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Foreign National Loans in Palmdale
Palmdale attracts foreign buyers looking for aerospace industry exposure and affordable Los Angeles County entry points. Non-QM lenders see steady volume from international investors and aerospace contractors on work visas.
Foreign national programs work here because Palmdale properties cash flow well as rentals and require lower down payments than coastal LA markets. Most deals close with 30-40% down on investment properties priced under $700K.
You need a valid passport and proof of foreign income from employment or business. Lenders verify income through CPAs or international bank statements, not US tax returns.
Credit requirements vary by lender but most accept foreign credit reports or alternative documentation. Down payment starts at 30% for investment properties, 35-40% for second homes. No US residency or social security number needed.
About 15-20 non-QM lenders in our network approve foreign national loans, but only 6-8 consistently fund Palmdale deals. Most require portfolio lending because these loans don't sell to Fannie or Freddie.
Rate premiums run 1.5-2.5% above conventional rates due to portfolio risk. Rates vary by borrower profile and market conditions. Expect more documentation scrutiny on income sources and stricter property condition requirements than traditional loans.
Foreign nationals succeed in Palmdale when they understand these are investment plays, not primary residences. The aerospace sector creates rental demand from contractors who need temporary housing but can't or won't buy.
I've closed deals for clients from Canada, Mexico, China, and the UAE here. The winning profile: established foreign business owners buying cash-flowing rentals with 35-40% down. Quick approvals come from clean documentation and realistic income verification expectations.
ITIN loans require US tax filing history, which disqualifies recent arrivals. Foreign national programs skip that requirement entirely but cost more in down payment and rate.
DSCR loans work if the property cash flows, regardless of citizenship. That's often the better path for foreign buyers with investment properties generating 1.2x+ debt coverage. Bank statement loans require US business activity, limiting usefulness for international buyers.
Palmdale property taxes run lower than coastal LA, improving rental math for foreign investors. Lancaster and Palmdale combined create the Antelope Valley rental pool, dominated by aerospace and government workers.
HOA properties near established schools rent fastest to families on work visas. Avoid remote county island areas where utilities and services cost more. Plant 42 proximity drives demand from Lockheed, Northrop, and Boeing contractors needing 6-24 month housing.
Yes, most lenders allow remote closings through POA or mobile notary services. You'll need a US bank account for closing funds and mortgage payments.
Most lenders approve stable democracies: Canada, UK, Western Europe, Australia, Japan, South Korea, UAE, and Mexico. Sanctioned or high-risk countries face restrictions.
They use CPA letters, foreign bank statements, employment contracts, or business financial statements. Expect translation and notarization requirements for non-English documents.
Some lenders allow it but require higher down payments, typically 40-50%. Most foreign buyers use investment property programs with 30-35% down instead.
Most lenders cap at $3-5M, though Palmdale deals rarely exceed $1M. Larger loans require more reserves and documentation of wealth source.
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.