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Garden Grove has one of the most internationally connected buyer pools in Orange County. Buyers from Vietnam, Korea, and across Asia Pacific regularly target homes here.
Foreign national loans exist for buyers who have no US credit history or Social Security number. Standard mortgage programs simply won't work for these borrowers.
30–40%
Typical Down Payment
Not required
US Credit Required
Non-QM
Loan Category
Allow extra time
Doc Prep Timeline
Higher than conventional
Rate Type
Foreign National Loans in Garden Grove
Most lenders want 30-40% down from foreign nationals. That larger down payment replaces the credit profile a US borrower would bring.
You'll need a valid passport, proof of income from your home country, and sometimes 12 months of reserves. Some lenders also require a US bank account.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Garden Grove.
Garden Grove has one of the most internationally connected buyer pools in Orange County. Buyers from Vietnam, Korea, and across Asia Pacific regularly target homes here.
Foreign national loans exist for buyers who have no US credit history or Social Security number. Standard mortgage programs simply won't work for these borrowers.
Most lenders want 30-40% down from foreign nationals. That larger down payment replaces the credit profile a US borrower would bring.
Big banks almost never touch foreign national loans. This is a non-QM product — it lives in the wholesale and private lending space.
At SRK CAPITAL, we work with 200+ wholesale lenders. A handful specialize in foreign national programs with competitive terms. We know which ones close.
The biggest deal-killer we see: buyers who wait too long to get documents together. Foreign income verification takes time. Start early.
Some lenders will accept a foreign credit report from your home country. Others want asset-based qualification only. Knowing which path fits your profile saves weeks.
If you have an ITIN number and have filed US taxes, an ITIN loan may get you better terms than a foreign national program. Worth checking first.
DSCR loans are another route if you're buying a rental property. They qualify based on the home's rental income, not your personal income from abroad.
Garden Grove's Little Saigon corridor draws heavy interest from Vietnamese buyers purchasing for family or investment. Lenders familiar with this market are easier to work with.
Orange County property values are high. With a 30-40% down requirement, buyers need significant liquid capital before they start shopping.
Some lenders require a US account; others don't. It depends on the program. We'll match you to lenders that fit your setup.
Plan for 30-40% down on most foreign national programs. Higher down payments can also improve your rate.
Some programs allow remote closings with a notary abroad. Others require in-person signing. We clarify this upfront.
Yes. Both primary and investment purchases are available. A DSCR loan may also be worth comparing for rentals.
Expect to provide a valid passport, proof of foreign income, and 12 months of asset statements. Requirements vary by lender.
Yes. Rates are higher than conventional programs. This is a non-QM product with more lender risk. Rates vary by borrower profile and market conditions.