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Fountain Valley attracts buyers from across the Pacific Rim. Its proximity to Little Saigon and strong Vietnamese-American community make it a top destination for foreign nationals.
These are non-QM loans — outside standard agency guidelines. Lenders price them differently, and not every lender offers them. Rates vary by borrower profile and market conditions.
30-40% typical
Down Payment
12-24 months
Reserves Required
Not required
U.S. Credit Score
45-60 days
Est. Close Time
Non-QM
Loan Category
Foreign National Loans in Fountain Valley
You do not need a U.S. credit score to qualify. Lenders use foreign credit reports, bank statements, or asset documentation instead.
Most programs require 30-40% down. Larger down payments reduce lender risk and improve your rate. Reserves of 12-24 months are typically required.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Fountain Valley.
Fountain Valley attracts buyers from across the Pacific Rim. Its proximity to Little Saigon and strong Vietnamese-American community make it a top destination for foreign nationals.
These are non-QM loans — outside standard agency guidelines. Lenders price them differently, and not every lender offers them. Rates vary by borrower profile and market conditions.
You do not need a U.S. credit score to qualify. Lenders use foreign credit reports, bank statements, or asset documentation instead.
Most retail banks won't touch foreign national loans. The programs live in the non-QM wholesale space — that's where brokers have the edge.
We shop across 200+ wholesale lenders to find who's active in this space. Guidelines shift often. A lender who was aggressive last quarter may have pulled back.
The biggest deal-killer I see is documentation. Foreign bank statements need certified translation. Title issues from overseas assets can stall closings by weeks.
Visa type matters too. B-1/B-2 tourists face stricter terms than E-2 investors or L-1 visa holders. Know your visa category before you start.
If you have an ITIN, you may qualify for ITIN loans instead. Those programs often have better rates and lower down payment requirements.
Investors buying rental properties in Fountain Valley should also consider DSCR loans. Those qualify based on rental income — not your personal financials at all.
Fountain Valley sits in the middle of Orange County's most active international buyer corridor. Properties here move fast and attract multiple offers.
As of April 2026, escrow timelines on non-QM deals run longer than conventional. Budget 45-60 days to close. Sellers need to know your lender is experienced with these files.
Yes. Foreign national loans don't require an SSN or U.S. credit history. Lenders use foreign documentation to qualify you.
Most programs accept a wide range of visas. Terms vary by visa type — investor and work visas typically get better pricing than tourist visas.
Expect 30-40% down on most foreign national programs. Higher down payments often mean better rates and easier approval.
Yes. Foreign bank statements are accepted. They must be translated and certified. Plan extra time for that step.
Some lenders allow entity purchases. It adds complexity and may require additional documentation. Not every lender offers it.
Budget 45-60 days. Documentation from overseas takes time. An experienced lender and broker speeds up the process significantly.