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Los Altos sits at the heart of Silicon Valley's tech boom. OpenAI's new 450,000-square-foot Mountain View office complex signals continued corporate expansion that anchors local property values.
Foreign national buyers face a different underwriting path than U.S. citizens. No Social Security number, no credit history, no tax returns — that's the norm for investors and executives relocating from abroad.
30–50%
Typical Down Payment
None
Credit History Required
45–60 days
Closing Timeline
0.5–1.0%
Rate Premium vs. Conventional
Foreign National Loans in Los Altos
Foreign national loans require proof of funds and income, not a credit score. Most lenders want 30% down minimum, though 50% down strengthens approval odds significantly. A letter from your home-country bank showing liquid assets works.
Santa Clara County's median household income is $159,674 — but that's not your benchmark. Foreign nationals typically earn multiples of that. What matters is documented proof: bank statements, investment accounts, employment letters from your employer abroad.
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.
Los Altos sits at the heart of Silicon Valley's tech boom. OpenAI's new 450,000-square-foot Mountain View office complex signals continued corporate expansion that anchors local property values.
Foreign national buyers face a different underwriting path than U.S. citizens. No Social Security number, no credit history, no tax returns — that's the norm for investors and executives relocating from abroad.
Foreign national loans require proof of funds and income, not a credit score. Most lenders want 30% down minimum, though 50% down strengthens approval odds significantly. A letter from your home-country bank showing liquid assets works.
California's foreign national mortgage market is smaller than conventional lending but well-established. Specialized lenders focus on this niche because international buyers bring solid down payments and stable income from abroad.
Underwriting takes longer because verification happens across borders. Your lender will contact your bank directly, request certified translations, and confirm employment through your home-country employer. Expect 45 to 60 days from application to close.
Foreign national loans make sense in Los Altos when you're buying above $2 million and conventional lenders balk at your lack of U.S. credit. The 30% down requirement stings, but it's the price of speed and certainty.
The real win is rate stability. You're not competing for the best conventional rate because you can't get one. Instead, you're paying a premium — typically 0.5% to 1% above conforming — but you close on time and move forward.
Conventional loans require a U.S. credit history and typically 20% down. Foreign nationals without U.S. credit can't qualify, period. A foreign national loan skips the credit requirement but asks for 30% down instead.
The timeline difference is stark. Conventional underwriting stalls on your lack of U.S. credit. Foreign national underwriting moves forward because it's built for your situation. If you're relocating and need to close in 60 days, conventional isn't an option.
OpenAI's new Mountain View office signals where Silicon Valley is headed. International talent relocating for tech roles needs housing fast.
The Lunar New Year celebration and Asia Live Food Emporium opening reflect the region's international character. Los Altos welcomes global residents.
No. Foreign national loans are built for borrowers without U.S. credit. Your home-country bank statements and employment verification replace the credit report. The lender verifies your assets and income directly with your bank abroad.
30% down is the standard minimum. Some lenders accept 25% with strong liquid assets. 50% down significantly strengthens your application and may lower your rate. The larger your down payment, the faster your approval.
Expect 45 to 60 days from application to closing. Cross-border verification takes time — your lender contacts your home-country bank directly and requests certified translations. Having all documents ready upfront cuts weeks off the timeline.
Yes. Your lender accepts employment letters, pay stubs, and business financials from your home country. Documents must be in English or come with certified translation.
Bank statements (6–12 months), employment letter from your employer, recent pay stubs or tax returns from your home country, passport, and proof of funds. All non-English documents need certified English translation.