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Nevada City attracts international buyers drawn to its Gold Rush history and Sierra Nevada setting. Foreign nationals can own property here — the right loan program makes it happen.
Foreign national loans are non-QM products. That means they fall outside standard Fannie Mae and Freddie Mac guidelines but are fully legal and widely used.
30%+
Min Down Payment
12 months
Reserves Required
Not always
US Credit Required
Non-QM
Loan Type
Foreign National Loans in Nevada City
You don't need a Social Security number or US credit history. Lenders qualify you using foreign credit reports, bank statements, or asset documentation.
Most programs require 30% down or more. Reserves matter — expect lenders to want 12 months of mortgage payments sitting in a verifiable account.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Nevada City.
Nevada City attracts international buyers drawn to its Gold Rush history and Sierra Nevada setting. Foreign nationals can own property here — the right loan program makes it happen.
Foreign national loans are non-QM products. That means they fall outside standard Fannie Mae and Freddie Mac guidelines but are fully legal and widely used.
You don't need a Social Security number or US credit history. Lenders qualify you using foreign credit reports, bank statements, or asset documentation.
Most retail banks won't touch foreign national loans. This is a wholesale and portfolio lender product — which is exactly where a broker has the advantage.
We work with 200+ wholesale lenders. Several specialize in foreign national programs with different reserve requirements, down payment thresholds, and documentation flexibility.
The biggest mistake foreign national buyers make is assuming all lenders price these loans the same. They don't. Rate spreads between lenders on these programs can be wide.
Documentation is the deal. Get your foreign bank statements translated and notarized early. Delays in document prep are the number one reason these closings slip.
If you have an ITIN number, an ITIN loan may give you better terms than a foreign national product. ITIN loans sometimes allow lower down payments.
If the property will be a rental, a DSCR loan qualifies on rental income — not your personal finances. That removes most foreign documentation headaches entirely.
Nevada City is a small mountain town. Properties here include historic Victorian homes, rural parcels, and cabins. Some rural or non-warrantable properties can complicate any loan.
Foreign national programs already have stricter guidelines. Adding a non-standard property type raises the bar further. Know the property type before you lock in a program.
Some lenders allow purchases on a tourist visa. You'll need a valid passport and strong asset documentation.
Not always. Many lenders accept foreign bank statements. Some require a US account at closing for reserves.
Expect 30% minimum. Some lenders require 35–40% depending on your documentation and country of origin.
Yes, but rural or cabin properties may limit lender options. Confirm property eligibility with your broker first.
Passport, foreign bank statements, and proof of income are standard. Statements need translation and notarization.
It takes more documentation and more time. Working with a broker who knows these programs keeps the process on track.