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Foreign National Loans in Exeter
Exeter draws foreign buyers looking for agricultural investment and stable California real estate at reasonable entry points. The non-QM market here focuses on citrus operations, rental property, and land holdings.
Foreign nationals typically target income-producing properties rather than primary residences. Local opportunities include small farms, multi-family units, and residential rentals serving Exeter's stable workforce.
Without traditional market data, pricing comes down to individual deals and property type. Foreign buyers often pay cash or use portfolio lenders who don't follow conventional underwriting.
You need a valid passport and foreign address documentation. No U.S. credit history required, but expect higher down payments—typically 30-40% minimum.
Lenders verify income through tax returns from your home country, bank statements, or asset accounts. Translation and notarization add time to the process.
Most programs cap at 70% loan-to-value. Interest rates run 1-2% above conventional programs due to perceived risk and limited recourse options.
Only specialized non-QM lenders handle foreign national deals. Your typical retail bank won't touch these loans—they lack the underwriting framework and appetite for international verification.
Expect 45-60 day closings minimum. Lenders need time for document translation, international wire coordination, and legal review of foreign entity structures.
Some lenders require U.S.-based bank accounts established before closing. Others accept international wire transfers but charge premium rates for the added complexity.
Foreign buyers in Exeter succeed when they target rental properties with existing tenant income. Lenders view cash flow as the real security, not your home country income.
LLC structures through your home country create underwriting headaches. Expect better terms borrowing in your individual name, even if tax advisors recommend entities.
The sweet spot here is small apartment buildings and established citrus groves with lease agreements. Vacant land and fix-and-flip projects get declined or priced unattractively.
Start the bank account and establish U.S. financial presence three months before you shop properties. This cuts closing time and improves your rate.
ITIN loans require U.S. tax filing history, making them wrong for first-time foreign buyers. Foreign national programs skip the U.S. tax requirement entirely.
Asset depletion loans work if you're moving significant cash to U.S. accounts—think $500K minimum. Foreign national loans let you keep assets offshore while still financing property.
DSCR loans overlap with foreign national programs but require 1.0+ debt coverage. Many Exeter properties hit that threshold, making DSCR the cheaper option if you qualify for both.
Tulare County property taxes and agricultural exemptions confuse foreign buyers. Hire local tax counsel before closing—assumptions from your home country don't transfer.
Water rights complicate agricultural purchases here. International buyers often miss these nuances until post-closing, when irrigation allocations affect property value.
Exeter's rental market stays tight due to limited new construction. Foreign investors buying 2-4 unit properties find consistent occupancy but modest appreciation compared to coastal California.
Yes, but closing requires power of attorney for document signing. Most lenders want at least one in-person property visit documented with photos you take.
No visa required for the loan itself. Tourist visa works for property tours and closing if you attend in person.
Expect 30-40% down minimum. Investment properties with strong rental history sometimes qualify at 30%, while vacant land needs 40-50%.
They accept tax returns from your home country, bank statements, or employer letters—all translated by certified translators. Asset-based programs skip income verification entirely.
Yes, but lenders prefer established operations with lease income. Raw land and startup farms get declined or require 50%+ down.
Lenders foreclose through California courts like any mortgage. Non-recourse provisions vary by lender—some pursue deficiency judgments internationally, others don't.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.