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Simi Valley sits in Ventura County — far enough from LA to feel suburban, close enough to stay desirable. Foreign nationals buy here for exactly that reason.
This is a non-QM loan. That means no Fannie Mae, no Freddie Mac. Lenders set their own rules, and those rules vary widely across the 200+ wholesale lenders we work with.
30–35%
Typical Down Payment
Not required
US Credit Score
Non-QM
Loan Type
30–45 days
Est. Close Time
12+ months
Cash Reserves
Foreign National Loans in Simi Valley
Most lenders want 30% down. Some go to 35% for certain visa types or property uses. That down payment is your primary qualification lever.
You'll need a valid passport and visa, proof of foreign income, and a reference letter from your home country bank. No US tax returns required.
Local decision guide
Use this guide to connect foreign national loans eligibility, lender expectations, and local market factors before comparing payment options in Simi Valley.
Simi Valley sits in Ventura County — far enough from LA to feel suburban, close enough to stay desirable. Foreign nationals buy here for exactly that reason.
This is a non-QM loan. That means no Fannie Mae, no Freddie Mac. Lenders set their own rules, and those rules vary widely across the 200+ wholesale lenders we work with.
Most lenders want 30% down. Some go to 35% for certain visa types or property uses. That down payment is your primary qualification lever.
Most retail banks won't touch foreign national loans. They lack the portfolio capacity and appetite for cross-border income verification.
We shop this through wholesale lenders who specialize in non-QM. That's where competitive pricing and flexible guidelines actually live for this product.
The biggest mistake I see: foreign nationals applying with a retail bank, getting denied, and assuming they can't buy. That's wrong. The right lender exists.
Currency conversion matters. Some lenders discount foreign income by 25% during underwriting. Know this before you negotiate a purchase price.
If you have an ITIN number, an ITIN loan may give you better rates and lower down payment requirements than a straight foreign national program.
Investors buying rental property in Simi Valley should look at DSCR loans. Those qualify on property cash flow — not your personal income at all.
Simi Valley is predominantly single-family homes. That works in your favor — most foreign national lenders prefer SFR over condos or multi-unit.
Ventura County has no special foreign buyer restrictions as of April 2026. Title and escrow companies here handle international transactions regularly.
Most foreign national lenders don't require a US credit score. A foreign credit report or bank reference letter usually substitutes.
Yes. A DSCR loan may actually be a better fit for rental properties. It qualifies on rent income, not your personal foreign income.
Accepted visa types vary by lender. B1, B2, and tourist visas are harder — E, H, L, and O visas typically get better treatment.
Expect lenders to require 12 months of mortgage payments in liquid reserves. Some lenders require more for non-owner-occupied properties.
Unlikely. Most retail banks don't offer this program. Non-QM wholesale lenders are where this product is actually available.
Plan for 30-45 days. Cross-border document verification adds time. Start gathering foreign bank statements and income docs early.