The United States remains one of the most attractive real estate markets in the world, and foreign nationals have been investing billions of dollars annually in American property. According to the National Association of Realtors, international buyers purchased approximately $53 billion in US residential real estate in 2025, with the average purchase price well above the conforming loan limit. Whether you are a business executive relocating to the US, an investor seeking to diversify into American real estate, or a family looking to establish a foothold in a major metro area, financing that purchase with a jumbo mortgage is not only possible but increasingly accessible.
However, the process is fundamentally different from what a US citizen experiences. Down payment requirements are higher, documentation demands are more extensive, and the pool of willing lenders is smaller. This guide walks through everything a non-US citizen needs to know about obtaining a jumbo loan in 2026.
Who Qualifies as a Foreign National?
In the mortgage industry, the term foreign national encompasses several distinct categories of borrowers, and lenders treat each category differently. Understanding where you fall is the first step in the process.
Permanent residents who hold a green card are treated almost identically to US citizens for mortgage purposes. They can access the same loan programs, same rates, and same down payment requirements. If you have a green card, you do not need a specialized foreign national loan program.
Non-permanent resident aliens are individuals who reside in the US on a valid work visa such as H-1B, L-1, E-2, O-1, or TN. These borrowers have Social Security numbers, file US tax returns, and earn domestic income. Many conventional and jumbo lenders will work with visa holders, though some additional documentation is required and certain visa types may face restrictions.
Foreign nationals with no US residency are individuals who live outside the United States, may or may not have a US tax identification number, and want to purchase US property as a second home or investment. This is the most challenging category for mortgage qualification, and it is the primary focus of this guide.
Visa Types and How They Affect Your Loan Options
Your immigration status significantly impacts which loan programs are available to you, what rates you can expect, and how much documentation you will need to provide.
- H-1B (Specialty Occupation): Widest lender availability. Most jumbo lenders will work with H-1B holders. Standard rates with 10-20% down. Must show at least 3 years remaining on visa or evidence of renewal.
- L-1 (Intracompany Transferee): Well accepted by most lenders. Similar terms to H-1B. Company sponsorship letter typically required.
- E-2 (Treaty Investor): Good availability. Lenders view favorably due to business ownership. May need additional business documentation.
- O-1 (Extraordinary Ability): Accepted by most jumbo lenders. Strong qualification profile due to high earning potential.
- TN (USMCA Professional): Accepted by many lenders. Annual renewal requirement can be a concern; some lenders want to see renewal history.
- F-1 (Student) with OPT/CPT: Very limited options. Most jumbo lenders will not work with F-1 visa holders due to employment restrictions.
- No US Visa (Foreign National): Specialized lenders only. Higher down payment (25-30%), higher rates, and extensive foreign documentation required.
Down Payment Requirements
The single biggest difference between a foreign national jumbo loan and a domestic jumbo loan is the down payment. While a US citizen with excellent credit might put down 10% to 20%, foreign nationals should expect significantly higher requirements.
For visa holders with SSN who are working and filing US tax returns, down payment requirements are closest to domestic standards. H-1B and L-1 holders with strong credit and income documentation can often secure jumbo loans with 15% to 20% down. Some lenders will even offer 10% down programs to well-qualified visa holders, though these are less common than for US citizens.
For foreign nationals without US residency, the standard down payment requirement is 25% to 30% of the purchase price. Some lenders require as much as 35% to 40% for loan amounts above $2 million or for investment properties. On a $2 million purchase, that means bringing $500,000 to $600,000 in cash to closing, a substantial sum that must be fully documented and sourced.
The higher down payment serves two purposes for the lender. First, it reduces their exposure to loss if the borrower defaults and the property must be sold. Second, it ensures the borrower has significant equity at stake, which research shows reduces default rates. Foreign national loans have historically performed well precisely because borrowers have so much skin in the game.
ITIN vs. SSN: What You Need
One of the most common questions foreign nationals ask is whether they need a Social Security Number to get a mortgage. The answer depends on your situation.
