Loading
Foreign National Loans in Agoura Hills
Agoura Hills draws international buyers who want privacy, space, and proximity to LA without the density. Foreign national loans let you buy here without US credit history or permanent residency.
These are non-QM programs. That means higher rates and larger down payments than conventional loans. But they're often the only path for non-US citizens buying California real estate.
Most foreign national buyers here target investment properties or second homes. Agoura Hills offers both — stable rental market and lifestyle appeal for families who split time between countries.
You need a valid passport and proof of income from your home country. No SSN required — most lenders work with ITIN or passport numbers for underwriting.
Expect 30-40% down minimum. Some lenders go up to 50% for riskier profiles. Credit comes from international bureaus or alternative documentation like bank statements.
Income verification varies by lender. Bank statements showing liquidity work. Some accept employment letters or tax returns from your home country. Others rely entirely on the property's rental potential.
About 20 lenders in our network handle foreign national deals. Each has different country restrictions — some won't touch certain regions due to compliance rules.
Rate spread between lenders is huge on these loans. We've seen 2% swings on identical borrower profiles. Shopping matters more here than on any other loan type.
Underwriting takes 45-60 days typically. Document translation adds time. Some lenders require notarized translations, others accept certified copies. Know this upfront when timing a purchase.
Foreign national buyers in Agoura Hills usually fall into two camps: families using this as a US base while working internationally, or pure investors buying rental property from abroad.
For families, the schools drive decisions. Las Virgenes Unified pulls buyers from overseas. For investors, the rental math works better in other LA markets — but Agoura Hills offers stability and lower maintenance headaches.
Biggest mistake: assuming these loans work like home country mortgages. US lenders require extensive paper trails. Start document gathering 90 days before you want to close.
If you have an ITIN, those loans often beat foreign national rates by 0.5-1%. But ITIN programs require US tax filing history — usually two years minimum.
DSCR loans work for pure investment properties and ignore personal income entirely. If the rental income covers the mortgage by 1.25x, you qualify. Simpler underwriting than foreign national programs.
Asset depletion loans let you qualify based on liquid assets rather than income. Good option if you have significant cash but irregular income documentation from overseas.
Agoura Hills sits at the western edge of LA County. Prices run lower than Calabasas or Westlake Village, but you're still in the same school district and zip code range that international buyers want.
Property insurance here costs more than inland LA due to fire risk. Factor that into your hold costs — especially if this is an investment property with thin margins.
HOAs are common in newer developments. Foreign buyers sometimes overlook HOA rules about rentals. Check restrictions before closing if you plan to lease the property out.
Yes. Most lenders allow remote closing with notarized documents and power of attorney. You'll need a US-based representative for final signing.
Expect 30-40% minimum for most lenders. Some require 50% depending on your country of origin and credit profile.
Many do. Typical prepayment penalties run 3-5 years on non-QM loans. Read your loan terms carefully before signing.
Restrictions vary by lender and change frequently. Countries with US sanctions or high fraud rates face tighter limits or complete exclusion.
Bank statements showing deposits work best. Employment letters, foreign tax returns, and business ownership docs also qualify. Requirements vary by lender.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.