Look, here’s the deal. If you weren’t born in the United States but you’ve built a life here, or you’re thinking about investing in property from abroad, the idea of getting a mortgage can feel overwhelming. I get it. There’s a lot of conflicting information floating around, and some of it is flat-out wrong. So let me set the record straight from the jump.
There is no law preventing non-U.S. citizens from buying real estate in this country. None. Zero. You can buy a house whether you’re a green card holder, someone on an H-1B visa, a DACA recipient, or even a foreign investor who has never set foot on American soil. The property market is open to you.
Now, that doesn’t mean the financing piece is identical to what a natural-born citizen would experience. The mortgage landscape for non-citizens has actually changed quite a bit recently. The federal government pulled back some loan programs for certain immigration categories in 2025, and those shifts caught a lot of people off guard. But options still exist, and in plenty of cases, the terms are competitive.
I’ve worked with borrowers from all sorts of backgrounds throughout my time at AmeriSave. Families who came here with nothing and saved for years to put a down payment together. Investors from overseas looking at rental properties. People on work visas who just want the stability of owning their own place instead of throwing money at rent every month. Every one of those conversations reminds me why I do this work. Your questions deserve honest answers, and that’s what this guide is going to give you.
Before we talk about specific loan types, you need to understand that your immigration status is the single biggest factor in determining which mortgage products you can access. Lenders evaluate borrowers differently based on whether they’re permanent residents, non-permanent residents, or non-resident foreign nationals. Each category comes with its own set of rules, documentation requirements, and potential limitations.
If you hold a green card, congratulations. From a mortgage standpoint, you’re treated almost identically to a U.S. citizen. Both Fannie Mae and Freddie Mac explicitly state that lawful permanent residents are eligible for conventional mortgages on the same terms as citizens. That means the same interest rates, the same down payment minimums, and the same qualification standards. You’ll need to provide your permanent resident card (Form I-551) and a Social Security number, but beyond that, the process looks the same as it does for anyone else.
AmeriSave regularly works with permanent resident borrowers who qualify for competitive rates across conventional, VA (if they’re eligible veterans), and other loan programs. The key is making sure your documentation is current and that your green card hasn’t expired.
This is where things get more complicated, and it's also where the rules changed a lot in 2025. People who are in the U.S. legally but not permanently are called non-permanent residents. That includes a lot of different types of visas, such as H-1B holders working in specialized fields, L-1 intracompany transferees, TN visa holders under the USMCA agreement, F-1 students who can work, and more.
If you are a non-permanent resident and have a valid Social Security number and an Employment Authorization Document or an acceptable visa, you can still get a conventional loan backed by Fannie Mae. The lender needs to check that you are legally in the country and that your permission to stay in the country lasts at least one year after the closing date you want, or that you have a record of renewing your status.
This is the part that surprises people, though. Lenders will often want to see proof that your income is likely to stay the same for at least three years. When your visa has an expiration date, it's harder to get over that bar. AmeriSave loan officers have a lot of experience with these kinds of situations and can help you figure out what paperwork you need to meet the continuity-of-income requirements.
Deferred Action for Childhood Arrivals recipients occupy a unique space in the mortgage landscape. DACA does not confer lawful immigration status, but it does provide a temporary shield from deportation and work authorization. Conventional loans through Fannie Mae and Freddie Mac are still available to DACA recipients who hold a valid EAD and Social Security number. The application process follows the same guidelines that apply to other non-permanent residents.
That said, the loss of FHA eligibility in 2025 hit DACA recipients particularly hard, since FHA loans were one of the most accessible paths to homeownership for borrowers with lower credit scores or smaller down payments. If you’re in this situation, a conventional loan through AmeriSave may still be within reach, especially if you’ve been building credit and saving consistently.
Foreign nationals who do not live in the United States but want to purchase property here can do so. They won’t qualify for government-backed loans or standard conforming mortgages, but specialty products exist for this purpose. Foreign national loans typically require significantly larger down payments, often in the range of 25% to 50% of the purchase price, and they carry higher interest rates because Fannie Mae and Freddie Mac do not back them. Lenders are taking on all the risk, and they price the loan accordingly.
Some lenders also offer Debt-Service Coverage Ratio loans, which qualify the borrower based on the income potential of the property itself rather than personal income. These are especially popular with foreign investors buying rental properties.
Not every loan program is open to every borrower. Your residency category determines which products you can access. Let me break down the major options.
Conventional loans are the most common mortgage type in the United States, and they remain the most widely accessible option for non-citizen borrowers. These loans conform to guidelines set by Fannie Mae and Freddie Mac, which means lenders can sell them on the secondary market. For 2026, the conforming loan limit is $832,750 in most areas, according to the Federal Housing Finance Agency. In high-cost markets, the limit climbs to $1,249,125.
