Foreign Nationals: Buy U.S. Homes with No Credit Score

Portfolio Loans for Foreign Nationals: 2025 Guide to Buying U.S. Real Estate

If you’re not a U.S. citizen but want to buy property in the United States, you’re not alone. Many international investors, professionals on work visas, and non-permanent residents are taking advantage of portfolio loans for foreign nationals. These loans are designed for buyers without U.S. credit history, permanent residency, or traditional income documentation.

Foreign nationals can buy U.S. homes without credit scores through specialized mortgage programs, bank statement loans, and alternative financing options. Learn how to purchase your dream American property today.

At Gustan Cho Associates, powered by NEXA Mortgage, LLC, we help foreign nationals every day. We’re licensed in 48 states, Puerto Rico, the U.S. Virgin Islands, and Washington, DC. With access to over 280 wholesale lending partners, we offer one of the widest selections of portfolio loans for foreign nationals in the industry. In the following paragraphs, we will cover portfolio loans for Foreign Nationals.

What Are Portfolio Loans for Foreign Nationals?

Portfolio loans are mortgages that lenders keep within their organization rather than selling to other investors. Since they don’t have to follow the strict rules set by Fannie Mae or Freddie Mac, they tend to be more flexible with their requirements. These loans are also known as non-conforming or non-QM (non-qualified mortgage).

Purchasing a home in the United States as a foreign national might seem challenging, especially when you don’t have an established U.S. credit score.

The American dream of homeownership remains accessible to international buyers through specialized financing programs and alternative lending solutions designed specifically for foreign nationals. Portfolio loans for foreign nationals are specifically built for non-U.S. citizens without a green card. You don’t need a Social Security number, U.S. credit score, or permanent residency. These loans allow you to finance real estate using alternative documentation and proof of funds.

Looking for Flexible Financing? Portfolio Loans Could Be the Perfect Solution!

Foreign nationals face unique challenges when purchasing U.S. real estate, primarily due to the absence of domestic credit history. Traditional lenders typically rely on FICO scores to assess borrower risk, but international buyers often arrive in the United States without this crucial financial documentation.

The key to success lies in understanding that lenders have developed sophisticated systems to assess foreign nationals’ financial stability without relying solely on U.S. credit scores.

These alternative evaluation methods consider international credit histories, employment verification, asset documentation, and other financial indicators that demonstrate your ability to repay mortgage obligations. Fortunately, the mortgage industry has evolved to accommodate foreign nationals through innovative lending programs that evaluate creditworthiness using alternative methods. Contact us today to learn how a portfolio loan can work for your unique financial situation.

Who Qualifies for Portfolio Loans for Foreign Nationals?

To be eligible for these loans, you must meet the definition of a foreign national. That typically means:

• You are a citizen of another country
• You do not have a green card
• You are not a permanent U.S. resident
• You may or may not have a U.S. visa or work permit

Borrowers may be:

• International business owners
• Professionals on work visas
• Non-residents investing in U.S. real estate
• People with limited or no U.S. credit history

Benefits of Portfolio Loans for Foreign Nationals

Here’s why portfolio loans for foreign nationals are such a smart option:

• No U.S. credit score required
• No U.S. income needed (foreign income and assets accepted)
• Fast closings (many in 30–45 days)
• Up to 80% loan-to-value (LTV)
• Multiple property types allowed
• Available for second homes and investment properties

These loans are a perfect fit if you’ve been turned away by banks due to your visa status, lack of credit, or foreign income.

How Much Can Foreign Nationals Borrow?

Foreign nationals can borrow money for homes, but the amounts vary. Most loans available to them are between $100,000 and $3 million. If someone wants to borrow more than $1 million, they will likely need to make a larger down payment and show they have extra savings.

Portfolio loan programs such as bank statement loans represent one of the most popular financing solutions for foreign nationals without credit scores.

