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Sand City sits on the Monterey Peninsula — one of the most internationally recognized coastal destinations in California.
Foreign buyers target this area for vacation properties and long-term investment. A foreign national loan makes that possible without a US credit history.
20-30%
Min Down Payment
12+ months
Reserves Required
Not required
US Credit Score
Higher than conventional
Rate Type
Non-QM
Loan Classification
Foreign National Loans in Sand City
These are non-QM loans. That means lenders set their own rules — and they vary widely across the 200+ wholesale lenders we work with.
Most lenders want a valid passport, a foreign credit report or reference letters, and 20-30% down. Strong reserves matter here — expect to show 12 months or more.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Sand City.
Sand City sits on the Monterey Peninsula — one of the most internationally recognized coastal destinations in California.
Foreign buyers target this area for vacation properties and long-term investment. A foreign national loan makes that possible without a US credit history.
These are non-QM loans. That means lenders set their own rules — and they vary widely across the 200+ wholesale lenders we work with.
Most retail banks won't touch foreign national loans. The programs that work live in the wholesale and portfolio lender space.
Rates run higher than conventional — that's the cost of the added lender risk. Rates vary by borrower profile and market conditions.
The biggest deal-killer we see: buyers come in without a foreign credit report or bank reference letters. Line those up before you apply.
Entity ownership — buying through an LLC — is common with foreign national buyers. Some lenders allow it. Others don't. Knowing which lender fits your structure saves weeks.
If you have an ITIN number, an ITIN loan may get you better terms than a foreign national program. Worth checking before you commit.
Investors focused on rental income should look at DSCR loans. Those qualify on property cash flow — not personal income at all.
Sand City is a small, dense coastal city. Property values reflect Monterey Peninsula pricing — this is not a budget market.
Many foreign national buyers here are looking for second homes near Pebble Beach or Carmel. Lenders treat second homes differently than investment properties. Know which category you're in.
Yes. Foreign national loans are built for this. Lenders use foreign credit reports or bank reference letters instead.
Plan for 20-30% down minimum. Some lenders require more depending on property type and your country of origin.
Some lenders allow it, others don't. This is exactly where working with a broker who knows each lender's rules pays off.
Not always. Many programs only require a valid passport. Visa type can affect terms, so disclose it upfront.
ITIN loans are for borrowers with a US tax ID. Foreign national loans require no US identification — just foreign docs.
Yes, second homes are eligible. Lenders will verify you're not renting it out full-time, which changes the program.