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Laguna Hills sits in one of the most internationally active real estate markets in the country. Orange County draws buyers from Mexico, China, South Korea, and the Middle East — consistently.
Foreign national loans make it possible to buy here without U.S. credit history or a Social Security number. These are non-QM products, meaning they live outside standard Fannie Mae guidelines.
30%
Min Down Payment
12 months PITI
Reserves Required
Not required
U.S. Credit Required
60 days typical
Fund Seasoning
Non-QM
Loan Type
Most lenders want a valid passport and visa. A B-1, B-2, or investor visa typically works. No U.S. tax returns are required.
Expect a minimum 30% down payment. Lenders offset the risk of no U.S. credit by requiring more skin in the game. Reserves of 12 months PITI (principal, interest, taxes, insurance) are common.
Very few retail banks touch foreign national loans. The ones that do move slowly and price poorly. Wholesale lenders built for non-QM are where the real programs live.
At SRK CAPITAL, we work with 200+ wholesale lenders. Several specialize in foreign national products specifically. That matters — program terms vary widely across lenders.
The biggest deal-killer I see is documentation. Lenders want a paper trail on where the down payment comes from. Wire transfers from overseas need to be sourced clearly.
Some lenders require the funds to season in a U.S. account for 60 days before closing. Get your money here early. Scrambling at the end of escrow costs deals.
If you have an ITIN number, an ITIN loan may be a better fit. ITIN programs often have lower down payment requirements and more lender options.
If you're buying as an investment, DSCR loans — which qualify based on rental income, not personal income — can work for foreign nationals too. The right product depends on how you're buying.
Laguna Hills has a strong mix of single-family homes and attached condos. Condo purchases add a layer — lenders require condo project approval on top of borrower approval.
Orange County prices mean most foreign national purchases here are jumbo loans. That narrows the lender pool further. Not every non-QM lender goes jumbo on foreign national deals.
Yes. Foreign national loans don't require U.S. credit. Some lenders accept foreign credit reports. Others use bank statements and reserves instead.
B-1 and B-2 visitor visas typically qualify. Investor and other non-immigrant visas often work too. Your visa type affects which lenders will approve you.
Plan for at least 30% down. Higher-priced properties may require more. Reserves on top of that are also required by most lenders.
Yes. Foreign national loans are designed to accept foreign income documentation. Lenders typically want 2 years of foreign bank statements or employer letters.
Yes — these are non-QM loans and priced accordingly. Rates vary by borrower profile and market conditions. The trade-off is access when conventional programs aren't available.
Possibly. The condo project must meet lender approval requirements. Non-QM lenders have varying standards — some are more flexible than conventional guidelines.
Foreign National Loans in Laguna Hills