If you live and work in the US on a valid work visa, you will have a Social Security Number. This is the simplest path to mortgage qualification because the SSN connects to your US credit history, tax records, and employment verification. Lenders can pull your credit report, verify your income through IRS transcripts, and underwrite the loan through standard channels.
If you do not have an SSN, you may still qualify using an Individual Taxpayer Identification Number, or ITIN. The ITIN is issued by the IRS to individuals who need to file US tax returns but are not eligible for a Social Security Number. Foreign nationals who own US rental property, have US-sourced income, or have other US tax filing obligations often have ITINs.
ITIN-based lending has expanded significantly in recent years. Several jumbo lenders now accept ITINs, though the terms are generally less favorable than SSN-based loans. Expect a higher down payment, usually 25% to 30% minimum, a rate premium of 0.50% to 1.00% above standard jumbo rates, limited loan amounts typically capped at $2 million to $3 million, and a requirement to establish a US bank account and maintain funds domestically.
If you have neither an SSN nor an ITIN, some foreign national mortgage programs will work with your passport number and foreign tax identification number. These are the most specialized and expensive programs, but they do exist and can finance purchases up to several million dollars.
Documentation Requirements
The documentation required for a foreign national jumbo loan is more extensive than a standard domestic loan. Prepare to gather the following items well in advance of your application.
Identity and Immigration Documents
You will need a valid passport with at least six months remaining before expiration, your visa documentation including the visa stamp and I-94 arrival record, your Social Security card or ITIN confirmation letter, and for green card holders your permanent resident card (I-551).
Income Documentation
For US-employed visa holders, the standard income documentation includes two years of US tax returns with all schedules, two years of W-2 forms, 30 days of recent pay stubs, and an employment verification letter from your employer confirming your position, salary, and visa sponsorship status. For foreign nationals without US income, lenders may accept foreign tax returns translated and certified, bank statements from foreign accounts showing income deposits, employment contracts or business financial statements, and a letter from a foreign CPA or accountant verifying income.
Asset Documentation
Regardless of your income source, you must fully document the assets you plan to use for the down payment, closing costs, and reserves. This includes two months of statements from all bank accounts (US and foreign), investment account statements, documentation of any wire transfers showing the source and destination of funds, and a currency conversion record if applicable. Lenders are particularly careful about the source of funds for foreign national loans. They will trace the money from its origin to your US account, and any gaps in the paper trail will cause delays or denial.
Tax Implications for Foreign Property Owners
Purchasing US real estate as a foreign national triggers several tax obligations that you should understand before making an offer.
FIRPTA, the Foreign Investment in Real Property Tax Act, requires that when a foreign person sells US real property, the buyer must withhold 15% of the gross sales price and remit it to the IRS. This does not apply when you are buying, but it will apply when you eventually sell. Planning for this withholding obligation from the outset is essential.
Rental income from US property is subject to US income tax. Foreign nationals can choose to be taxed at a flat 30% rate on gross rental income, or they can elect to file a US tax return and be taxed on net rental income after deductible expenses. The election to file a return almost always results in lower taxes and is strongly recommended.
Estate tax is a significant consideration. The US imposes estate tax on the worldwide assets of US citizens and permanent residents, but for foreign nationals, the estate tax applies only to US-situated assets, which includes real estate. The estate tax exemption for non-resident aliens is just $60,000, compared to $13.61 million for US citizens. A $2 million property could generate a substantial estate tax liability. Many foreign buyers use LLC or trust structures to mitigate this risk, and consulting with an international tax attorney before purchasing is strongly advised.
Which Lenders Specialize in Foreign National Jumbo Loans?
The number of lenders offering foreign national jumbo loans has grown, but it remains a specialized niche. Your best options fall into several categories.
International Banks with US Operations
If you have an existing banking relationship with a global bank that operates in the US, this is often your best starting point. HSBC, Citibank, and Santander all have programs for international clients purchasing US property. These banks can verify your foreign income and assets through their overseas branches, simplifying the documentation process considerably. Rates are often competitive because the bank views the mortgage as part of a broader wealth management relationship.
