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San Jose sits at the heart of Silicon Valley. It draws global talent, investors, and executives who want to own property here.
Foreign nationals buying in Santa Clara County need a loan built for them. Standard Fannie Mae loans won't work without a US credit history.
Not Required
US Credit Score
30–40%
Typical Down Payment
Non-QM
Loan Type
Longer than conventional
Process Timeline
Foreign National Loans in San Jose
You don't need a green card or Social Security number. Foreign national loans are built for non-US citizens purchasing US property.
Most lenders want 30–40% down. Expect asset verification, a valid passport, and proof of income from your home country.
Most retail banks won't touch foreign national loans. This is a non-QM product — only specialty wholesale lenders offer it.
At SRK CAPITAL, we work with 200+ wholesale lenders. Several specialize in foreign national programs for California buyers.
The biggest deal-killer is documentation. Foreign income is harder to verify — get your bank statements and tax records translated early.
Some lenders allow DSCR-based qualification for investment properties. That means rental income carries the loan, not your personal income.
ITIN loans are similar but designed for borrowers with US tax history. Foreign national loans require no US tax filing at all.
Asset Depletion loans can work if you have significant US-held assets. DSCR loans are better if the property generates rental income.
Santa Clara County has a high concentration of visa holders — H-1B, L-1, O-1. Many assume they can't buy. They're wrong.
San Jose property values are high. A 30–40% down payment here means significant cash. Plan your reserve funds before you start.
Yes. H-1B, L-1, and O-1 visa holders commonly qualify. You don't need permanent residency.
Some lenders require it, others don't. Having one speeds up the process and helps with asset verification.
Most foreign national programs require 30–40% down. San Jose prices make this a significant cash commitment.
Yes, on investment properties. A DSCR loan lets the property's rental income carry the qualification instead of personal income.
Yes. These are non-QM loans — expect higher rates than conventional. Rates vary by borrower profile and market conditions.
Both are possible. Some lenders restrict to investment properties, others allow primary residences for visa holders.