No US credit required
Foreign credit reports (Mexico, Canada, UK, EU, Asia) are accepted, or asset-based qualification is used in lieu of credit entirely. No need to build a US credit file before buying.
Foreign national mortgages in Texas.
Buy Texas property without a US Social Security number, US credit, or US tax history. For non-US citizens investing in Dallas, Houston, Austin, and San Antonio markets.
- No US SSN or credit required
- Passport / visa documentation
- 30-40% down typical
A mortgage for non-US citizens buying US real estate.
A foreign national loan is a Non-QM mortgage for non-US citizens (and non-residents) buying US real estate. Borrowers qualify on foreign credit reports, foreign income documentation, or asset-based qualification — no US Social Security number, no US credit history, and no US tax returns required. Common borrower profiles include Mexico-based investors buying DFW or Houston, Canadian snowbirds buying Hill Country, and Chinese, Indian, European, and Latin American investors entering the Texas market.
How a foreign national loan goes from inquiry to keys.
- 01
Provide passport + valid US visa
Standard documentation is a current passport plus a valid US visa (B-1, B-2, EB-5, L-1, H-1B, etc.) or, for some lenders, proof of foreign residency without US visa. Visa requirements vary by lender.
- 02
Document foreign income / assets
Income is documented from foreign tax returns, foreign employer letters, foreign business financials, or foreign bank statements. Asset-based qualification (using liquid assets in a US-recognized institution) is also widely available.
- 03
Larger down payment + reserves
Foreign national loans typically require 30-40% down and 12+ months of reserves. The larger equity position offsets the lender's reduced ability to verify and pursue foreign credit / income.
- 04
Standard property underwriting
Property appraisal, title work, and disclosures run on the same timeline as a domestic loan. The foreign-borrower piece adds documentation, not a slower property workflow.
- 05
Close — US LLC vesting often required
Most foreign national lenders prefer or require closing in a US LLC for asset protection and operational simplicity. We coordinate with your attorney on the entity structure if you do not have one in place. Closing can typically be done remotely via approved international notary or US consulate.
Built for international investors in Texas markets.
Texas attracts international real-estate capital from across the Americas, Asia, and Europe — DFW corporate transfers from Mexico City and São Paulo, Canadian snowbirds in the Hill Country and Galveston, Chinese and Indian families investing in DFW and Austin tech corridors, European energy executives in Houston. Foreign national mortgages are the standard tool for that capital. We work foreign national files weekly and know which lenders accept which visa categories, which foreign credit reports translate cleanly, and which structures keep international borrowers compliant on both sides of the border.
Foreign national is the right tool when:
- You are a Mexico-based investor buying DFW or Houston
- You are a Canadian snowbird buying Hill Country / Galveston
- You are a Chinese, Indian, or Asian investor entering DFW or Austin
- You are a European investor in Houston Energy Corridor / Medical Center
- You are a Latin American investor buying San Antonio multi-family
Why foreign national loans win for international Texas investors.
No SSN required
A valid passport plus US visa (or proof of foreign residency for some lenders) replaces the US Social Security number requirement. International borrowers can purchase before or without ever obtaining a US tax ID.
US LLC vesting standard
Closing in a US LLC is the standard structure — asset protection benefit for the borrower and operational clarity for the lender. We coordinate the entity setup with your attorney.
Investment property is the typical use case
Most foreign national files are investment properties — long-term rentals, vacation rentals, or appreciation plays in growth markets. The product is engineered around the investment use case.
Some lenders allow primary residence
If you intend to relocate to the US (e.g., L-1 transfer, EB-5 path, retirement plan), some foreign national lenders allow primary-residence financing with documentation of intent.
Cash-out refi available later
Once the property has seasoning and you have a payment history, cash-out refinance is widely available — useful for pulling equity to acquire additional Texas properties.
30-40%
Typical down payment
Foreign national loan questions, answered.
What documents do I need?
Standard package: current passport, valid US visa (B-1, B-2, EB-5, L-1, H-1B, etc.) or proof of foreign residency, foreign credit report or international credit reference letters, foreign income documentation (tax returns, employer letters, business financials, or bank statements), and proof of liquid assets for the down payment and reserves. We provide a documentation checklist tailored to your country of residence at application.
Do I need a US bank account?
Most foreign national lenders strongly prefer that the down payment, reserves, and ongoing payments come from a US bank account in the borrower's name (or the LLC's). Opening a US bank account before close is straightforward — we can refer banking partners that work with international clients. Some lenders accept funds wired from foreign banks; case-by-case.
Can I buy primary residence or investment only?
Investment property is the typical use case and is widely available. Primary residence is possible with some lenders if the borrower documents intent to relocate (e.g., visa category supports US residency). Second-home / vacation-home structures are also common, particularly for Canadian snowbirds in the Hill Country and Galveston.
How is foreign income documented?
Foreign income documentation includes the borrower's foreign tax returns (translated and certified if not in English), foreign employer verification letters, foreign business financial statements, or 12-24 months of foreign bank statements showing salary deposits. Asset-based qualification (using liquid assets in lieu of income) is also a common path for high-net-worth borrowers.
Do I need to be in the US to close?
Not necessarily. Many foreign national closings happen remotely — closing documents are signed at a US consulate or before an international notary recognized in the property's jurisdiction. Some borrowers travel to Texas for closing; others sign internationally and wire funds. We coordinate the logistics.
Can I refinance later?
Yes. Once the property has seasoning (typically 6-12 months) and you have a clean payment history, rate-and-term and cash-out refinances are widely available on foreign national loans. Many international investors use cash-out refis to recapitalize and acquire additional Texas properties.
International investor? Texas property is open to you.
Foreign national loan requirements at a glance.
- Valid passport + US visa (B-1, B-2, EB-5, L-1, H-1B, etc.) or proof of foreign residency
- 30-40% down payment
- 12+ months of reserves
- Foreign credit report or asset documentation
- US LLC vesting often required
- Investment property typical (primary residence with intent on some lenders)
- US FICO floor not applicable — foreign credit or asset-based qualification used
- Texas property
Foreign National vs ITIN vs Conventional at a glance.
| Citizenship | Documentation | Down % | Best for | |
|---|---|---|---|---|
| Foreign National | Non-US citizen / non-resident | Passport + visa, foreign income, foreign credit | 30-40% | International investors with no US tax / credit footprint |
| ITIN | Non-US citizen, US-resident | ITIN, US tax returns, US credit (often limited) | 15-25% | US-resident immigrants without SSN, often primary residence |
| Conventional | US citizen or permanent resident | SSN, US tax returns, US credit | 3-25% | US citizens / green card holders inside agency guidelines |
Ready to move on a Foreign National Loan?
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Foreign National Loan available across Texas, including:
Other ways we close
ITIN Loan
For non-US citizens who live in the US and have an ITIN — typically lower down payment than foreign national.
Learn moreDSCR Loan
Property cash-flow underwriting for the Texas investment portfolio — pairs naturally with foreign national for international rental investors.
Learn morePortfolio / Blanket Loans
Single loan covering 5+ Texas rental properties — common for international investors building a multi-property Texas portfolio.
Learn more