US-Based Foreign National Specialists
Several domestic lenders have developed dedicated foreign national programs. These include companies like Quontic Bank, which offers ITIN loans up to the jumbo range, First National Bank of America, which has a well-established foreign national program, and various non-QM lenders that include foreign national products in their portfolio. These lenders understand the unique challenges of foreign national underwriting and have processes specifically designed to handle foreign documentation.
Private Banks and Wealth Managers
For high-net-worth foreign nationals purchasing luxury properties, private banks offer the most flexibility. They can underwrite loans based on global assets, offer competitive rates in exchange for maintaining investment accounts, and structure creative solutions for complex situations. Minimum investment relationships typically start at $1 million to $5 million.
Rate Premiums and Loan Terms
Foreign national jumbo loans carry rate premiums that vary based on your specific profile. Visa holders with SSN, US income, and US credit history can expect rates similar to domestic borrowers, sometimes with a 0.125% to 0.25% premium. Foreign nationals with ITIN and some US tax history typically see premiums of 0.50% to 0.75% above standard jumbo rates. Non-resident foreign nationals with no US tax presence face the highest premiums, usually 1.00% to 2.00% above domestic jumbo rates.
Loan terms are generally similar to domestic jumbo products. Fixed-rate options of 15 and 30 years are available, as are adjustable-rate mortgages with 5/1, 7/1, and 10/1 structures. Interest-only options may be available from certain lenders, particularly for investment properties.
Property Restrictions
Not all property types are eligible for foreign national jumbo financing. Most lenders restrict these programs to single-family homes, condominiums in established projects, townhouses, and two-to-four unit properties in some cases. Properties that typically do not qualify include vacant land, properties under construction, rural properties with significant acreage, mobile or manufactured homes, and co-ops which already have their own buyer approval processes that may exclude foreign nationals.
Geographic restrictions may also apply. Some lenders limit foreign national loans to specific states or metropolitan areas where they are comfortable with the real estate market and have the ability to manage the property if foreclosure becomes necessary.
The Application Process Step by Step
Step 1: Establish a US Bank Account
If you do not already have one, open a US bank account and begin transferring the funds you plan to use for your down payment. Lenders want to see funds seasoned in a US account for at least 60 to 90 days, and they will trace the source of every dollar.
Step 2: Obtain Your ITIN If Needed
If you do not have an SSN, apply for an ITIN by filing Form W-7 with the IRS. Processing can take 8 to 12 weeks, so start early. Some lenders can begin the loan process while your ITIN application is pending.
Step 3: Build a US Credit Profile
If you are new to the US, consider opening a secured credit card to begin building a US credit history. Some lenders will accept international credit reports from services like Nova Credit, which translates foreign credit data into a US-equivalent score, but having even a thin US credit file is helpful.
Step 4: Assemble Your Documentation
Gather all documents listed in the documentation section above. Have any foreign-language documents professionally translated and certified. Organize everything digitally for easy submission.
Step 5: Engage a Real Estate Attorney
Foreign property purchases involve additional legal considerations including FIRPTA compliance, entity structuring for estate tax planning, and potentially treaty-based tax elections. Engage a real estate attorney experienced in international transactions before making an offer.
Step 6: Get Pre-Approved
Submit your documentation to two or three lenders for pre-approval. Compare not just rates but also the lender's experience with foreign national loans, their processing timeline, and their willingness to work with your specific country and documentation type.
Step 7: Close the Transaction
Foreign national closings may take longer than domestic transactions, typically 45 to 60 days rather than 30 to 45. Allow extra time for document verification, wire transfers from foreign accounts, and any additional underwriting requirements. If you cannot attend closing in person, most states allow the use of a power of attorney, though this must be arranged in advance with the lender and title company.
The Bottom Line
Buying US property as a foreign national is absolutely achievable, and jumbo financing is available from a growing number of lenders. The key is to start early, assemble thorough documentation, work with professionals experienced in international transactions, and accept that you will likely need a larger down payment and pay a modest rate premium compared to domestic borrowers. The US real estate market offers compelling value, strong legal protections for property owners, and the potential for excellent long-term returns. With the right preparation and the right lending partner, a foreign national jumbo loan can be the vehicle that makes your American property investment a reality.