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Foreign National Loans in Temple City
Temple City attracts foreign buyers seeking stable U.S. real estate in a family-friendly suburb with strong Asian cultural ties. Properties here range from starter homes to estate parcels, all accessible to non-citizens through specialized financing.
San Gabriel Valley sees consistent foreign investment, particularly from East Asian buyers drawn to local schools and community. Foreign national loans let you buy without U.S. citizenship or permanent residency status.
Most lenders require 30-40% down for foreign national loans, higher than conventional programs. Expect to provide valid passport, foreign credit documentation, and proof of assets held outside the U.S.
Credit standards vary widely since U.S. credit history isn't required. Some lenders use foreign credit reports, others skip credit checks entirely and price based on property value and down payment.
Only specialized non-QM lenders offer foreign national programs, not Fannie Mae or FHA. We work with 15-20 lenders who actively write these deals, each with different requirements for documentation and property types.
Rate spreads between lenders can hit 2-3 percentage points on the same deal. One lender might price a visa holder differently than someone with no U.S. ties, while another treats both the same.
Foreign national deals die when borrowers try banks first and get declined. Come to a broker before you make an offer so we can structure financing that actually works with your visa status and asset location.
Temple City properties under $1.5M usually qualify, but expect higher rates than conventional loans. We see investors using these to park capital in stable U.S. real estate while their kids attend local schools.
ITIN loans require a U.S. tax ID and employment income here. Foreign national loans need neither, making them better for overseas earners buying investment property or second homes.
DSCR loans work when Temple City rental income covers the mortgage, requiring no personal income verification. Foreign nationals often pair both programs, using DSCR for rentals and foreign national for primary residence.
Temple City's proximity to top-rated schools makes it attractive for foreign families relocating children for education. Lenders view these properties as lower risk than pure investment plays.
Los Angeles County transfer taxes and foreign buyer considerations apply. We coordinate with attorneys who handle FIRPTA withholding and cross-border legal requirements specific to California real estate.
Yes, foreign national loans let non-citizens buy property with 30-40% down. You need a valid passport and proof of foreign assets, no U.S. credit required.
Expect to put 30-40% down minimum. Higher down payments sometimes unlock better rates with certain lenders in our network.
No visa required for most lenders. Some price B1/B2 tourist visas differently than work visas, but approval doesn't depend on visa status.
Foreign national rates run 1.5-3% higher than conventional. Rates vary by borrower profile and market conditions across our lender network.
Yes, both investment and primary residence properties qualify. DSCR loans may offer better terms if the property generates rental income.
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.