Both permanent and non-permanent residents can qualify for conventional financing. Minimum down payments start at 3% for some programs, though non-permanent residents may face lender overlays that push that number higher. Credit score requirements typically start at 620 for most lenders, and you’ll need to document your income, employment, and assets just like any other borrower.
AmeriSave offers a full suite of conventional loan products, including 30-year and 15-year fixed-rate options, that are available to qualified non-citizen borrowers. The application process is streamlined, and our team knows how to work with the documentation that non-citizen applicants typically provide.
Federal Housing Administration loans were historically one of the most borrower-friendly mortgage products available. They allowed credit scores as low as 580 with a 3.5% down payment, and non-permanent residents could qualify. That changed in a big way.
On March 26, 2025, HUD issued Mortgagee Letter 2025-09, which eliminated FHA loan eligibility for non-permanent residents. The new rule took effect for FHA case numbers assigned on or after May 25, 2025. Under the current policy, only U.S. citizens and lawful permanent residents qualify for FHA-insured mortgages. This applies to forward mortgages, the 203(k) renovation program, streamline refinances, and even Home Equity Conversion Mortgages for seniors.
If you’re a permanent resident with a green card, FHA loans are still on the table. The minimum down payment remains 3.5% with a credit score of 580 or higher, and 10% if your score falls between 500 and 579. But if you’re on a work visa, hold DACA status, or fall into any other non-permanent resident category, FHA financing is no longer an option. You’ll need to pursue conventional or alternative loan programs instead.
VA loans are backed by the Department of Veterans Affairs and are available to eligible military service members, veterans, and surviving spouses. Non-citizen permanent residents who have served in the U.S. military can access VA loans, which offer some of the best terms in the entire mortgage market: zero down payment, no private mortgage insurance, and competitive interest rates.
Eligibility for a VA loan hinges on military service, not citizenship per se, though lawful permanent resident status is generally required. If you’re a green card holder who has served or is currently serving, this is often the strongest loan product available. You’ll need a Certificate of Eligibility from the VA to move forward.
USDA Rural Development loans also underwent eligibility changes. Effective March 18, 2025, the USDA terminated a temporary waiver that had allowed certain non-citizens with valid Social Security numbers and work authorization to apply for guaranteed rural housing loans. Under the current rules, USDA loan applicants must be U.S. citizens, qualified aliens as defined in USDA Handbook HB-1-3555, or U.S. non-citizen nationals. The pool of eligible non-citizen borrowers has narrowed considerably.
If you’re a permanent resident living in or looking to buy in a qualifying rural or suburban area, USDA financing may still be available. These loans require no down payment and offer below-market interest rates, which makes them attractive for eligible buyers. But the eligibility picture is now more restrictive than it was even a year ago.
For buyers who are not residents of the United States at all, foreign national loans provide a dedicated financing path. These are portfolio products held by the originating lender rather than sold to government-sponsored entities, which gives lenders more flexibility in underwriting but also means higher costs for the borrower.
Down payment requirements for foreign national loans generally range from 25% to 50%, and interest rates tend to run higher than conforming loan rates. Some lenders will accept international credit reports or alternative credit documentation, which is a significant advantage for buyers who haven’t established a U.S. credit file. Income can often be documented through foreign bank statements, employment contracts, or accountant letters.
An Individual Taxpayer Identification Number is issued by the IRS to individuals who need to pay taxes but don’t qualify for a Social Security number. Some lenders offer ITIN loans specifically for borrowers in this situation. These are non-qualified mortgage products, so they sit outside the conventional and government-backed loan frameworks.
ITIN loans typically require down payments of 15% to 25% and carry somewhat higher rates. Not every lender offers them, so you’ll need to seek out a lender that specializes in this product. The underwriting process may accept alternative forms of credit documentation, such as utility payment histories or rent records, in place of a traditional credit report.
Debt-Service Coverage Ratio loans have become increasingly popular among non-citizen investors. The DSCR approach qualifies the borrower based on the rental income the property is expected to generate rather than the borrower’s personal income. If the property’s projected rental income covers the mortgage payment, taxes, and insurance at a ratio of 1.0 or higher (some lenders require 1.25), the loan can be approved.
This is a game-changer for foreign nationals who earn their income outside the United States and can’t easily document it for a U.S. lender. AmeriSave offers DSCR loan options that non-citizen investors should explore. Down payments are typically 20% to 30%, and you won’t need to provide W-2s, tax returns, or employment verification.
Let me be straight with you. The paperwork is probably the most frustrating part of the process for non-citizen borrowers. You’re going to need more documentation than the average U.S. citizen applicant, and getting it organized ahead of time will save you weeks of back-and-forth.
