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Orinda attracts foreign buyers looking for stable US real estate markets and top-tier schools. Most purchase single-family homes in the $1.5M-$3M range as investment properties or family residences.
Foreign national financing works differently than traditional mortgages. You'll need larger down payments and face higher rates, but ownership is absolutely possible without US citizenship or credit history.
Foreign National Loans in Orinda
Most lenders require 30-40% down for foreign nationals in Orinda. You'll need a valid passport, proof of funds, and income documentation from your home country—translated to English.
Credit checks happen through international bureaus when available. If not, lenders underwrite based on assets, property value, and down payment size. Rates typically run 1-2% above conventional loans.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Orinda.
Orinda attracts foreign buyers looking for stable US real estate markets and top-tier schools. Most purchase single-family homes in the $1.5M-$3M range as investment properties or family residences.
Foreign national financing works differently than traditional mortgages. You'll need larger down payments and face higher rates, but ownership is absolutely possible without US citizenship or credit history.
Most lenders require 30-40% down for foreign nationals in Orinda. You'll need a valid passport, proof of funds, and income documentation from your home country—translated to English.
Maybe 15-20 lenders in our network handle true foreign national deals. Many advertise it but balk when they see non-US income or no established US banking relationship.
Portfolio lenders and private banks dominate this space. They price for risk—expect rates 5.5-7.5% depending on loan size and profile. Larger loans over $2M sometimes get better pricing than smaller ones.
I set up foreign buyers with US bank accounts before we even shop lenders. Having 3-6 months of US banking history—even with wire transfers—makes underwriting smoother and sometimes improves pricing.
Orinda properties appraise well, which helps. Strong valuations mean lower loan-to-value ratios even with minimum down payments. That reduces lender risk and can shave 25-50 basis points off your rate.
If you have an ITIN, those loans typically offer better rates than foreign national programs. But getting an ITIN takes 6-8 weeks minimum—too slow if you're under contract on a property.
DSCR loans work for pure investment plays with rental income. They ignore your personal income entirely and focus on rent coverage. Foreign nationals qualify, often with just 25% down on cash-flowing properties.
Orinda's limited inventory means you're competing with all-cash offers. Foreign national financing takes 45-60 days to close—longer than conventional loans. Sellers need convincing your approval is solid.
Property taxes run about 1.2% in Orinda, higher with local bonds. Foreign ownership doesn't change tax treatment, but you'll want tax counsel on FIRPTA withholding if you ever sell. That's outside mortgage scope but affects total cost.
Most lenders allow remote closing through consulates or with power of attorney. You'll need notarized documents, but in-person US travel isn't always required.
Yes, lenders accept income from any country. Documentation must be translated to English by certified translators and may need additional verification.
Expect 30-40% down for most programs. Some portfolio lenders go to 25% for strong borrowers with significant assets and larger loan amounts.
Foreign national rates typically run 1-2% higher than conventional loans. Exact pricing depends on down payment, loan size, and your overall financial profile.
Yes, both investment properties and second homes are allowed. Some lenders price them the same, others charge slightly more for pure investment purchases.