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Foreign National Loans in Arcadia
Arcadia draws international buyers who want proximity to top schools and established Asian business districts. Foreign nationals here typically buy in cash or through offshore financing, missing out on better leverage options.
Foreign national loans let non-US citizens finance property using their home country income and credit. These programs work for investment properties and second homes, even without US credit history or Social Security numbers.
Most lenders require 30-40% down payment for foreign nationals. You'll need passport documentation, proof of income from your home country, and bank statements showing reserves.
Credit gets verified through your home country's credit bureau when available. If not, lenders review 12-24 months of bank statements showing payment history and financial stability.
Only specialized non-QM lenders offer foreign national programs. Big banks won't touch these deals. Rates run 1.5-3% higher than conventional loans due to increased documentation complexity.
Some lenders specialize in specific countries and understand local income documentation better. Chinese nationals buying in Arcadia often get better terms from lenders familiar with Chinese banking systems and income verification.
Half my Arcadia foreign national clients could have qualified for ITIN loans with better rates, but they never applied for an ITIN. If you plan to buy more US property, get an ITIN first and save 0.5-1% on your rate.
Foreign national loans shine when you're buying investment property and want to preserve liquidity. Paying cash means tying up $2-3 million that could earn returns elsewhere. A 60% LTV loan lets you leverage that capital across multiple properties.
ITIN loans beat foreign national rates by 0.5-1% but require a US tax ID. Asset depletion loans work if you're holding significant US-based investments. DSCR loans make sense for pure rental investors who want simpler qualification.
Foreign national loans remain your only option if you have no US tax presence and need financing quickly. Once you establish US credit or get an ITIN, refinancing into a lower-rate program saves thousands annually.
Arcadia's high concentration of international buyers means local title companies and escrow officers handle foreign national transactions routinely. That matters because documentation requirements differ from standard US deals.
Properties near top-ranked schools command premiums that foreign nationals often accept for their children's education. Lenders recognize this buying pattern and may adjust loan terms for properties in specific school boundaries with proven rental demand.
Yes, remote closings work through power of attorney and mobile notary services. You'll need to provide notarized documents through a US embassy or consulate in your home country.
Expect 30-40% down for most programs. Some lenders offer 25% down for strong borrower profiles with substantial reserves and verified foreign income.
You'll need one to make mortgage payments. Most lenders require opening a US account before closing and funding it with several months of payment reserves.
Expect 45-60 days due to international document verification. Chinese and Canadian documentation typically processes faster than other countries due to established lender relationships.
Most lenders don't count projected US rental income for qualification. They use your foreign income plus reserves to determine approval and loan amount.
Your loan remains in US dollars regardless of exchange rates. Currency risk falls on you, not the lender, so plan for potential payment increases if your currency weakens.
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.