Foreign National Mortgage Loans in Los Angeles: What International Buyers Need to Know

Can a non-US citizen get a mortgage to buy a home in Los Angeles?

Yes. Foreign nationals can buy homes in Los Angeles without a US Social Security number, credit score, or tax returns through non-QM foreign national mortgage programs. These programs typically require 30 to 40 percent down, 12 to 24 months of reserves in a US bank account, and documentation of income from your home country. Loan amounts reach $5 million or more with the right lender, and closings typically take 45 to 60 days.

By Paul Blair | 2026-09-01

Beverly Hills, Bel Air, Holmby Hills. For buyers from outside the United States, these neighborhoods represent some of the most coveted addresses in the world. They also present a financing challenge that stops many international buyers cold: the US mortgage market was not built with them in mind.

The good news is that foreign national mortgage programs exist, and they are more accessible in Los Angeles than almost anywhere else in the country. What it takes is different from a conventional loan, and knowing the differences upfront can save months of confusion.

Who Qualifies as a Foreign National Buyer?

In mortgage terms, a foreign national is someone who is not a US citizen and does not hold permanent resident status (a green card). This includes buyers on work visas (H-1B, L-1, O-1), tourist visas, or no US visa at all. It also includes buyers who have never set foot on US soil.

Foreign national mortgage programs are designed for buyers who have significant assets and income in their home country but no US credit history. The largest groups of foreign buyers purchasing in Los Angeles right now are from China, South Korea, Canada, the United Kingdom, the Middle East, and Latin America. Many are purchasing a second home, a US base of operations, or a property they intend to hold as an investment. Foreign buyer purchases in the Los Angeles luxury market rose more than 18 percent in the most recent reporting period.

Why Conventional Loans Don't Work

Fannie Mae and Freddie Mac, the agencies that back most conventional US mortgages, have guidelines that effectively exclude foreign nationals. To qualify for a conventional loan, you need a US credit score (typically 620 or above), US-filed tax returns, and income verifiable under US standards.

Foreign nationals have none of these in the right format. A buyer with twenty years of credit history in Hong Kong and significant assets in a Chinese bank cannot use that history for a Fannie Mae loan. The system doesn't recognize it.

This is why foreign national buyers need non-QM (non-qualified mortgage) loans from portfolio lenders or private banks who set their own underwriting criteria.

The Two Main Loan Types

Foreign National Full-Documentation Program

This program is designed for buyers who can document their income from their home country. Lenders typically require a 30 to 40 percent down payment, 12 to 24 months of PITI reserves in a US bank account, proof of income from your home country (tax returns, bank statements, employment letters, or business ownership documents in English or certified translation), a reference letter from your home-country bank, and a passport. No Social Security number required.

On a $3 million purchase in Bel Air at 35 percent down, expect to bring roughly $1.05 million for the down payment plus another $200,000 to $250,000 in demonstrated liquid reserves on top of that.

DSCR Loan

If the property will generate rental income, a DSCR (Debt Service Coverage Ratio) loan removes the income documentation requirement. The lender qualifies the loan based on the property's projected rent relative to the mortgage payment. If the property rents for more than the mortgage costs, you qualify.

DSCR loans work well for buyers who intend to rent the property when they are not using it. A foreign national purchasing a Beverly Hills home as a US pied-a-terre, planning to place it with a luxury rental management firm, might qualify through DSCR rather than full documentation.

What the Down Payment and Reserve Requirements Actually Mean

The biggest adjustment for foreign buyers accustomed to lower down payment programs in their home countries: you will put down at least 30 percent in Los Angeles, and often 35 to 40 percent for the best rates and loan terms.

On a $4 million home in the Hollywood Hills, 35 percent down is $1.4 million. Add 12 months of PITI reserves on a 65 percent loan at current rates, and you are looking at another $200,000 to $250,000 in demonstrated liquid assets the lender needs to verify before closing.

The reserves do not have to stay in the account after closing. But they need to be verifiable at the time of application.

If you are exploring a purchase in Beverly Hills, Bel Air, or anywhere on the Westside, Paul Blair and the Grey Square team work regularly with international buyers and can connect you with lenders who specialize in foreign national programs. Reach out here.

ITIN Numbers and Other Documentation Questions

Some buyers come to the market with a US Individual Taxpayer Identification Number (ITIN) from previous US tax filings. An ITIN is not required for a foreign national mortgage, but if you have one, it can make documentation easier. Some lenders offer ITIN-specific programs with slightly more flexible terms.

