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Santa Rosa sits at the heart of Sonoma Wine Country. That draws serious international buyers — investors, vacation home seekers, and relocating professionals.
Foreign national loans exist for buyers without a US Social Security number or credit history. These are non-QM programs, meaning they don't follow standard agency rules.
Not Required
US Credit Score Needed
25–30%
Typical Down Payment
45–60 Days
Typical Close Time
Non-QM
Loan Category
Varies by profile
Rate Note
Foreign National Loans in Santa Rosa
Most lenders want a valid passport, visa documentation, and proof of foreign income or assets. No US credit score is required — lenders use international credit reports or asset-based qualification instead.
Down payments typically run 25–30%. Lenders offset the added risk with larger equity positions. Reserves of 12 months or more are common requirements.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Santa Rosa.
Santa Rosa sits at the heart of Sonoma Wine Country. That draws serious international buyers — investors, vacation home seekers, and relocating professionals.
Foreign national loans exist for buyers without a US Social Security number or credit history. These are non-QM programs, meaning they don't follow standard agency rules.
Most lenders want a valid passport, visa documentation, and proof of foreign income or assets. No US credit score is required — lenders use international credit reports or asset-based qualification instead.
Very few retail banks offer foreign national programs. Most pull out the moment underwriting gets complicated. Wholesale lenders are where these loans actually get done.
We work with 200+ wholesale lenders across California. Several specialize in foreign national files. Shopping that network is how you find competitive terms on a niche program like this.
The biggest deal-killer on foreign national files is documentation gaps. Get your foreign income docs translated and certified before you even start shopping lenders.
Some lenders allow DSCR qualification for investment properties — that means the rental income covers the mortgage, and your personal income stays out of the picture entirely.
If you have a US-issued ITIN number, an ITIN loan may offer better terms than a foreign national program. ITIN loans sometimes allow lower down payments and softer reserve requirements.
For buyers purchasing a rental property, DSCR loans are worth comparing. They qualify on property cash flow, not personal income — and some lenders extend them to foreign nationals.
Sonoma County's wine industry attracts buyers from Europe, Asia, and Latin America. Santa Rosa is the county seat — more inventory, more price points, and easier to finance than rural parcels.
As of April 2026, California property taxes and potential wildfire insurance costs are real factors. International buyers often underestimate ongoing ownership costs in this region.
Yes. Lenders use international credit reports or asset documentation instead. A US credit score is not required.
Accepted visa types vary by lender. B1/B2 tourist visas are sometimes excluded — discuss your visa status before applying.
Expect 25–30% down for most foreign national programs. Some lenders may require more depending on property type.
Some lenders allow DSCR qualification using the property's rental income. That removes the need to document foreign personal income.
Sonoma Wine Country draws consistent international interest. Consult a local real estate attorney on ownership structure before buying.
Plan for 45–60 days minimum. Document translation and international income verification add time to the process.