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Atwater sits in Merced County's Central Valley — affordable by California standards. That makes it a realistic target for foreign nationals buying U.S. property.
Foreign national loans are non-QM products. Standard lender overlays don't apply. You need a broker with access to the right wholesale channels.
30% minimum
Typical Down Payment
No
U.S. Credit Required
12 months PITI
Reserves Required
Non-QM
Loan Type
30-45 days
Est. Close Time
Foreign National Loans in Atwater
You need a valid foreign passport and visa. Most lenders also require a reference letter from your home country bank.
Down payments typically start at 30%. Reserves of 12 months PITI (principal, interest, taxes, insurance) are standard.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Atwater.
Atwater sits in Merced County's Central Valley — affordable by California standards. That makes it a realistic target for foreign nationals buying U.S. property.
Foreign national loans are non-QM products. Standard lender overlays don't apply. You need a broker with access to the right wholesale channels.
You need a valid foreign passport and visa. Most lenders also require a reference letter from your home country bank.
Most retail banks won't touch foreign national loans. You need a wholesale lender that specializes in non-QM products.
SRK CAPITAL works with 200+ wholesale lenders. We identify which ones actively price foreign national deals in Merced County.
The biggest deal-killer is undocumented asset sourcing. Your down payment funds must be traceable. Get your bank wire documentation ready early.
Some lenders require a U.S. bank account before closing. Open one as soon as the purchase contract is signed — don't wait.
If you have a U.S. Individual Taxpayer ID, an ITIN loan may give you better rates and lower down payment requirements.
For investment purchases, a DSCR loan (debt service coverage ratio — qualified by rental income, not personal income) can work alongside or instead of a foreign national product.
Atwater's price points are lower than coastal California. That can mean smaller loan amounts — which some foreign national lenders won't finance below a certain floor.
As of April 2026, verify your target lender's minimum loan amount before making an offer. Some non-QM lenders have minimums of $150,000 or higher.
No. Foreign national loans don't require U.S. credit history. Lenders use your foreign bank reference and asset documentation instead.
Yes. Many foreign national programs allow investment property purchases. A DSCR loan may also be worth comparing.
Acceptable visa types vary by lender. B1/B2 tourist visas and E-2 investor visas are commonly accepted. Confirm with your broker before applying.
Expect 30-45 days minimum. International wire documentation and foreign bank letters can slow the process if not prepared early.
Many lenders require one for closing. Open a U.S. account as soon as your offer is accepted — don't leave it to the last week.
Some lenders allow it, but most foreign national programs are structured for second homes or investment properties. Check program guidelines carefully.