These programs allow lenders to evaluate your financial capacity by analyzing bank statements from your home country or U.S. accounts, typically covering the past 12-24 months. Lenders examine deposit patterns, account balances, and cash flow consistency to determine your ability to make monthly mortgage payments. For loans up to $1 million, the borrower usually has to put down 20% to 25% of the home’s price. The down payment is higher for loans over $1 million, usually between 30% and 40%. The amount that can be borrowed also depends on the person’s credit score and their savings, with a maximum borrowing value of up to 80% of the home’s price.

Asset-Based Lending Solutions

Asset-based mortgages offer another viable path for foreign nationals seeking U.S. home purchases. These programs evaluate your total assets, including international real estate holdings, investment portfolios, business ownership, and liquid savings accounts.

Lenders calculate debt-to-income ratios using your documented assets rather than traditional employment income verification.

This financing approach particularly benefits wealthy foreign nationals who may have substantial assets but limited U.S. employment history. Asset-based lending typically requires larger down payments, often 25-40% of the property value, but provides flexibility in qualification criteria that traditional mortgages cannot match.

Property Types Eligible for Foreign National Financing

Foreign nationals can finance many kinds of real estate in the U.S., including:

• Single-family homes
• Townhomes
• Condominiums (including non-warrantable condos)
• Condotels
• 2–4 unit properties
• Second homes and vacation homes
• Investment rental properties

Portfolio loans for foreign nationals include properties that conventional lenders won’t finance, like condotels and non-warrantable condos.

What Kind of Loan Terms Are Available?

Foreign National Mortgage Programs

Specialized foreign national mortgage programs cater specifically to international buyers without U.S. credit histories. These lenders understand the unique circumstances surrounding foreign national home purchases and have developed streamlined processes to evaluate international financial documents.

Program requirements typically include proof of foreign credit history, employment verification from your home country, and substantial down payments ranging from 20-30%.

Some lenders accept alternative credit documentation, such as utility bills, rental payments, and international loan histories, to build a comprehensive financial profile. Since these are non-conforming loans, most portfolio loans come with adjustable-rate mortgage (ARM) terms such as:

• 3/1 ARM
• 5/1 ARM
• 7/1 ARM

These terms typically include:

• 30-year amortization
• Interest-only options
• Competitive rates based on risk level, property type, and LTV

Fixed-rate loans may be available in limited situations, but are not common for foreign national loans.

Required Documents for Foreign Nationals

Documentation Requirements for Foreign Nationals

Success in securing financing without a U.S. credit score depends heavily on comprehensive documentation. Foreign nationals must provide translated financial statements, including bank records, investment account summaries, and employment verification letters. All documents require certified translations into English, performed by qualified translation services.

Essential Financial Documents

Property tax records, international mortgage statements, and business financial statements help establish your financial responsibility and payment history.

Many lenders also request explanation letters detailing your employment history, income sources, and reasons for purchasing U.S. real estate.

One of the biggest benefits of portfolio loans for foreign nationals is the reduced paperwork. You’ll still need to show you have the funds to close and repay the loan, but it’s easier than conventional loans.

Typical documents include:

• Copy of valid visa and passport (if applicable)
• Proof of income or employment from your home country
• International or U.S. bank statements
• Letter of reference from a foreign bank
• Down payment and reserve documentation

In some cases, foreign credit reports or letters of good standing may be accepted in place of a U.S. credit score.

How Long Does It Take to Close a Foreign National Mortgage?

Getting a mortgage as a foreign national involves some important timing, especially when closing the loan. The time it takes to close a loan depends on the lender you choose. Usually, most portfolio loans for foreign nationals close in about 30 to 60 days.

Having all your documents sorted and ready to go when you start your application helps make the closing process smoother and faster.

Being proactive and quick to respond to your lender’s requests for information or extra paperwork can also help speed things along. The more prepared you are and the faster you can provide what they need, the better chance you’ll have for a timely closing.

Identity and Legal Documentation

Foreign nationals must provide valid passport documentation, visa status verification, and proof of legal presence in the United States. Some lenders accept temporary visa holders, while others require permanent resident status or specific visa classifications. Understanding these requirements early in the process prevents delays during mortgage underwriting.

