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Los Banos sits in the Central Valley, where farmland and affordability attract international buyers. Foreign nationals see value here that coastal markets can't offer.
This is a non-QM loan — meaning it falls outside standard Fannie Mae and Freddie Mac guidelines. Fewer lenders offer it, but the right ones do solid work.
30% or more
Typical Down Payment
45-60 days
Est. Closing Timeline
No
US Credit Required
Non-QM
Loan Type
Up to 12 months
Reserves Needed
Foreign National Loans in Los Banos
Most lenders want 30% down, sometimes more. The larger down payment offsets the risk of lending to someone without US credit.
You'll need a valid passport and visa documentation. Some lenders also require a reference letter from a foreign bank.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Los Banos.
Los Banos sits in the Central Valley, where farmland and affordability attract international buyers. Foreign nationals see value here that coastal markets can't offer.
This is a non-QM loan — meaning it falls outside standard Fannie Mae and Freddie Mac guidelines. Fewer lenders offer it, but the right ones do solid work.
Most lenders want 30% down, sometimes more. The larger down payment offsets the risk of lending to someone without US credit.
Your local bank won't do this loan. Foreign national programs live in the wholesale and portfolio lender space.
We work with 200+ wholesale lenders. That access matters here — foreign national programs vary wildly between lenders on rates, reserves, and documentation.
The biggest mistake foreign buyers make is assuming the process mirrors their home country. US title, escrow, and lending are all different.
Reserve requirements are serious here. Many lenders want 12 months of mortgage payments sitting in a verifiable account — before closing.
ITIN loans are a strong alternative if you live in the US and have an ITIN number. They typically offer better rates than foreign national programs.
DSCR loans work well for investment properties — they qualify based on rental income, not personal income. Many foreign buyers use DSCR once they own US property.
Los Banos has agricultural land alongside residential inventory. Foreign nationals buying farmland face different financing rules — residential programs don't cover ag-zoned parcels.
Merced County is growing, with UC Merced driving long-term demand. Some international buyers target rental properties near the university campus.
Yes. Most foreign national lenders don't require US credit history. They use your passport, visa, and foreign bank records instead.
Eligibility depends on the lender. B-1, B-2, and other non-immigrant visas often qualify. Confirm with your lender before applying.
Plan for at least 30% down. Some lenders require more depending on your country of origin and documentation.
Yes. Foreign national loans can cover investment properties. A DSCR loan may also work once you have US rental income to document.
Expect 45-60 days minimum. International wire transfers and document verification add time to the standard timeline.
Not always, but it helps. US accounts simplify reserve verification and the closing fund wire process significantly.