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Los Gatos attracts buyers from around the world. Silicon Valley's global workforce makes foreign national lending a real and active niche here.
Non-US citizens face a different approval path than domestic buyers. Standard Fannie Mae loans aren't on the table — you need the right non-QM program.
30–40%
Min Down Payment
Not Required
US Credit Score
Non-QM
Loan Classification
Fixed & ARM Available
Rate Type
Start Early
Doc Prep Timeline
Foreign National Loans in Los Gatos
Most foreign national programs require 30–40% down. That's the lender's way of managing risk without a US credit history to lean on.
You'll need a valid passport, visa documentation, and proof of foreign income or assets. Some lenders also require a US bank account at closing.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Los Gatos.
Los Gatos attracts buyers from around the world. Silicon Valley's global workforce makes foreign national lending a real and active niche here.
Non-US citizens face a different approval path than domestic buyers. Standard Fannie Mae loans aren't on the table — you need the right non-QM program.
Most foreign national programs require 30–40% down. That's the lender's way of managing risk without a US credit history to lean on.
Most retail banks won't touch foreign national loans. This is a wholesale and portfolio lender market — which is exactly where we operate.
We work with 200+ wholesale lenders. Several specialize in foreign national programs with competitive terms for high-value California properties.
The biggest deal-killer I see? Buyers who wait too long to gather foreign income documentation. Start that process before you go under contract.
Some lenders accept asset depletion or DSCR-style qualification — no income docs needed. For high-net-worth foreign buyers, that path is often cleaner.
If you have an ITIN, you may qualify for ITIN loans instead. Those programs have slightly easier terms and don't always require 30% down.
For investment properties, DSCR loans are often a cleaner fit. The property's rental income qualifies the loan — your personal income stays out of it.
Los Gatos prices are high. With a 30–40% down requirement, you're talking serious capital. Buyers need to plan liquidity well in advance.
Santa Clara County's tech-driven buyer pool means sellers see competitive offers. Foreign nationals must show proof of funds clearly and quickly.
Yes. Foreign national programs don't require US credit history. Lenders use your passport, visa status, and foreign financial docs instead.
Accepted visa types vary by lender. B1, B2, E, H, L, and O visas are commonly accepted — ask us what works for your specific status.
Most foreign national programs require 30–40% down. Given Los Gatos price points, prepare for a significant cash commitment at closing.
Yes, foreign asset statements are typically accepted for qualification. You'll usually need to open a US account before closing.
No. ITIN loans are for residents with a tax ID but no Social Security number. Foreign national loans serve buyers with no US tax or credit profile at all.
Many programs allow it. If rental income is your goal, a DSCR loan may actually be a stronger fit — we can compare both options for you.