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Westminster has one of the largest Vietnamese-American communities in the country. That draws international buyers — investors, families, and returnees — who need financing without US credit history.
Foreign national loans fill that gap. These are non-QM programs built for buyers who earn income abroad or hold foreign passports.
30–40%
Min Down Payment
Not Required
US Credit Score
6–12 Months
Reserves Required
Non-QM
Loan Type
Valid Passport
Key Document
Foreign National Loans in Westminster
Most lenders want 30% down minimum on foreign national loans. Some require 35-40%. The larger down payment offsets the added risk of lending to someone without US financial records.
You'll need a valid passport, proof of foreign income, and 6-12 months of reserves. US bank statements help, but foreign statements work too.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Westminster.
Westminster has one of the largest Vietnamese-American communities in the country. That draws international buyers — investors, families, and returnees — who need financing without US credit history.
Foreign national loans fill that gap. These are non-QM programs built for buyers who earn income abroad or hold foreign passports.
Most lenders want 30% down minimum on foreign national loans. Some require 35-40%. The larger down payment offsets the added risk of lending to someone without US financial records.
Big retail banks rarely touch foreign national loans. This is almost entirely a wholesale and private lender market — which is exactly where we operate.
Across our 200+ lender network, pricing and guidelines vary sharply. One lender might cap at $1M. Another goes to $3M. Matching the deal to the right lender matters.
The biggest mistake I see: buyers assume their foreign credit score transfers here. It doesn't. Lenders underwrite based on assets, income docs, and down payment — not overseas credit bureaus.
Visa type matters too. B1/B2 tourist visas get harder terms than E-2 or O-1 visas. Tell your broker your exact visa status before anything else.
If you have an ITIN number, an ITIN loan often beats a foreign national loan on rate and down payment. ITIN programs treat you closer to a domestic borrower.
DSCR loans are another strong alternative for investors. If the rental income covers the payment, your personal income doesn't matter — foreign or otherwise.
Westminster's Little Saigon corridor sees steady demand from buyers with ties to Vietnam, often holding foreign income and assets. These buyers need lenders who understand cross-border financial documentation.
Orange County property values mean loan amounts often run $700K and up. Make sure your lender's foreign national program covers that range before you start.
Yes. These programs don't require US credit history. Lenders rely on your passport, foreign income docs, and down payment size instead.
Most visa types qualify, but terms vary. E-2, O-1, and similar work visas typically get better pricing than B1/B2 tourist visas.
Expect 30-40% down. Orange County's price points mean you'll need strong reserves on top of that down payment.
Yes. Most foreign national programs accept foreign bank statements. Translation and CPA certification are often required.
Yes. Many buyers in Westminster's market use these programs for rentals. A DSCR loan may also work depending on the property's income.
Rates run higher than conventional — this is non-QM lending. Rates vary by borrower profile and market conditions.