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Costa Mesa draws international buyers. Its proximity to Newport Beach, John Wayne Airport, and top-tier retail makes it a real target for non-US buyers.
Foreign national loans exist precisely for this buyer. No US credit history required. No Social Security number needed.
30–40%
Typical Down Payment
Not required
US Credit Required
Non-QM
Loan Type
30–45 days
Est. Close Time
6–12 months
Reserves Required
Foreign National Loans in Costa Mesa
Most lenders want 30-40% down from foreign nationals. That down payment replaces the credit profile a domestic buyer would bring.
You need a valid passport, a visa or entry document, and proof of foreign income or assets. Bank statements from your home country work.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Costa Mesa.
Costa Mesa draws international buyers. Its proximity to Newport Beach, John Wayne Airport, and top-tier retail makes it a real target for non-US buyers.
Foreign national loans exist precisely for this buyer. No US credit history required. No Social Security number needed.
Most lenders want 30-40% down from foreign nationals. That down payment replaces the credit profile a domestic buyer would bring.
Most retail banks won't touch these loans. Foreign national programs live almost entirely in the non-QM wholesale space.
That's where a broker earns their fee. We access 200+ wholesale lenders — including the handful who do foreign national programs well.
The biggest deal-killer I see is title. Foreign nationals must take title correctly — how you hold it affects taxes and future sales.
FIRPTA withholding rules also apply at resale. Get a real estate attorney involved early. This is not a standard domestic transaction.
If you have an ITIN, you may qualify for ITIN loans with better terms. ITIN programs allow lower down payments in some cases.
If the property will be a rental, a DSCR loan judges the deal on rent income alone — not your personal income at all.
Costa Mesa sits minutes from Newport Beach. Foreign buyers often target this corridor for vacation use or long-term holds.
Orange County HOA rules and rental restrictions vary by complex. Confirm short-term rental policy before committing to a purchase.
Most lenders require a US bank account by closing. Open one early — it simplifies fund transfers and reserve verification.
Yes. Foreign national loans allow second-home and investment purchases. Occupancy type affects rate and down payment requirements.
Most B-1, B-2, and investor visas are accepted. Some lenders also lend to buyers with no US visa at all.
Plan for 30-45 days. Document translation and currency verification add time. Start paperwork before you make an offer.
Yes. Expect a premium over conventional rates. Rates vary by borrower profile and market conditions.
Long-term rentals are generally allowed. Short-term rentals depend on Costa Mesa zoning and HOA rules — verify both.