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Aliso Viejo attracts buyers from around the world. Orange County's reputation for safety, schools, and coastal access makes it a top target for foreign nationals buying U.S. property.
These are non-QM loans. That means they don't follow standard Fannie Mae or Freddie Mac rules — and most banks won't touch them. You need a broker with access to the right wholesale lenders.
No
U.S. Credit Required
25–30%
Typical Down Payment
12 months
Reserves Required
30–45 days
Est. Close Time
Non-QM
Loan Type
Foreign National Loans in Aliso Viejo
You don't need a U.S. credit score to qualify. Most foreign national programs underwrite on passport, visa status, and proof of assets or income from your home country.
Down payments typically start at 25-30%. Reserves matter more here than with conventional loans — lenders want to see 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 Aliso Viejo.
Aliso Viejo attracts buyers from around the world. Orange County's reputation for safety, schools, and coastal access makes it a top target for foreign nationals buying U.S. property.
These are non-QM loans. That means they don't follow standard Fannie Mae or Freddie Mac rules — and most banks won't touch them. You need a broker with access to the right wholesale lenders.
You don't need a U.S. credit score to qualify. Most foreign national programs underwrite on passport, visa status, and proof of assets or income from your home country.
Retail banks almost never offer these loans. The programs live in the wholesale and private lending space — which is exactly where we operate.
At SRK CAPITAL, we have access to 200+ wholesale lenders. Several specialize in foreign national programs with competitive terms for Orange County purchases.
The biggest deal-killer we see? Assets held in foreign banks that lenders can't verify. Get those funds into a U.S. account at least 60 days before closing.
Visa type matters a lot. Buyers on B-1/B-2 tourist visas face stricter terms than those on E-2, L-1, or H-1B visas. Know your visa category before you start shopping.
If you have a U.S. ITIN number, an ITIN loan may get you better pricing than a foreign national program. The documentation overlap is significant — we can run both scenarios.
If this is a rental property, a DSCR loan might qualify you on rental income instead of personal income. That path is often cleaner for investment buyers without U.S. tax returns.
Aliso Viejo is a master-planned city with strong HOA structures and newer construction. Many properties have HOA dues — factor that into your debt-to-income calculations.
Orange County has no foreign buyer restrictions. As of April 2026, California doesn't impose additional taxes or barriers on foreign national purchases the way some other states have explored.
No. Foreign national loans use your passport and visa instead. A Social Security number or ITIN is not required for most programs.
Yes. Non-residents can purchase property in California with no legal restrictions. The loan program has requirements — California law does not.
Most visa types qualify, including E-2, L-1, H-1B, and others. B-1/B-2 tourist visas typically face stricter terms and higher down payment requirements.
Plan for 25-30% down minimum. Some lenders require more depending on visa type, country of origin, and the property's intended use.
Yes. A DSCR loan may actually work better than a foreign national program for rentals. We'll run both options and show you the difference.
Expect 30-45 days once documents are in order. Foreign asset verification and international wire transfers are the most common sources of delay.