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San Diego draws international buyers for good reason. Coastal access, strong rental demand, and proximity to the Mexican border make it a top target for foreign nationals.
Bankrate flagged rates climbing to 6.19% on geopolitical tension — for foreign national borrowers, that means locking fast matters. Rates vary by borrower profile and market conditions.
30%
Min Down Payment
12 months
Reserves Required
Not required
US Credit Required
45–60 days
Typical Close Time
Non-QM
Loan Type
You don't need a Social Security number or US credit history. Lenders qualify foreign nationals on passport, visa status, and overseas financial documentation.
Most programs require 30% down minimum. Reserves of 12 months or more are standard. Expect higher scrutiny on source-of-funds documentation.
Most retail banks won't touch foreign national loans. This is a non-QM product — non-traditional mortgage that doesn't meet standard agency guidelines — held by portfolio lenders.
SRK CAPITAL works with 200+ wholesale lenders. Several specialize in foreign national programs with real experience closing these deals in California.
The biggest deal-killer I see: incomplete foreign asset documentation. Bank statements must be translated, apostilled, and sourced. Start gathering these early.
Visa type matters more than most borrowers expect. B1/B2 visitor visas are harder to finance than E-2 or L-1 visas. Some lenders won't touch certain visa categories at all.
If you have an ITIN, you may qualify for ITIN loans instead — often better terms than pure foreign national programs. DSCR loans also work if the property generates rental income.
Foreign national loans carry higher rates than conventional. The tradeoff is access — you can buy without any US credit footprint.
San Diego's proximity to Tijuana creates real demand from Mexican nationals and cross-border professionals. This market is active and lenders know it.
Many foreign national buyers target Mission Valley, Chula Vista, and coastal communities for short-term rental potential. Property use — primary, second home, or investment — affects which programs apply.
Some lenders allow it, but B1/B2 visa approvals are rare. Your visa type significantly narrows which lenders will work with you.
Not always. Many lenders accept foreign bank statements. They must be translated and properly documented.
Plan for at least 30% down. Some lenders require 35-40% depending on visa type and property use.
Yes. DSCR loans are often a better fit for rentals. The property's income qualifies you — not your personal income.
Expect 45-60 days. Document translation, international wire verification, and lender review all add time.
Foreign National Loans in San Diego