A foreign national mortgage is for a buyer who lives outside the United States and wants to own property in New York — a pied-à-terre in Manhattan, an investment condo in Queens, a second home upstate. No Social Security number, no US credit history, and no US income required. Bring 25–30% down and documentation from home, and it closes like any other loan.
These are portfolio loans priced for the fact that the lender cannot pull a US credit report on you. The larger down payment is doing that work — it is the whole reason the program exists.
25–30% is standard. More down improves pricing meaningfully on these programs.
A credit reference from your home-country bank usually substitutes. Some programs require nothing at all.
Close in a US LLC or corporation. Standard for investment purchases — talk to your attorney and CPA first.
Qualify on the property’s rent alone, or on documented income from abroad. Your choice of path.
This is the first decision, and it usually answers itself once you say whether you will live in the place or rent it out.
| Foreign income | DSCR (property rent) | |
|---|---|---|
| What you document | Employment letter, foreign tax documents, bank statements — translated | A lease or a market rent appraisal |
| Personal income needed | Yes | No |
| Down payment | 25% typical | 25–30% typical |
| Occupancy | Second home or investment | Investment only |
| Best for | A pied-à-terre or second home you will use | A rental you will never live in |
| Translation required | Yes — certified English translations | Minimal |
If the property will be rented, DSCR is usually the shorter path — no translated employment documents, no foreign tax returns, no conversion math.
New York City is one of the most heavily foreign-purchased real estate markets in the world, and the Capital Region sees steady cross-border buying too. These files are routine for me and exotic for most banks.
A place to use a few weeks a year. Note that most co-ops will not approve a non-resident buyer — condos are the usual answer.
Cash-flowing two- to four-unit buildings. DSCR qualification, LLC vesting, no US income needed.
A condo near the campus instead of four years of dorm fees. Common and straightforward.
Lake George, the Adirondacks, and the North Country. The nearest border crossing is closer than New York City.
Moving to the US soon but not yet employed here. There is a path before your US income history exists.
New York-specific and a genuine niche. Non-resident and visa-holder programs both exist.
Documentation from abroad is the entire game here. Start gathering early — translation and authentication add weeks if you begin late.
Valid passport, plus visa documentation if you have one. Not all programs require a US visa at all.
A letter from your home-country bank confirming accounts in good standing. Two references is the usual ask.
Employment letter, foreign tax filings, or business documentation — all with certified English translations.
Funds in a US account, seasoned 30–60 days before closing. Wire early; international transfers stall files constantly.
Typical guardrails. Foreign national lending varies significantly by investor and by your country of residence — some countries are excluded entirely for compliance reasons.
| Guideline | Typical |
|---|---|
| Minimum down | 25–30% · more on certain property types and countries |
| Max LTV | Up to 75% |
| US credit score | Not required · foreign credit reference letters generally substitute |
| Social Security number | Not required |
| US visa | Not required on most programs |
| Income documentation | Foreign employment letter, foreign tax documents, or DSCR on the property rent |
| Translation | Certified English translations required for all foreign-language documents |
| Reserves | 6–12 months PITI, held in a US account |
| Vesting | Individual or US LLC / corporation |
| Occupancy | Second home or investment — not primary residence |
| Property types | 1–4 unit · warrantable condo · co-op rarely approves non-resident buyers |
| Loan amounts | To $3M+ · jumbo pricing applies above the conforming limit |
| Terms | 30-yr fixed · 5/6, 7/6, 10/6 ARM · interest-only on select programs |
Yes. Foreign national mortgage programs are built exactly for this. You do not need a Social Security number, a US credit score, or US income — you need a passport, documentation from your home country, and typically 25–30% down.
Twenty-five to thirty percent is standard. The larger down payment is what substitutes for the credit history the lender cannot verify. More down improves pricing noticeably on these programs.
Most programs do not require one. Buying US real estate does not require any particular immigration status — it is a purchase, not an immigration matter. A visa can widen your program options, but its absence rarely stops the loan.
Yes, and for investment purchases it is common. LLC vesting is available on most foreign national and DSCR programs. Speak with a US attorney and a cross-border CPA before you set the structure — the tax consequences matter more than the financing does.
Financing exists, but co-op boards are the real obstacle. Most New York co-op boards will not approve a non-resident purchaser regardless of financial strength. Condos are the practical answer for foreign buyers — more on the difference here.
Yes. A DSCR loan qualifies on the property’s rent rather than your personal income, which sidesteps translated employment documents and foreign tax filings entirely. For a pure investment purchase it is usually the faster route.
There are programs for exactly that gap. A signed employment offer, relocation documentation, and assets can carry a file before any US income history exists. Reach out before you arrive — the timing is easier to manage in advance.
Licensed across New York State — with deep roots in Albany and the Capital Region.
Don't see your town? Reach out — I lend statewide, NYC included. Or see every Capital Region town.