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Temecula attracts international buyers for good reason. Wine country, golf courses, and Old Town draw buyers from Mexico, Canada, and beyond.
Foreign national loans fill a real gap. Most conventional programs require a Social Security number — these don't.
25–30%
Typical Down Payment
12 months
Reserves Required
No
SSN Required
Not always required
U.S. Credit Score
Foreign National Loans in Temecula
Lenders want a valid passport, visa documentation, and a foreign credit reference or reference letter from your home country bank.
Expect to put down 25–30%. Reserves matter too — most lenders want 12 months of payments sitting in a verifiable account.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Temecula.
Temecula attracts international buyers for good reason. Wine country, golf courses, and Old Town draw buyers from Mexico, Canada, and beyond.
Foreign national loans fill a real gap. Most conventional programs require a Social Security number — these don't.
Lenders want a valid passport, visa documentation, and a foreign credit reference or reference letter from your home country bank.
Big retail banks rarely touch these loans. The programs that work live in the wholesale and portfolio lender space.
We work with 200+ wholesale lenders. A handful specialize in foreign national programs with competitive terms.
The biggest deal-killer I see? Buyers who can't source their down payment. Funds must be traceable and in a U.S. or verifiable foreign account.
Income documentation varies by lender. Some accept foreign income with translated returns. Others want asset depletion or DSCR qualification instead.
ITIN loans are close cousins — but built for borrowers living and working in the U.S. Foreign national loans cover buyers based abroad.
DSCR loans are another strong option if the Temecula property will generate rental income. Qualification is based on rent, not your personal income.
Temecula's wine country and resort-style communities make it a genuine second-home market. Foreign buyers often target these for vacation or short-term rental use.
Riverside County property taxes and HOA costs in planned communities add up. Budget those into your cash flow projections before you commit.
Yes. Lenders use foreign credit references or bank letters in place of a U.S. credit report. Some programs require no credit score at all.
Most lenders accept B1/B2 tourist visas and other non-immigrant visas. Your visa type affects which programs are available to you.
Some lenders will count projected rental income using a DSCR approach. That can replace the need to document personal foreign income.
Plan for 30–45 days minimum. Document translation and international wire verification add time most buyers don't anticipate.
Most lenders require funds to land in a U.S. account before closing. Opening that account early avoids last-minute wire delays.
Yes, but check the HOA rules first. Many Temecula communities restrict short-term rentals, which can affect your investment plan.