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Waterford sits in Stanislaus County — Central Valley agricultural country with more affordable prices than the Bay Area or LA.
Non-US citizens buying here often want investment property or a family base. Foreign National loans make that possible without a US credit history.
30–40% typical
Down Payment
12+ months
Reserves Required
Not required
US Credit Required
Non-QM
Loan Type
Foreign National Loans in Waterford
These are Non-QM loans. That means lenders set their own rules — not Fannie Mae or Freddie Mac.
Most lenders want a valid foreign passport, a US bank account, and 30–40% down. Reserves of 12 months or more are common.
Most retail banks won't touch Foreign National loans. You need a wholesale lender with a specific Non-QM shelf.
At SRK CAPITAL, we work with 200+ wholesale lenders. A handful specialize in this exact product — and the terms differ widely.
The biggest deal-killer is documentation. Lenders want translated foreign financial statements and a wire-verified down payment.
Buyers from countries with OFAC restrictions face additional hurdles. Know that before you fall in love with a property.
If you have an ITIN, an ITIN loan may offer better rates and lower down payment requirements than a Foreign National product.
Investors buying for rental income should look at DSCR loans — qualification is based on property cash flow, not personal income.
Stanislaus County has a large agricultural workforce and extended family networks that attract foreign national buyers.
Waterford is a small community. Appraisals can be tricky — fewer comps means lenders may be conservative on value.
Yes. Foreign National loans don't require an SSN. A valid passport and foreign financial documents are the foundation.
Expect 30–40% down. Some lenders require more depending on your country of origin and property type.
Some lenders allow projected rental income. A DSCR loan may be a cleaner path if the property will be a rental.
Yes — investment properties are a common use case. Expect stricter reserve requirements than a primary residence purchase.
Plan for longer. Document translation, overseas wire verification, and lender review add time to closing.