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Livingston sits in Merced County's Central Valley — agricultural heartland with a large immigrant workforce and community.
Non-US citizens buying property here need programs built for their situation. Standard Fannie Mae loans won't work without a US credit file.
Not Required
US Credit Required
25–30%
Min Down Payment
Non-QM
Loan Type
Valid Passport
Key Doc
Foreign National Loans in Livingston
Foreign national loans are non-QM. That means lenders set their own rules — and those rules vary widely across lenders.
Most programs require a valid passport, visa documentation, and a larger down payment. Expect 25–30% down as a baseline.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Livingston.
Livingston sits in Merced County's Central Valley — agricultural heartland with a large immigrant workforce and community.
Non-US citizens buying property here need programs built for their situation. Standard Fannie Mae loans won't work without a US credit file.
Foreign national loans are non-QM. That means lenders set their own rules — and those rules vary widely across lenders.
Most retail banks won't touch foreign national loans. You need wholesale lenders who specialize in non-QM programs.
At SRK CAPITAL, we work with 200+ wholesale lenders. A handful of them run strong foreign national programs with competitive terms.
The biggest hurdle isn't income — it's documentation. Lenders want to see where your money comes from and how it moves.
Foreign bank statements, international asset letters, and reference letters from your home country bank all help. Get these ready early.
ITIN loans are a close cousin. If you have an IRS-issued ITIN number, that program may offer better terms than a straight foreign national loan.
DSCR loans work if you're buying a rental property. The approval is based on rent income — not your personal income or nationality.
Livingston has a significant agricultural and immigrant community. Many residents have family ties internationally and property goals here.
Central Valley home prices are lower than coastal California. That works in your favor — smaller loan balances are easier to qualify for.
Yes. Foreign national programs don't require a US credit file. Lenders use alternative documentation like foreign bank statements and reference letters.
Many visa types work — B1, B2, E, H, L, and others. Each lender has their own approved list, so this depends on the program.
Most foreign national programs require 25–30% down. Some lenders go higher based on your country of origin and documentation.
Yes. A DSCR loan may actually be a better fit. It qualifies based on the property's rental income, not your personal financials.
Not always, but it helps. Lenders want to trace your down payment funds. A US account makes the paper trail cleaner and faster.
Yes, typically higher than conventional loans. Rates vary by borrower profile and market conditions — the spread depends on your documentation strength.