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Live Oak sits in Sutter County's agricultural core. Non-US citizens buying here often target investment property or family housing near farming operations.
Foreign national loans are non-QM products. That means no Fannie Mae guidelines — each lender sets its own rules on documentation and reserves.
25-30% typical
Min Down Payment
12-24 months
Reserves Required
No — alternatives exist
US Credit Required
30-45+ days
Est. Close Time
Non-QM / Portfolio
Loan Type
Foreign National Loans in Live Oak
Most lenders want a valid passport, visa documentation, and 12-24 months of reserves. No US credit history? That's common — lenders use international credit or larger down payments instead.
Down payment requirements typically start at 25-30%. Some lenders go higher depending on your visa type and country of origin.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Live Oak.
Live Oak sits in Sutter County's agricultural core. Non-US citizens buying here often target investment property or family housing near farming operations.
Foreign national loans are non-QM products. That means no Fannie Mae guidelines — each lender sets its own rules on documentation and reserves.
Most lenders want a valid passport, visa documentation, and 12-24 months of reserves. No US credit history? That's common — lenders use international credit or larger down payments instead.
Most retail banks won't touch foreign national loans. This is a wholesale and portfolio lender product — exactly where a broker earns their fee.
We work with 200+ wholesale lenders. Several specialize in foreign national programs with competitive terms for California buyers.
Visa type matters a lot here. B-1/B-2 tourist visas face stricter terms than E-2 or L-1 holders. Some lenders won't lend to certain visa categories at all.
Get your wire transfer documentation ready early. Lenders need proof that down payment funds came from a legitimate foreign source. This step stalls more deals than anything else.
If you have a US Individual Taxpayer ID, an ITIN loan may fit better. Those programs allow income documentation and sometimes lower down payments than foreign national products.
DSCR loans are another angle — especially if you're buying rental property. They qualify on rental income, not personal income. No visa complications on income docs.
Sutter County has a lower price point than most of California. That works in your favor — required reserves are tied to loan size, so smaller loans mean smaller reserve requirements.
Agricultural investment in this area attracts buyers from Mexico, Southeast Asia, and India. Lenders familiar with those buyer profiles will price your loan more competitively.
Some lenders allow it, but terms are stricter. Expect a higher down payment and fewer lender options on a B-1/B-2 visa.
Not always. Many lenders accept foreign bank statements. You will need to document the source of all funds used for closing.
Some foreign national lenders allow it, but property type restrictions vary widely. We match you to lenders who handle your specific property.
Expect 30-45 days minimum. International wire transfers and document translation can add time — start early.
Yes. Foreign national loans carry more lender risk, so rates are higher than conventional. Rates vary by borrower profile and market conditions.
Not necessarily. Remote and power-of-attorney closings are possible. Your escrow officer will confirm what's available in Sutter County.