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Foreign National Loans in San Juan Bautista
San Juan Bautista attracts international buyers looking for historic California real estate and agricultural investment opportunities. Foreign nationals purchase here for everything from second homes to vineyard properties.
Non-QM lenders treat San Juan Bautista purchases the same as larger California markets — you'll face the same down payment and documentation requirements. The small-town location doesn't limit your financing options.
You need a valid passport, minimum 30-40% down payment, and proof of income from your home country. Most lenders require at least two years of foreign income documentation with English translations.
Credit requirements vary by lender. Some accept foreign credit reports; others skip credit checks entirely and focus on down payment size and property cash flow potential.
Expect higher rates than U.S. citizens pay — typically 1.5-2.5% above conventional rates. Lenders price for the additional documentation and verification complexity.
Fewer than 30 wholesale lenders fund foreign national loans nationwide. Most require borrowers to already own U.S. property or maintain significant liquid assets.
We work with specialized non-QM lenders who understand international documentation. These lenders verify foreign income through bank statements and employment letters rather than tax returns.
Each lender structures foreign national programs differently — some allow higher leverage with larger reserves, others prefer conservative loan-to-value but waive reserve requirements entirely.
Start the documentation process early. Getting income verification and bank statements translated and notarized from another country takes 4-6 weeks minimum.
San Juan Bautista properties often appraise lower than purchase price in this market. Budget for a larger down payment than the minimum to avoid deal-killing appraisal gaps.
Most foreign nationals close better with DSCR loans if buying investment property. You skip income verification entirely and qualify purely on rental income the property generates.
ITIN loans require U.S. tax filing history — if you don't file U.S. taxes, you need a foreign national loan instead. DSCR loans work for investment properties and skip income verification entirely.
Asset depletion loans let you qualify based on liquid assets rather than income. They work well if you're asset-rich but have complex foreign income that's hard to document.
Bank statement loans require U.S. bank accounts with consistent deposits. Foreign nationals rarely qualify unless they've been working in the U.S. for at least a year.
San Juan Bautista's historic district properties often come with preservation restrictions that affect financing. Some lenders won't finance properties with historical designations.
Agricultural properties in San Benito County require specialized appraisers. This adds 2-3 weeks to your timeline and sometimes requires larger down payments if comparable sales are limited.
Title work takes longer here because of older property records and occasional Spanish land grant title issues. Budget an extra week for title clearance compared to newer California suburbs.
Most lenders require you to sign closing documents in person, but some allow remote online notarization. You'll need a U.S. bank account to fund the down payment.
Minimum 30% down for most programs, though some lenders go to 25% with strong financials. Investment properties often require 35-40% down regardless of your profile.
Yes, but you'll need 40% down minimum and possibly higher. Lenders treat agricultural land as higher risk than residential property.
Plan for 60-75 days from application to closing. International documentation verification and translation add 3-4 weeks compared to standard loans.
Absolutely. Once you have a green card or work visa, you qualify for conventional loans with much better rates and lower down payments.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.