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San Juan Capistrano draws international buyers. The historic downtown, coastal proximity, and equestrian estates make it a target for foreign nationals seeking a U.S. foothold.
Foreign national loans are non-QM products. That means they fall outside standard Fannie Mae and Freddie Mac guidelines — but they're fully legal and widely used.
30–40%
Typical Down Payment
No
U.S. Credit Required
No
SSN Required
30–45 Days
Estimated Close Time
Non-QM / Portfolio
Loan Type
Most lenders want 30-40% down from foreign nationals. The higher down payment offsets the added risk of lending to someone without a U.S. credit file.
You'll need a valid foreign passport and proof of income from your home country. Some lenders also require a reference letter from your foreign bank.
Most retail banks won't touch foreign national loans. The programs live in the wholesale and portfolio lending space — which is exactly where we operate.
We work with 200+ wholesale lenders. Several specialize in foreign national products with competitive terms for Orange County purchase transactions.
The biggest deal-killer we see: buyers wait too long to open a U.S. bank account. Start that process early — some lenders require 2-3 months of U.S. account history.
Currency conversion documentation matters. If your funds are overseas, lenders want a clear paper trail showing the money moving from your foreign account to a U.S. account.
If you have an ITIN number, an ITIN loan may get you better terms than a foreign national product. ITIN loans treat you more like a domestic borrower.
Investors buying rental properties should also look at DSCR loans. DSCR qualifying is based on rental income — not your personal income from abroad.
San Juan Capistrano has a mix of luxury estates, equestrian properties, and historic Spanish-style homes. Foreign buyers often target the gated communities near Ortega Highway.
Orange County escrow timelines move fast. As a foreign national buyer, get your funds positioned stateside before you're in contract — wire delays can kill deals.
Yes. Foreign national loans don't require a U.S. credit history. Lenders use your foreign credit profile and bank references instead.
Most programs require 30-40% down. A larger down payment can sometimes improve your rate.
Some lenders allow it, but a DSCR loan is usually a cleaner fit for investment properties. We can run both scenarios.
Not always. Some lenders allow remote closing using a power of attorney or consulate notarization. Ask us early — it affects lender selection.
Most lenders have an approved country list. Borrowers from OFAC-sanctioned countries are not eligible. We'll confirm your country upfront.
Plan for 30-45 days. International document verification adds time — start early and have your paperwork ready before going into contract.
Foreign National Loans in San Juan Capistrano