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Loyalton sits in Sierra County — one of California's least populated counties. That makes it a niche buy, but foreign nationals do purchase rural California property.
These are non-QM loans. That means no Fannie Mae or Freddie Mac backing. Private wholesale lenders set the rules, and those rules vary widely.
30–40%
Typical Down Payment
Not always
US Credit Required
Non-QM
Loan Type
30–45 days
Est. Close Time
Fixed or ARM
Rate Type
Foreign National Loans in Loyalton
Most foreign national programs require 30–40% down. Lenders take on more risk without US credit history, so equity is their cushion.
You'll need a valid passport and visa. Some lenders accept tourist visas. Others require B1, B2, or investor visas. Ask before you assume.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Loyalton.
Loyalton sits in Sierra County — one of California's least populated counties. That makes it a niche buy, but foreign nationals do purchase rural California property.
These are non-QM loans. That means no Fannie Mae or Freddie Mac backing. Private wholesale lenders set the rules, and those rules vary widely.
Most foreign national programs require 30–40% down. Lenders take on more risk without US credit history, so equity is their cushion.
Big retail banks rarely touch foreign national loans in rural markets. Wholesale lenders and private funds are where these deals get done.
We work with 200+ wholesale lenders at SRK CAPITAL. A handful specialize in foreign national programs. We know which ones will lend in Sierra County.
Title seasoning matters here. Some lenders won't finance a property that sold in the last 90 days. Plan your timeline early.
Currency conversion is another snag. Lenders want assets in a US bank account — or documented proof of transfer. Wire records help a lot.
ITIN loans are worth comparing. If you have a US tax ID, you may qualify for better terms than a standard foreign national program.
DSCR loans are another option if the property will be rented. Qualification is based on rental income, not your personal income.
Loyalton is a small mountain town. Property values are lower than coastal California. That actually helps — smaller loan sizes mean less lender exposure.
Sierra County has very few comparable sales. Appraisers can struggle here. Budget extra time for the appraisal and expect the lender to scrutinize it.
Yes. Most foreign national programs use alternative credit history. International credit reports or bank references often substitute.
It depends on the lender. B1, B2, and investor visas are commonly accepted. Some programs also allow tourist visa holders.
Many foreign national programs allow rentals. A DSCR loan may be a better fit if rental income is part of your plan.
Expect 30–45 days minimum. Rural appraisals and international wire transfers both add time to the process.
Most lenders require funds in a US account at closing. Start that transfer early — wires from abroad can take weeks.