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Santa Cruz attracts international buyers — coastal access, university proximity, and California lifestyle make it a real target.
Foreign nationals can buy here. The loan programs exist. You just need a broker who knows which lenders actually close these deals.
30–40%
Min Down Payment
Not Required
US Credit Required
Non-QM
Loan Category
Up to 12 Months
Reserves Required
Foreign National Loans in Santa Cruz
No US credit history required. Lenders use foreign credit reports, bank references, or asset documentation instead.
Expect 30% down minimum on most programs. Some lenders require 35-40% depending on the property type and your country of residence.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Santa Cruz.
Santa Cruz attracts international buyers — coastal access, university proximity, and California lifestyle make it a real target.
Foreign nationals can buy here. The loan programs exist. You just need a broker who knows which lenders actually close these deals.
No US credit history required. Lenders use foreign credit reports, bank references, or asset documentation instead.
Most retail banks won't touch foreign national loans. This is a wholesale and portfolio lender product.
We work with 200+ wholesale lenders. A handful specialize in foreign national programs — we know exactly who they are.
The biggest mistake foreign buyers make: assuming any lender will help them. Most won't, and wasted time costs deals.
Wire transfer documentation matters a lot. Lenders need a clean paper trail showing where your down payment funds originated.
If you have an ITIN number, an ITIN loan may get you better terms than a pure foreign national program.
DSCR loans are another option if you're buying a rental property. Qualification is based on the property's income, not yours.
Santa Cruz has a mix of primary residences, vacation homes, and investment properties. Lenders treat each category differently for foreign nationals.
Vacation home and investment property purchases face stricter reserve requirements — often 12 months of payments held in a US or foreign account.
Yes. There are no federal restrictions on foreign nationals owning US real estate. You need the right loan program and lender.
Most lenders accept any valid visa or no visa at all. Requirements vary by lender — this is one of the first questions to ask.
Plan for at least 30% down. Some lenders require more depending on the property type and your country of residence.
Not always. Many lenders accept foreign bank statements. A US account helps with reserve documentation but isn't always mandatory.
Yes. These are non-QM products with more lender risk. Rates vary by borrower profile and market conditions.
Yes. A DSCR loan may actually be easier to qualify for on a rental. The property's income drives approval, not your personal income.