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Upland sits in the Inland Empire, roughly 35 miles east of Los Angeles. It draws international buyers who want Southern California real estate without LA prices.
Foreign national loans are non-QM products. That means they fall outside standard Fannie Mae and Freddie Mac guidelines. Fewer lenders offer them, but they exist.
30% or more
Min Down Payment
No
US Credit Required
12 months typical
Reserves Required
45–60 days
Est. Close Time
Non-QM
Loan Type
Foreign National Loans in Upland
No US credit history? That's expected. Lenders use foreign credit reports, bank references, or asset documentation instead.
Most programs require 30% down or more. Reserves matter a lot — expect lenders to want 12 months of mortgage payments in liquid assets.
You'll need a valid passport and visa. Some programs accept tourist visas. Others require specific visa classes. Your visa type shapes which lenders will touch your file.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Upland.
Upland sits in the Inland Empire, roughly 35 miles east of Los Angeles. It draws international buyers who want Southern California real estate without LA prices.
Foreign national loans are non-QM products. That means they fall outside standard Fannie Mae and Freddie Mac guidelines. Fewer lenders offer them, but they exist.
No US credit history? That's expected. Lenders use foreign credit reports, bank references, or asset documentation instead.
Retail banks rarely offer these loans. Most foreign national programs live in the non-QM wholesale space — accessible through brokers, not branch offices.
Lender guidelines vary sharply here. One lender caps loan amounts at $1M. Another goes to $3M. One accepts B1/B2 visas. Another won't. Shopping matters more on this loan than almost any other.
The file preparation is different from any domestic loan. Get a credential evaluation for foreign documents before you start. Lenders won't wait while you track down a certified translation.
Rates run higher than conventional — that's the tradeoff for no US credit history and cross-border income. Rates vary by borrower profile and market conditions.
One thing I see slow down deals: wire transfer documentation. Lenders need a clear paper trail on your down payment funds. Start that process early.
If you have a US Individual Taxpayer Identification Number, an ITIN loan may offer better rates and lower down payment requirements than a foreign national program.
Buying as an investment? A DSCR loan — which qualifies you based on rental income, not personal income — can work alongside or instead of a foreign national product.
Asset depletion loans are another option if you hold significant US-based liquid assets. They use your portfolio value to calculate qualifying income.
San Bernardino County has no county-level restrictions on foreign national purchases. Standard California property laws apply.
Upland is close to Ontario International Airport. That's a practical draw for international buyers traveling back and forth. It also supports rental demand in the area.
As of April 2026, the Inland Empire remains more affordable than coastal LA and Orange County. That price gap is part of why international buyers look here.
Some lenders allow B1/B2 visa holders to purchase. Not all do. Visa type is one of the first things we check against each lender's guidelines.
Not always, but having one helps. Lenders want to verify assets clearly. A US account makes wire documentation much cleaner.
Plan for at least 30% down. Some programs require 35% or more depending on loan size and visa type.
Yes, if you're buying an investment property. A DSCR structure may actually be a cleaner fit than a traditional foreign national program.
Expect 45 to 60 days minimum. Document translation, asset verification, and lender underwriting all take longer than a standard domestic file.
Yes. California imposes no state-level restrictions on foreign ownership of real property. Standard federal reporting rules apply.