Additional documentation may include marriage certificates for joint applications, power of attorney documents for representatives handling transactions, and corporate documentation for business entity purchases. Working with experienced immigration attorneys ensures proper documentation preparation and submission.

How Foreign Nationals Secure U.S. Mortgages Without U.S. Credit

Having no U.S. credit doesn’t mean no chance at a mortgage. Foreign nationals looking to purchase U.S. properties can leverage a range of options.

Many lenders consider international credit reports, proof of prompt international payments, bank statements, and sizable down payments.

Programs that state income and verify assets through documents empower buyers to qualify despite the credit gap. Gustan Cho Associates recommends that buyers prepare documents to streamline the approval process.

What a Foreign National Loan Is

A foreign national loan is a mortgage made for non-U.S. citizens living overseas who wish to buy real estate in the U.S. Because many of these buyers lack a Social Security number, a U.S. credit score, or standard income documents, lenders have created these special mortgage options.

Why Credit Scores Aren’t a Roadblock

In the U.S., mortgage lenders usually pull a credit report from one of the big three—Experian, Equifax, or TransUnion. Foreign buyers usually lack these reports, so lenders skip the hassle. Instead, they look at:

• International credit letters.
• Recent bank statements from home or U.S. accounts.
• Proof of income and assets from banks around the world.

Reasons Foreign Buyers Love U.S. Real Estate

• Skip U.S. credit checks: Use standard documents instead.
• Pick from everything: Houses, condos, or rental properties, you choose.
• A solid U.S. market: Values usually increase, and many tenants want to rent.
• Spread your wealth: Own real estate far away from home for extra safety.

Financing Options for International Buyers

Foreign National Bank Statement Loans

Forget pay stubs or W-2s. Lenders want 12 to 24 months of your bank statements instead. It’s the smart play for freelancers or business owners.

Asset Depletion Loans

Have a bundle in savings or investments? Use that cash to count as income and get approved for a loan.

DSCR Loans (Debt Service Coverage Ratio)

When overseas buyers want to buy rental homes, DSCR loans let them get approved using the home’s expected rental income. Investors don’t need to show their salaries or rely on a U.S. credit score. The bank checks if the projected rent is enough to cover the mortgage and other costs.

No-Doc Mortgages

No-doc mortgages let buyers skip much paperwork. Instead of bank statements or pay stubs, lenders want to see a strong down payment, the home’s assessed value, and enough cash reserves. If those look good, the deal is less about showing income or a credit history in the U.S.

Down Payment and Reserve Requirements

When looking for a foreign national loan, expect these key upfront costs:

• 20%–30% minimum down payment needed.
• 6–12 months of reserves (this means enough cash for the monthly loan payment, property tax, and insurance).
• Proof of funds (money shown in overseas or U.S. bank accounts).

Documentation Needed for Foreign National Loans

Even if you don’t have a U.S. credit score, gather these key papers:

• A current passport and visa (if you have one).
• Recent bank statements—these can be from foreign or U.S. accounts.
• A letter from your employer overseas or proof of ownership if you run a business.

Documents that show where your down payment and closing costs will come from:

• Anything else your loan officer asks for to verify your financial strength and identity will help.

Challenges and How Gustan Cho Associates Solves Them

Common Hurdles

• The loan decision cannot rely on a U.S. credit score.
• Upfront costs can feel higher due to big down payment percentages.
• Documents come from overseas and need to be translated and verified.

Our Solutions

Gustan Cho Associates does not add extra rules that slow you down. Instead, we connect you to wholesale lenders that tailor foreign national loan programs. Whether you want a rental property or a vacation getaway doesn’t matter. We clear the paperwork and close your loan quickly.

FAQs on Foreign National Mortgages

Can Foreign Nationals Buy Property in The U.S. Without Citizenship?

• Yes, absolutely.
• Owning U.S. real estate does not require citizenship or a green card.

Do I Need a Social Security Number?

• No.
• Most lenders will work with you if you provide an Individual Taxpayer Identification Number (ITIN) instead.

