Foreign National Mortgage Programs 2026: Who Can Qualify and How

A foreign national borrower is a non-U.S. citizen who does not reside in the United States and therefore has no domestic credit history, Social Security Number, or U.S. income documentation. These borrowers are excluded from Fannie Mae, Freddie Mac, FHA, VA, and USDA programs entirely. Portfolio non-QM lenders serve this market because foreign nationals represent a consistent demand segment for U.S. investment property, particularly in coastal markets.

How Foreign National Loans Are Underwritten

Foreign national underwriting replaces U.S. credit history with international credit references, foreign bank statements, and investment account documentation. The lender assesses the borrower's creditworthiness through documents translated and certified from the home country. Income is typically documented through foreign tax returns, foreign bank statements showing income deposits, or employer letters. DSCR underwriting is also common for investment properties where U.S. rental income supports the loan without any income documentation from the borrower.

Documentation Typically Required

• ✦Valid foreign passport (unexpired)
• ✦Visa or entry documents showing right to be in the U.S. during closing (for in-person signings)
• ✦Foreign bank statements: 12-24 months showing assets and income flow
• ✦International credit reference letter from the borrower's primary bank in their home country
• ✦Foreign tax returns or employer income letters (translated and notarized)
• ✦Large down payment: typically 25-35% for foreign national purchase loans
• ✦Reserve verification: often 12-24 months PITIA in verified liquid assets

Active Foreign National Lenders in 2026

• ✦LendSure Mortgage Finance: foreign national investment; up to 75% LTV; DSCR or liquid asset qualification
• ✦A&D Mortgage: foreign national DSCR; up to 75% LTV; $150K to $2M
• ✦Acra Lending: foreign national primary and investment; flexible documentation
• ✦Change Wholesale: foreign national non-QM; condotels and investment properties accepted
• ✦Verus Mortgage Capital: Investor Solutions; foreign national DSCR up to $3.5M
• ✦Deephaven Mortgage: foreign national DSCR; multiple property types
• ✦Griffin Funding: foreign national primary and investment up to $2M

LTV and Pricing for Foreign National Loans

Most foreign national programs cap at 70-75% LTV on purchase, requiring 25-30% down. This is a genuine equity requirement, not a pricing adjustment -- lenders need the larger cushion because domestic collection remedies are complicated when the borrower resides outside the U.S. Rates are typically 1-2% above comparable domestic non-QM rates. Loan amounts from $150K to $3M are available depending on the lender.