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Santa Ana draws buyers from across the globe. Its dense population and strong rental demand make it a real target for international investors.
Foreign national loans fill a gap most banks won't touch. No US credit history, no Social Security number — these programs are built for exactly that situation.
30%+
Min Down Payment
Not Always
US Credit Required
Non-QM
Loan Category
Higher Than Conv.
Rate Type
Foreign National Loans in Santa Ana
Most lenders want 30% down, sometimes more. Your passport and visa documentation replace the Social Security number requirement.
Income verification works differently here. Lenders may accept foreign bank statements, asset documentation, or rental income from the subject property.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Santa Ana.
Santa Ana draws buyers from across the globe. Its dense population and strong rental demand make it a real target for international investors.
Foreign national loans fill a gap most banks won't touch. No US credit history, no Social Security number — these programs are built for exactly that situation.
Most lenders want 30% down, sometimes more. Your passport and visa documentation replace the Social Security number requirement.
Big retail banks almost never do these loans. Foreign national programs live in the non-QM wholesale market — that's where we operate.
We work with 200+ wholesale lenders. A handful specialize in foreign national programs with real appetite for California purchases.
The biggest deal-killer we see is mismatched documentation. Your lender needs translated, certified financial records — not just a scan from your phone.
Visa type matters more than most buyers expect. Certain visa categories trigger additional lender scrutiny or flat-out disqualification on specific programs.
If you have an ITIN, you may qualify for ITIN loans instead. Those programs often have better rates and lower down payment requirements than foreign national options.
DSCR loans are another path if you're buying a rental. The property's income qualifies you — your foreign income documentation becomes less critical.
Orange County has a large international buyer base. Santa Ana specifically sees interest from buyers across Latin America and Southeast Asia.
California doesn't restrict foreign property ownership. But local property tax rules and transfer disclosures still apply — budget for those closing costs.
No. Most foreign national programs don't require US credit history. Lenders use alternative documentation like foreign bank statements or asset records.
Accepted visa types vary by lender. B-1, B-2, and certain investor visas are commonly accepted, but your broker needs to match your visa to the right program.
Most foreign national programs require at least 30% down. Some lenders push that to 35% depending on the property type and your documentation.
Yes. Investment properties are a common use case. A DSCR loan may actually be a stronger fit if the rental income can support the mortgage.
Yes, typically. These are non-QM loans with more lender risk. Rates vary by borrower profile and market conditions — shopping lenders is essential.
Yes. California law does not prohibit foreign nationals from owning real estate. Standard disclosure and tax rules still apply at closing.