What is The Typical Interest Rate For Foreign National Loans?

• Rates may be higher than for standard U.S. borrowers’ loans, since lenders see a bit more risk.
• However, suppose you make a larger down payment and have enough reserves set aside.
• In that case, the difference in rate usually stays very competitive.

Can I Buy an Investment Property As a Foreign National?

• Absolutely.
• For international investors, programs that work with Debt-Service Coverage Ratio (DSCR) and no-doc documentation are built exactly.

How Fast Can a Foreign National Loan Close?

• When you turn in all the required documents, the speed is about the same as a traditional American mortgage.
• Loans can close in 30 to 45 days.

Call now at 800-900-8569 or click below to get started with your application.

Why Work with Gustan Cho Associates?

At Gustan Cho Associates, we specialize in non-QM mortgage loans and tough financing cases, including portfolio loans for foreign nationals. Our team:

• Works with over 280 wholesale lending partners
• Has zero lender overlays on government loans
• Offers custom loan solutions for non-U.S. residents
• Provides fast pre-approvals and expert guidance
• Can help you finance primary, second homes, or investment properties

We make the loan process simple, even for buyers outside the U.S.

How to Apply for a Portfolio Loan as a Foreign National

Here’s a quick overview of the steps to get approved:

1. Speak with a loan expert to go over your goals and residency status
2. Submit basic documents (passport, income, proof of funds)
3. Get matched with the best portfolio loan options
4. Get pre-approved with your estimated rate and terms
5. Find your property and submit a purchase contract
6. Finalize your loan and close in 30 to 60 days

Our team at Gustan Cho Associates is available seven days a week, including evenings and holidays, to help you get started.

Establishing U.S. Credit Presence

Foreign nationals can simultaneously build U.S. credit while pursuing home purchases through strategic financial planning. Opening secured credit cards, establishing banking relationships with major financial institutions, and maintaining consistent payment histories create positive credit indicators that benefit future financing needs.

Some foreign nationals choose to delay home purchases for 6-12 months while establishing basic U.S. credit profiles. This approach can result in better interest rates and expanded lending options, though it requires patience and strategic financial management during the credit-building period.

Buy U.S. Property with Confidence

You don’t need to be a U.S. citizen or a permanent resident to buy a property in the U.S. If you’re a foreign national, you can check out portfolio loans that offer flexible options, reasonable rates, and support from our expert team nationwide. Whether you’re looking to grab a vacation home, move for a job, or expand your real estate investments, Gustan Cho Associates is here to help make it all happen.

Credit Growth After Buying

When foreign nationals start paying their new mortgage on time, they quickly create a good U.S. credit record. Each monthly payment gets reported to the main credit bureaus, laying the groundwork for better opportunities, like refinancing, buying more homes, or getting help for a business.

Many homebuyers find that owning a home builds their credit history faster than opening a few credit cards or taking out a small personal loan. A mortgage shows a long-term money plan and a track record of paying on time, two things that credit scores look for above all else.

Choosing the Right Rate

Interest When There’s No U.S. Score

Mortgages for foreign nationals without U.S. credit scores usually have a rate of 0.5% to 2.0% higher than the best available loans. Lenders see less predictable risk, so they ask for a small premium.

Still, some specialist lenders offer reasonably priced loans once they grasp the buyer’s situation and the wider market.

The amount of extra charged varies. A large down payment, strong asset proofs, and solid personal finances mean a lower interest rate. On the other hand, thin paperwork or weaker profiles may lead to the top side of that range.

Loan Term Flexibility

Foreign nationals wanting to buy property in the U.S. have several mortgage terms. They can choose a fixed-rate loan for 30 years, a 15-year mortgage with extra payments to pay it off quicker, or an adjustable-rate mortgage that changes with market rates.

Most buyers find shorter terms come with lower interest rates, which means higher monthly payments—something some foreign nationals try to keep as low as possible.

