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La Palma sits in northwest Orange County — a compact, well-kept city that attracts international buyers looking for stability.
Foreign nationals can legally purchase U.S. property. The financing is the harder part. Most conventional lenders won't touch these files.
30%
Min Down Payment
Not Always
U.S. Credit Required
Non-QM
Loan Type
30–45 Days
Est. Close Time
See Lender
Rates Vary By Profile
Foreign National Loans in La Palma
You don't need a green card or Social Security number. Lenders want a valid passport, visa documentation, and proof of foreign income.
Expect a 30% down payment minimum on most programs. Credit history from your home country won't transfer — lenders use alternative methods to assess risk.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in La Palma.
La Palma sits in northwest Orange County — a compact, well-kept city that attracts international buyers looking for stability.
Foreign nationals can legally purchase U.S. property. The financing is the harder part. Most conventional lenders won't touch these files.
You don't need a green card or Social Security number. Lenders want a valid passport, visa documentation, and proof of foreign income.
Your local bank will likely decline this file on day one. Foreign national loans live in the non-QM (non-traditional) lending space.
We work with 200+ wholesale lenders — several specialize in exactly this program. Rate competition exists, but only if you know where to look.
The biggest file-killer is documentation gaps. Get your income translated, notarized, and ready before you apply.
Some lenders allow DSCR-based qualifying for investment purchases. If the La Palma property generates rent, that income can replace foreign income docs entirely.
ITIN loans are the closest alternative. They serve non-residents with a U.S. tax ID — if you have one, ITIN programs often offer better terms.
Asset Depletion loans work well for foreign buyers with large holdings but irregular income. DSCR loans fit investors. Foreign national programs serve everyone else.
La Palma has strong schools, low crime, and a dense Korean-American and Asian community. That draws buyers from South Korea, Taiwan, and beyond.
The city's small size means inventory moves fast. Foreign buyers who aren't pre-approved lose deals. Get your financing lined up first.
Yes — property ownership is legal on most visa types. Financing on a tourist visa is harder, but some non-QM lenders allow it with larger down payments.
Most lenders require U.S. reserves at closing. Opening a U.S. account before you apply makes the process smoother.
Most programs start at 30% down. Some lenders go up to 40% depending on visa type and income documentation.
It won't transfer directly. Lenders use alternative methods — bank statements, assets, or rental income — to assess creditworthiness.
Yes. DSCR loans are often the cleanest path — the property's rental income does the qualifying, not your personal foreign income.
Plan for 30 to 45 days minimum. Document translation and lender review add time. Starting early protects your offer timeline.