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Brentwood attracts international buyers who want East Bay property without the San Francisco price tag. Foreign national loans let non-U.S. citizens buy here using offshore income and assets.
These programs work differently than traditional mortgages. Lenders focus on your global financial picture, not U.S. credit history or tax returns.
Foreign National Loans in Brentwood
Expect to put down 30-40% minimum. Most lenders want to see 12-24 months of reserves and proof of offshore assets through bank statements.
You'll need a valid passport and proof of income from your home country. Credit gets evaluated through international reports or alternative documentation.
Investment properties typically require larger down payments than primary residences. Some lenders cap loan amounts at $3-5 million in this market.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Brentwood.
Brentwood attracts international buyers who want East Bay property without the San Francisco price tag. Foreign national loans let non-U.S. citizens buy here using offshore income and assets.
These programs work differently than traditional mortgages. Lenders focus on your global financial picture, not U.S. credit history or tax returns.
Expect to put down 30-40% minimum. Most lenders want to see 12-24 months of reserves and proof of offshore assets through bank statements.
Only specialized portfolio lenders handle foreign national loans. Your local bank won't touch these deals because they can't sell them to Fannie or Freddie.
Rate premiums run 1-2% above conventional loans. That's the trade-off for financing without U.S. credit or work authorization.
Some lenders want property in specific cities or above certain price points. Brentwood qualifies with most programs as a stable suburban market.
Foreign national deals take 45-60 days minimum because of international documentation. Start gathering bank statements and income proof early.
Buyers from China, India, and Mexico make up most applications we see. Each country has different documentation standards lenders accept.
Setting up a U.S. bank account before applying helps. Some lenders want to see funds already transferred stateside for reserves.
If you have an ITIN, those loans often beat foreign national rates by 0.5-1%. But getting an ITIN takes time most buyers don't have.
DSCR loans work for investors who want rental property here. They ignore your personal income entirely and just look at rent potential.
Asset depletion makes sense if you're sitting on significant cash but limited income documentation. Both options might cost less than foreign national terms.
Brentwood's newer construction and growing schools appeal to international families relocating for business. Foreign buyers like the value compared to Walnut Creek or Danville.
Properties here appraise cleanly, which matters for international deals. Lenders get nervous about rural areas or markets with limited sales data.
Contra Costa property taxes run around 1.2% annually. Foreign owners pay the same rates as U.S. citizens, no premium for international buyers.
Yes, we handle remote closings regularly. You'll need a U.S. address for property management and mail, but can close from your home country with proper notarization.
Bank statements covering 12-24 months, proof of income like pay stubs or business records, and a valid passport. Some lenders want documents translated to English by certified translators.
Many do, typically 3-5 years. Portfolio lenders use these to protect their investment since they hold the loan instead of selling it.
Yes, once you build U.S. credit or get permanent residency. Refinancing to conventional terms typically saves 1-2% on your rate.
Through bank statements showing deposits, employer letters, business financials, or tax returns from your home country. Requirements vary by lender and your specific situation.