Many lenders let buyers pay just interest for the first five to ten years to keep cash flow steady. The loan balance stays the same during this time, freeing up money for other expenses. This can greatly help foreign nationals build a U.S. credit score. It’s especially valuable for buyers who expect their earnings to grow or their property investments to increase before the interest-only period ends.

Tax Implications and Considerations

Foreign nationals who buy real estate in the U.S. need to grasp the tax obligations of the purchase. Property taxes, any income tax on rental income, and possible estate taxes can change financing choices and how long someone wants to keep a property.

It’s smart to understand these before closing a purchase and to keep them in mind for the entire time the property is owned.

Many buyers contact tax pros who focus on international real estate to comply with the law and keep costs down. These specialists can help structure the purchase to meet both U.S. and home-country tax rules while avoiding surprises.

Estate Planning Considerations

When foreign nationals buy U.S. real estate, they may face estate taxes that their home countries do not impose. Careful planning using trusts and international tax treaties helps lower these taxes and provides clear guidelines for passing wealth to heirs.

Some buyers hold U.S. properties via foreign corporations or international trusts. This move may seem complicated, but it can cut taxes and let owners manage their properties with less hassle. Still, these strategies need skilled legal and tax advice to work properly.

Working with Specialized Lenders

Choosing the Right Lender

A foreign buyer’s success largely hinges on picking a lender specializing in international transactions. These banks and credit unions know exactly what documents to ask for, work with translation services, and use underwriting systems tailored for buyers from abroad. Such lenders also offer multilingual teams, educational guides, and loan officers who understand foreign credit profiles and income types. Their support can speed up the entire process, reduce mistakes, and boost the likelihood of approval.

Loan Processing Timelines

Expect a foreign national mortgage to close about 45 to 60 days, longer than the 30 to 45 days standard for U.S. citizens. The extra time covers document translations, the bank double-checking international income, and a focused underwriting review.

Planning ahead for processing times keeps purchase contracts on track and ensures every deal closes smoothly. Many experienced foreign buyers start mortgage pre-approval six months or more before finding the right property. This way, they avoid last-minute pressure when bidding on hot-market deals.

Market Opportunities and Property Types

Investment Property Advantages

Foreign nationals see strong investment potential across U.S. real estate, especially in fast-growing metros with steady rental demand. Such properties create cash flow right away and also appreciate over time.  Attractive mortgage rates for foreign clients, especially with 30%-40% down, further enhance returns.

Most buyers choose investment property because it requires no immediate visa or residency choice and helps spread risk in an international portfolio. Rental payments often cover mortgage costs and, over time, provide a useful U.S. credit history when managing the asset well.

Primary Residence Benefits

Buying a home as a primary residence brings several upsides, including more predictable costs, stronger ties to a U.S. community, and a potential boost for U.S. visa applications or green card petitions. Many immigration lawyers advise clients to show property ownership as one sign of long-term intent.

Across the financing landscape, primary homes normally get slightly better rates and, in some cases, access to special mortgage products for foreign buyers. While finding the right neighborhood can be complex, the long-term use, stability, and stronger immigrant credibility often outweigh the effort.

Success Strategies for Foreign Nationals

Assemble a Focused Professional Team

A foreign national needs a dedicated team to buy a home in the U.S. successfully. Your team should include a real estate agent who knows international clients, an international mortgage broker, a qualified attorney, and a tax advisor. Each expert tackles a part of the deal that international buyers often find tricky, so no detail is overlooked.

Bringing everyone together early lets you create a complete home purchase strategy, gather the right paperwork, and manage the transaction in one coordinated effort. The fees you pay for these specialists might seem high, but they are often cheaper than the mistakes that can happen in a complicated cross-border deal.

Connect the Purchase with Your Bigger Goals

Look at the home purchase as one piece of a larger planning puzzle. This means considering how owning property affects future visas, tax bills, estate plans, and investment options. Having the right advisors at the start guarantees that everything fits together.

Gustan Cho Associates is a nationwide mortgage broker licensed in 48 states. Our team specializes in helping borrowers other lenders deny.