If you do not have an ITIN, a passport and home-country documentation are sufficient for most foreign national programs. The key point: you do not need a US Social Security number to buy a home in California.

How the Transaction Looks Different

Beyond the loan itself, a few parts of the purchase process look different for foreign national buyers in Los Angeles.

Closing takes longer. Foreign national loans typically take 45 to 60 days to close because international document verification and translation add time compared to a standard loan. Plan your offer timeline accordingly, and make sure any purchase contract you sign reflects that funding timeline.

FIRPTA comes up when you sell, not when you buy. Right now you are buying, so FIRPTA does not create obligations for you at this transaction. But when you eventually sell, if you are still classified as a non-US person, the buyer will be required to withhold 15 percent of the gross sales price and remit it to the IRS. This is a prepayment of potential capital gains tax, not an additional tax, but it affects your net proceeds at sale. You can read more about how FIRPTA works for foreign sellers in Los Angeles if you are thinking ahead.

How you take title matters. Foreign nationals purchasing in California have several options: sole ownership, joint tenancy with a US person, an LLC, or a trust. Each carries different estate, tax, and liability implications. This deserves a conversation with a California attorney before you close. Our guide on how to hold title in California explains the basic ownership structures and what typically drives the choice.

Budget for closing costs. Foreign national loans typically carry slightly higher rates and lender fees than conventional loans. You'll want to factor those alongside the standard escrow, title, and property tax costs. Our full breakdown of buyer closing costs in Los Angeles gives you a complete picture of what to set aside.

Funds wiring requires lead time. International wire transfers take longer than domestic ones. Your lender and escrow officer will give you a specific funding deadline, typically three to five business days before the closing date.

Working with the Right Agent

Foreign national buyers in Los Angeles often encounter agents who have never handled this type of transaction before. That creates friction at every stage, from writing the offer correctly to coordinating with a non-QM lender to managing an international closing timeline.

An agent familiar with this market knows which lenders specialize in foreign national programs, how to write an offer that accurately reflects your financing situation, and how to keep a Beverly Hills or Bel Air deal moving when there are no US tax returns to hand over.

The transaction is workable. The financing is different, the timeline is longer, and the paperwork comes from overseas, but the deal itself closes like any other purchase in California. You just need the right team around you.

Frequently Asked Questions

Can I buy a home in Los Angeles without a US Social Security number?

Yes. Foreign national mortgage programs require only a passport and documentation of foreign income and assets. A Social Security number is not required for either the mortgage or the California real estate purchase.

How much do I need to put down as a foreign national buyer in Los Angeles?

Most programs require 30 to 40 percent down. On a $3 million home, expect a minimum of $900,000 at closing for the down payment, plus 12 to 24 months of mortgage payment reserves on top of that in a verifiable account.

Do I need to be present in the US to close on a Los Angeles home?

Not necessarily. Many foreign national purchases in Los Angeles close with the buyer signing documents remotely, though some steps require a notary or apostille depending on your country of residence. Your escrow officer will walk you through what can be handled internationally.

What credit score do I need for a foreign national mortgage?

There is no US credit score requirement for most foreign national programs. Lenders substitute a bank reference letter and documentation of financial history from your home country.

Can a foreign national buy a primary residence in Los Angeles, or only an investment property?

Both are possible. Full-documentation foreign national programs allow for primary residences, second homes, and investment properties. DSCR loans are primarily used for investment or vacation properties with rental income potential.

What is the highest loan amount available for foreign national buyers in Los Angeles?

Some specialty portfolio lenders in Los Angeles will go as high as $5 million or more for well-qualified foreign national buyers. For properties above that range, private banking and asset-based programs are typically the route.

Will my foreign bank accounts count toward the reserve requirement?

Yes, with proper documentation. Lenders typically want two to three months of translated bank statements showing the funds, and the money must be transferable to a US account.

Buying in Los Angeles as a foreign national is more straightforward than most people expect, once you are working with lenders and an agent who know the path.

If you are looking at properties in Beverly Hills, Bel Air, Santa Monica, or anywhere across the Westside, reach out to Paul Blair and the Grey Square team. We can walk you through the current lender landscape and what your specific situation requires.

About Paul Blair

Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 | CA DRE #01792671.