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Fort Bragg attracts foreign buyers seeking coastal California real estate without the fog-heavy costs of San Francisco or LA. The appeal is vacation homes, rental income properties, and future retirement destinations along the Mendocino Coast.
Foreign national loans don't require US citizenship, Social Security numbers, or permanent residency. These programs use passport identification and prove income through international bank statements or employment letters from your home country.
Foreign National Loans in Fort Bragg
Most lenders require 30-40% down for foreign national loans. Credit gets assessed through international bureaus or alternative documentation when your home country doesn't share credit data with US agencies.
You'll need 3-12 months of bank statements showing reserves. Lenders verify income through employment letters, business ownership documents, or asset portfolios. Translation and notarization requirements vary by lender and home country.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Fort Bragg.
Fort Bragg attracts foreign buyers seeking coastal California real estate without the fog-heavy costs of San Francisco or LA. The appeal is vacation homes, rental income properties, and future retirement destinations along the Mendocino Coast.
Foreign national loans don't require US citizenship, Social Security numbers, or permanent residency. These programs use passport identification and prove income through international bank statements or employment letters from your home country.
Most lenders require 30-40% down for foreign national loans. Credit gets assessed through international bureaus or alternative documentation when your home country doesn't share credit data with US agencies.
Only specialized non-QM lenders offer foreign national programs. Traditional banks like Wells Fargo and Chase don't touch these deals. Your borrower profile determines which of the 15-20 active wholesale lenders makes sense.
Rate premiums run 1-2% above conventional loans due to default risk perception. Expect rates in the 8-10% range as of February 2026. Some lenders cap loan amounts at $2-3 million, while others go higher for luxury coastal properties.
Fort Bragg properties work best as second homes or investment rentals. Primary residence claims trigger extra scrutiny since you're spending most of the year outside the US. Vacation rental income helps with qualification but expect conservative rental income calculations.
Document everything early. Getting translated bank statements, apostilled employment letters, and notarized identification takes weeks. Foreign buyers who start documentation 60-90 days before house hunting close faster and negotiate better.
ITIN loans require US tax identification numbers. Foreign national programs skip that entirely. You buy using only your home country documentation and passport.
Asset depletion loans work for foreign buyers with substantial liquid assets but inconsistent income documentation. DSCR loans make sense when the Fort Bragg property generates rental income that covers the mortgage independently.
Fort Bragg vacation rental regulations matter when investment income factors into qualification. Some neighborhoods restrict short-term rentals. Know those rules before lenders calculate rental income projections.
Coastal properties face strict appraisal requirements. Distance from major metros means finding appraisers who know Mendocino Coast comps takes time. Build extra weeks into your closing timeline for this market.
Most lenders require in-person closing or US-based power of attorney. Remote online notarization isn't standard for foreign national loans yet. Expect one US trip minimum.
Foreign national loans typically require 30-40% down. Higher loan amounts or weaker credit profiles push that closer to 40%. Cash reserves beyond down payment are also required.
Some lenders use international credit bureaus for select countries. Others skip credit checks entirely and rely on bank statements and asset verification. Options exist either way.
Yes, but lenders discount projected rental income heavily. They'll review local rental comps and apply conservative vacancy factors. Existing lease agreements carry more weight than projections.
Bank statements, employment letters, and business ownership docs require certified English translation. Passport identification pages may need notarization. Requirements vary by lender and origin country.
Yes, expect rates 1-2% above conventional loans. Rates vary by borrower profile and market conditions. Larger down payments sometimes reduce rate premiums slightly.