With no overlays and a wide range of foreign national programs, we can help you purchase your U.S. home or investment property—even with no U.S. credit score. The most successful foreign buyers in the U.S. don’t see real estate as a one-off deal. They often treat it as the start of a larger investment path in America. This planning mindset helps them make the move work to their long-term advantage, while keeping red tape to a minimum.

Leverage Specialized Financing to Build Credit

Buying property in the U.S. as a foreign national without a U.S. credit score is entirely possible. It requires targeted financing options and advanced planning. The main ingredients for success are learning what financing solutions exist, preparing a complete set of financial documents, and working with a team that specializes in serving international buyers.

The U.S. housing market is rolling out the welcome mat for international buyers by offering smart, flexible loans. These programs look at how well you manage money instead of relying on a single credit score.

With the right steps and expert help, owning a U.S. home can be yours, regardless of your credit. Thinking about buying property in the U.S. as a foreign national? Reach out to our expert team now. We’ll create a financing plan built for your situation and investment dreams. Let’s make that American dream of homeownership come true together!

Ready to Get Pre-Approved?

Call us at 800-900-8569 or email gcho@gustancho.com. Prefer to text? Text us for a faster response.

We can help you achieve your U.S. real estate goals with portfolio loans for foreign nationals. These loans are now available in 48 states, Washington D.C., Puerto Rico, and the U.S. Virgin Islands.

More Frequently Asked Questions About Portfolio Loans for Foreign Nationals:

Q: What are Portfolio Loans for Foreign Nationals?

• Portfolio loans for foreign nationals are special home loans for people who are not U.S. citizens and don’t have a green card.
• These loans don’t follow regular lending rules and are kept by the lender instead of being sold.
• They’re great for buyers with no U.S. credit or income.

Q: Can I Get a Portfolio Loan if I Don’t Live in the U.S.?

• Yes! Portfolio loans for foreign nationals are made for people who live outside the U.S.
• You don’t need to be a U.S. resident or citizen to qualify.
• Many of our borrowers live overseas and invest in U.S. real estate.

Q: Do I Need a U.S. Credit Score to Qualify?

• No.
• One big advantage of portfolio loans for foreign nationals is that you don’t need a U.S. credit score.
• Some lenders will accept a foreign credit report or a reference letter from your home bank.

Q: What Types of Properties Can I Buy with a Foreign National Loan?

• With portfolio loans, foreign nationals can buy many types of properties, including single-family homes, condos, townhomes, vacation homes, rental homes, and condotels.

Q: How Much Money do I Need for a Down Payment?

• Most portfolio loans for foreign nationals require a down payment of 20% to 30%.
• If the loan is over $1 million, you may need to put down 30% to 40%.

Q: Can I Use Income from Another Country to Qualify?

• Yes. One of the best parts about portfolio loans for foreign nationals is that you can use income from your home country.
• You don’t need a U.S. job or W-2 form.

Q: How Long does it Take to Close a Foreign National Loan?

• Most portfolio loans for foreign nationals close in 30 to 60 days.
• If your documents are ready and you respond quickly to your loan officer, the process moves faster.

Q: Are Fixed-Rate Options Available for Foreign National Loans?

• Most portfolio loans for foreign nationals come with adjustable-rate terms like 3/1, 5/1, or 7/1 ARMs.
• Fixed-rate loans are rare, but sometimes available depending on the lender.

Q: What Documents do I Need to Apply?

• Typically, you’ll require a valid passport, a visa (if necessary), evidence of income from your home country, bank statements, and proof of funds for the down payment.
• Portfolio loans for foreign nationals involve less documentation compared to standard U.S. loans.

Q: Where can I Get Help Applying for a Portfolio Loan as a Foreign National?

• Gustan Cho Associates helps borrowers get approved for portfolio loans for foreign nationals in 48 states, Puerto Rico, D.C., and the U.S. Virgin Islands.
• Call 800-900-8569 or email alex@gustancho.com to get started today.

This blog about “Foreign Nationals: Buy U.S. Homes with No Credit Score” was updated on September 17th, 2025.