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Los Altos Hills attracts foreign buyers seeking proximity to tech headquarters and elite schools. Most properties here exceed conventional loan limits, making specialized financing essential for international purchasers.
Foreign national programs work well in this market because lenders focus on property value and down payment rather than US credit history. As of February 2026, some lenders now accept cryptocurrency holdings as qualifying assets alongside traditional reserves.
This city's real estate typically serves as investment property or family housing during US assignments. Either scenario works for foreign national loans, though lenders structure them differently based on occupancy plans.
Foreign National Loans in Los Altos Hills
You need 30-40% down for most foreign national loans in Los Altos Hills. Lenders require valid passport, foreign credit report if available, and proof of funds for down payment and reserves.
Reserve requirements run 12-24 months depending on loan size and property type. Some lenders now count verified cryptocurrency holdings toward this requirement, expanding options for tech-sector buyers.
Your foreign income works for qualification through bank statements or tax documents from your home country. No US tax returns needed, no Social Security number required.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Los Altos Hills.
Los Altos Hills attracts foreign buyers seeking proximity to tech headquarters and elite schools. Most properties here exceed conventional loan limits, making specialized financing essential for international purchasers.
Foreign national programs work well in this market because lenders focus on property value and down payment rather than US credit history. As of February 2026, some lenders now accept cryptocurrency holdings as qualifying assets alongside traditional reserves.
This city's real estate typically serves as investment property or family housing during US assignments. Either scenario works for foreign national loans, though lenders structure them differently based on occupancy plans.
Only about 15-20 of our 200+ wholesale lenders offer true foreign national programs. Even fewer lend on Los Altos Hills properties given the price point and specialty nature of this market.
Rate structures vary wildly between lenders—sometimes 2 full points on the same profile. Shopping matters more here than on any conventional loan because terms aren't standardized.
Some lenders cap at $2M, others go to $5M+. Some require US bank accounts, others accept foreign accounts. We match your situation to the 3-4 lenders most likely to approve and offer competitive pricing.
Foreign buyers often waste time with retail banks that advertise these loans but can't actually close them. Their underwriters panic when they see foreign income docs, even when the loan meets published guidelines.
The cleanest files bring 40% down and 24 months reserves in US accounts. That combination gets multiple approval options and lets us negotiate rates between competing lenders.
Many foreign buyers overlook closing timeline differences. These loans take 45-60 days versus 30 for conventional because documents need translation and foreign bank verification takes longer.
ITIN loans require US tax filing history and credit. Foreign national loans skip both but charge higher rates—usually 1-1.5% more than comparable ITIN programs.
Asset depletion works if you have substantial liquid assets but no income documentation. Foreign national loans qualify you on actual foreign income, which often yields better loan amounts.
DSCR loans work for pure investment properties using rental income projections. Foreign national loans allow primary residence purchases, which DSCR programs exclude entirely.
Los Altos Hills properties often sit on 1+ acre parcels, which some foreign national lenders exclude. We screen for lenders comfortable with larger lot sizes before submitting your file.
High property values here mean you need lenders with $3M+ capacity even at 40% down. Many foreign national programs cap lower, eliminating them from consideration.
The city's location in Santa Clara County means strong rental demand if you buy as investment property. Lenders view this area favorably for foreign national approvals because exit strategies are clear.
Yes. Lenders accept employment letters, foreign tax returns, and bank statements from your home country. No US income or tax filing required for approval.
Most lenders require 30-40% down for Los Altos Hills properties. The exact amount depends on loan size and whether you'll occupy or rent the property.
No. Lenders use foreign credit reports when available or approve without credit scoring. Your down payment and reserves carry more weight than credit history.
Both work. Investment properties typically require slightly higher down payments and rates, but many foreign buyers purchase Los Altos Hills homes as rentals successfully.
They require bank statements showing balance history, translated if not in English. Income verification uses employment letters, foreign tax docs, or business financials depending on your situation.
Select lenders now accept verified crypto holdings as reserves as of early 2026. Requirements vary by lender regarding how crypto is valued and documented.