreign-country income documentation (tax returns, employer letters, or audited financials) translated to English with CPA or equivalent attestation, passport, foreign address proof, and letters of standing from foreign financial institutions. ITIN holders provide U.S. tax-filing history.
- Is a U.S. credit history required?
- Not required. Programs evaluate foreign-country credit reports, banking references, and letters of standing from foreign financial institutions. The lender assesses the full file rather than a FICO score.
- What property types qualify?
- Single-family residences, condos, second homes, and 1–4 unit investment properties. Some programs limit to specific states or metro areas; state coverage varies by lender and must be confirmed before proceeding.
- What is the typical down payment?
- Typically 25–40% depending on property type, occupancy intent, and country of origin. Investment properties generally require more down than second homes. The officer confirms the exact LTV for your file.
- Can I refinance once I establish U.S. credit?
- Yes — many borrowers start with a Foreign National program then refinance into a conventional or non-QM program after 12–24 months of U.S. payment history establishes a credit profile. This is a common path for future U.S. residents.
- Does this work for ITIN borrowers?
- Many programs accept an ITIN (Individual Taxpayer Identification Number) in place of an SSN for borrowers with U.S. tax-filing history who are not citizens or permanent residents. ITIN-specific eligibility varies by program.
- Can I purchase in the name of a foreign LLC or trust?
- Some programs allow foreign entity vesting. This is lender-specific and adds documentation complexity — entity formation documents, ownership structure, and personal guarantee requirements all vary. The officer confirms entity-vesting options for your situation.
Not sure if Foreign National is the right fit?
Take the 60-second check-in. The matcher narrows you to the right path; a licensed mortgage officer reviews before anything formal moves.
Related resources
Sources
- 1.Internal Revenue Service (IRS). Individual Taxpayer Identification Number (ITIN) — Accessed June 2026
- 2.Consumer Financial Protection Bureau (CFPB). Mortgages for Non-U.S. Citizens and Permanent Residents — Accessed June 2026
- 3.U.S. Census Bureau. Foreign-Born Population in the United States — Accessed June 2026
Foreign National programs require translated income documentation, CPA or equivalent attestation, and proof of foreign residency. Eligibility, down-payment requirements (typically 25–40%), and state availability vary by lender. Not available in all states. Final approval, terms, and rates are determined by the lender after underwriting. Not a commitment to lend.
Sunrise Lending · Equal Housing Opportunity. Matching rules are written and reviewed by licensed mortgage professionals. All loan decisions are made by licensed mortgage professionals. Not a commitment to lend. Loan approval subject to underwriting guidelines. This is not financial advice.