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Napa attracts international buyers seeking vineyard estates, vacation homes, and investment properties in California's wine country. Foreign national loans let you purchase without U.S. credit history or permanent residency.
Most foreign buyers in Napa target properties above $1M, often as second homes or rental investments. These loans work for non-citizens who can document foreign income and provide substantial down payments.
Foreign National Loans in Napa
You need 30-40% down, with higher down payments securing better rates. Lenders require passport, proof of foreign income, and bank statements showing liquid reserves.
Properties must appraise through a U.S.-licensed appraiser. Most programs cap at 70% loan-to-value for purchases, and you'll need 6-12 months of reserves post-closing.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Napa.
Napa attracts international buyers seeking vineyard estates, vacation homes, and investment properties in California's wine country. Foreign national loans let you purchase without U.S. credit history or permanent residency.
Most foreign buyers in Napa target properties above $1M, often as second homes or rental investments. These loans work for non-citizens who can document foreign income and provide substantial down payments.
You need 30-40% down, with higher down payments securing better rates. Lenders require passport, proof of foreign income, and bank statements showing liquid reserves.
Only specialized lenders offer foreign national programs — most traditional banks won't touch these deals. We access portfolio lenders who underwrite foreign income directly without selling loans to Fannie or Freddie.
Rates run 1-2% above conventional mortgages as of February 2026. Expect 30-45 day closings, longer than standard loans due to international document verification.
Napa foreign buyers often stumble on property type restrictions. Some lenders won't finance working vineyards or properties with commercial wine production — ask before you make an offer.
Bring translated bank statements and have a U.S. tax advisor lined up early. Lenders want to see how you'll handle property taxes and foreign income reporting before approval.
If you have an ITIN, those loans offer slightly better rates than foreign national programs. But foreign national loans close faster since they don't require U.S. tax returns.
For investment properties, DSCR loans work if the rental income covers the mortgage. Foreign national loans give more flexibility when you're buying a vacation home without rental plans.
Napa County property taxes average 1.1-1.2%, and lenders scrutinize how you'll pay these from abroad. Set up U.S. bank accounts and autopay before closing to satisfy underwriters.
Wine country properties need specialized insurance for wildfire risk. Get insurance quotes early — some foreign buyers can't secure coverage, which kills the loan before funding.
Some lenders finance vineyard estates for foreign buyers, but most exclude working vineyards with commercial wine production. Look for residential properties with small personal vineyards instead.
No visa required. You need a valid passport and proof of foreign income. Tourist visas work fine — you don't need residency to own U.S. real estate.
As of February 2026, foreign national rates run 1-2% above conventional mortgages. Rates vary by borrower profile and market conditions, with larger down payments earning better pricing.
Yes, most lenders allow rental income. Some foreign buyers use DSCR loans instead when rental income covers the mortgage, which can offer better terms than standard foreign national programs.
Expect 30-45 days from application to closing. International document verification and translation add time compared to standard U.S. loans, so start early on offers.