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San Bernardino draws international buyers looking for affordable California real estate. Foreign national loans make that possible without a US credit history.
Bankrate flagged rates climbing to 6.19% on geopolitical tensions — for foreign national borrowers, that reinforces why lender selection matters. Rates vary by borrower profile and market conditions.
Non-QM / ARM or Fixed
Typical Rate Type
30%+
Min Down Payment
12 months PITI
Reserves Required
45–60 days
Est. Close Time
No
US Credit Required
You don't need a Social Security number or US credit file. Lenders use foreign credit reports, bank statements, or asset verification instead.
Most programs require 30% down or more. Reserves matter — expect lenders to want 12 months of mortgage payments sitting in a verified account.
Most banks won't touch foreign national loans. This is a non-QM product, meaning it lives outside conventional lending guidelines.
Wholesale lenders who specialize in non-QM are the right channel here. That's exactly why working with a broker who accesses 200+ lenders beats going direct to one bank.
The biggest deal-killer I see is documentation. Foreign buyers underestimate what lenders need — translated bank statements, proof of income abroad, and a valid visa status letter.
Investment properties are easier to close than primary residences for foreign nationals. DSCR loans are sometimes a cleaner fit if the property generates rental income.
ITIN loans are a close cousin — they serve non-citizens who live and work in the US. Foreign national loans are built for buyers who reside outside the country.
Asset depletion loans are another option if you have significant holdings but no US income to document. The right product depends on where you live and how your wealth is structured.
San Bernardino County offers lower price points than coastal California. That makes it attractive for foreign buyers entering the US real estate market without overextending.
The Inland Empire has active rental demand. Foreign nationals buying investment property here can pair a foreign national loan with a property management strategy from day one.
Some lenders accept foreign bank statements. You'll likely need to open a US account before closing to handle reserve verification.
Most programs accept B1/B2 tourist visas and investor visas. Your visa type directly affects which lenders and programs you can access.
Expect 30% minimum for most foreign national programs. Some lenders require more depending on property type and income documentation.
Yes — investment properties are often the most straightforward use case. Rental income from the property can strengthen your loan file.
Non-QM loans take longer than conventional. Budget 45–60 days, especially when foreign documents need translation and verification.
Foreign National Loans in San Bernardino