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Escalon sits in San Joaquin County — inland California farmland with lower price points than coastal markets. That makes it attractive for foreign buyers seeking US real estate without coastal price tags.
Foreign national loans are non-QM products. That means no Fannie Mae or Freddie Mac backing. Lenders set their own rules, and those rules vary widely.
Varies by lender
Credit Requirement
25–40%
Typical Down Payment
No
SSN Required?
30–45 days
Est. Close Time
12 months typical
Reserves Required
Foreign National Loans in Escalon
You do not need a US Social Security number or green card to qualify. Lenders accept foreign passports and visas as identity documentation.
Expect a larger down payment — typically 25% to 40%. Lenders offset risk with more equity. Rates are higher than conventional loans. Rates vary by borrower profile and market conditions.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Escalon.
Escalon sits in San Joaquin County — inland California farmland with lower price points than coastal markets. That makes it attractive for foreign buyers seeking US real estate without coastal price tags.
Foreign national loans are non-QM products. That means no Fannie Mae or Freddie Mac backing. Lenders set their own rules, and those rules vary widely.
You do not need a US Social Security number or green card to qualify. Lenders accept foreign passports and visas as identity documentation.
Most banks won't touch foreign national loans. This is a wholesale lender product. We work with 200+ wholesale lenders and only a fraction offer this program.
Lenders want to see reserve funds — often 12 months of payments held in a verifiable account. Some accept foreign bank statements. Others require US-based accounts.
The biggest deal-killer I see is asset documentation. Foreign buyers often hold funds in overseas accounts. Not every lender accepts those statements — find that out before you're under contract.
DSCR loans are worth considering for investment purchases. If the Escalon property will generate rental income, a DSCR loan may price better and have fewer documentation hurdles than a foreign national program.
ITIN loans serve non-citizens who live and work in the US. If you're residing stateside, an ITIN loan often prices better than a foreign national product.
Asset depletion loans work if you have substantial liquid holdings. Lenders calculate income from your assets — no employment history needed. That can open better rate tiers.
Escalon is an agricultural community. Many properties here are on larger lots or have mixed residential-agricultural use. Some lenders restrict foreign national loans on non-standard property types — confirm upfront.
San Joaquin County properties tend to be more affordable than Bay Area or LA markets. For a foreign buyer, that lower acquisition cost can reduce the reserve requirement burden.
Some lenders allow purchases on tourist or business visas. Others require a longer-term visa. Lender rules vary — ask before you make an offer.
Not always. Some lenders accept foreign bank statements for reserves. Others require US-based accounts. This varies by lender.
Yes. Many foreign buyers in Escalon target rental properties. A DSCR loan may be a stronger alternative if the property generates income.
Expect 30–45 days minimum. Document verification from overseas institutions adds time. Start collecting paperwork early.
Many lenders set minimums around $100,000–$150,000. Escalon price points can be close to those floors — confirm with your lender upfront.