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Half Moon Bay draws international buyers looking for California coastal real estate. Foreign national loans let non-citizens purchase here without green cards or U.S. credit history.
Most buyers use these properties as vacation homes or investment rentals. As of February 2026, some lenders now accept verified crypto assets as reserves, expanding options for international wealth.
Expect higher down payments than conventional loans. Coastal properties command premium prices, which means larger cash requirements upfront.
Foreign National Loans in Half Moon Bay
You need 30-40% down minimum for most foreign national programs. Credit requirements vary since many lenders use international credit reports or waive credit scoring entirely.
Proof of funds matters more than income documentation. Lenders verify cash reserves covering 12-24 months of payments plus down payment and closing costs.
You can use a U.S. passport or foreign passport with visa. No visa type restrictions apply, and tourist visa holders regularly qualify.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Half Moon Bay.
Half Moon Bay draws international buyers looking for California coastal real estate. Foreign national loans let non-citizens purchase here without green cards or U.S. credit history.
Most buyers use these properties as vacation homes or investment rentals. As of February 2026, some lenders now accept verified crypto assets as reserves, expanding options for international wealth.
Expect higher down payments than conventional loans. Coastal properties command premium prices, which means larger cash requirements upfront.
Fewer lenders offer foreign national programs than conventional mortgages. We work with 15-20 wholesale lenders who specialize in non-citizen financing across our 200+ network.
Portfolio lenders dominate this space since loans don't meet government-backed requirements. Rate structures and terms vary significantly between lenders based on property type and borrower profile.
Some lenders now verify cryptocurrency as qualifying reserves. This helps international buyers who hold digital assets convert wealth into real estate purchasing power.
Half Moon Bay foreign national deals require more documentation prep than standard loans. Start gathering bank statements and asset verification 60 days before you want to close.
Investment properties get easier approval than second homes here. Lenders view coastal rentals as strong collateral with consistent vacation rental demand.
Shop multiple lenders on these deals. I've seen 1.5% rate spreads between lenders for identical borrower profiles because each portfolio has different investor appetite.
ITIN loans require tax filing history while foreign national loans work for first-time U.S. property buyers. If you've never filed U.S. taxes, foreign national programs offer the cleaner path.
DSCR loans focus on rental income, foreign national loans emphasize reserves. For Half Moon Bay vacation rentals, DSCR might deliver better rates if cash flow justifies the property.
Asset depletion loans require larger portfolios but allow lower down payments. Foreign national programs need less total assets but demand higher equity stakes.
Half Moon Bay's coastal commission regulations affect property modifications. Foreign buyers should understand development restrictions before closing since rental income depends on property condition.
Vacation rental demand runs high but seasonal occupancy creates income gaps. Lenders price this volatility into rates, especially for properties lacking long-term rental history.
Currency exchange timing matters on large purchases. Work with your foreign bank to lock favorable exchange rates when wiring down payment funds to avoid losing thousands on conversion.
Yes, visa type doesn't affect eligibility. Lenders care about down payment and reserves, not immigration status or visa classification.
Foreign national rates run 1.5-3% above conventional loans. Rates vary by borrower profile and market conditions based on down payment size and reserves.
No, most lenders use international credit reports or waive credit requirements entirely. Strong reserves matter more than credit scores for foreign national programs.
Some lenders now accept verified crypto holdings. You'll need documentation showing account ownership and stable values over time for reserve qualification.
Expect 45-60 days from application to closing. International document verification adds time compared to domestic loans requiring standard documentation.