Every lender will ask for your passport and evidence of your legal status. That means your green card (Form I-551) if you’re a permanent resident, or your visa along with your Employment Authorization Document if you’re a non-permanent resident. Make sure these documents are current. An expired visa or EAD can stall your application entirely.
You’ll also need a Social Security number or, for certain loan programs, an ITIN. A Social Security card by itself is not sufficient to prove immigration status. That’s a distinction that HUD reinforced in its 2025 guidance, and lenders across the board are paying closer attention to it.
Expect to provide pay stubs covering at least the most recent 30 days, W-2 forms or 1099s for the past two years, and federal tax returns. Self-employed borrowers will need profit-and-loss statements and possibly business tax returns as well. Lenders evaluate your debt-to-income ratio to determine whether you can afford the mortgage payment alongside your existing obligations.
For non-permanent residents, lenders also want to see that your income source is likely to continue. If your visa expires in 18 months, your lender may ask for evidence that renewal is probable. A letter from your employer confirming your ongoing role and expected visa renewal can be helpful. AmeriSave loan officers understand these nuances and can advise you on exactly what to provide.
This is one of the trickiest parts for many non-citizen borrowers. If you’ve been living in the U.S. for a few years and have opened credit cards, taken out an auto loan, or made consistent rent payments, you may already have a usable credit profile. Most conventional loans require a minimum credit score of 620.
If you’re newer to the country or haven’t had the chance to build credit yet, some lenders can work with what’s called a nontraditional credit history. That might include records of rent payments, utility bills, cell phone payments, or insurance premiums paid consistently over at least 12 months. Some lenders also accept International Credit Reports that summarize your payment history from your home country.
I’ve worked with borrowers at AmeriSave who had strong credit profiles back home but were essentially invisible to the U.S. credit bureaus. It can be frustrating, but there are paths forward. Starting early and being deliberate about building your credit file is one of the best things you can do.
Your lender will want to see bank statements proving you have funds available for the down payment, closing costs, and sometimes a reserve of several months’ worth of mortgage payments. If your funds are held in a foreign bank account, expect the lender to ask additional questions about the source and transfer of those funds. International wire transfers can take time, and exchange rate fluctuations could affect your bottom line.
One more thing. Any cash deposit over $10,000 transferred into the United States must be reported to the IRS. This isn’t unique to non-citizens, but it’s something to keep in mind as you’re moving funds around in preparation for your purchase.
I tell every borrower who asks: if you’re even thinking about buying a home in the next couple of years, start building your U.S. credit right now. Not next month. Now. A thin credit file is one of the most common reasons non-citizen mortgage applications stall or get denied.
Apply for a secured credit card, which requires a cash deposit as collateral. Use it for small purchases and pay the balance in full every single month. After six months of consistent on-time payments, you’ll start seeing a credit score appear. From there, consider a credit-builder loan through your bank or credit union.
Some newer fintech services allow you to report rent payments and utility bills to the credit bureaus, which can give your file a boost without taking on new debt. The goal is to reach at least a 620 score for conventional loan eligibility, though a higher score will earn you better rates. At AmeriSave, we work with borrowers at various credit levels and can help you understand where you stand before you formally apply.
Down payments are where non-citizen borrowers usually have the hardest time getting money. The type of loan and your residency category will determine how much you need.
The situation for permanent residents is very similar to that of citizens. If you have good credit and income, you may only need to put down 3% on a conventional loan. You need a score of 580 or higher to get an FHA loan with 3.5% down. If you qualify for a VA loan, you don't have to put any money down.
Non-permanent residents can still get regular loans, but many lenders have stricter requirements. Even though the Fannie Mae minimum is lower, some lenders may require a down payment of 5% to 10% at the very least. This is what the business calls a lender overlay.
Foreign nationals and ITIN borrowers have the hardest requirements to meet. Most of the time, down payments are between 20% and 30%, but some programs need as much as 50%. If you're buying an investment property instead of a home to live in, the down payment requirements may be even higher.
No matter where you live, it's almost always a good idea to save a lot of money for a bigger down payment. A larger down payment lowers your monthly payment, lowers (or gets rid of) private mortgage insurance, and shows the lender that you are a serious, low-risk borrower. AmeriSave has a number of programs that work with different down payment amounts, so even if you haven't saved 20%, there may be options worth talking about.
Buying a home is a process. Not a sprint. Here’s what you should expect from start to finish.
Get your financial house in order first. Before you even think about contacting a lender, gather your documents. Pull your credit report if you have one. Calculate how much you can comfortably afford for a monthly mortgage payment, including property taxes, homeowners insurance, and any homeowners association fees. The general rule of thumb is that your total housing costs should stay below 28% of your gross monthly income, and your total debt payments (including the mortgage) shouldn’t exceed 36% to 43%.
Choose a lender who understands non-citizen lending. Not every lender is equipped to handle non-citizen applications. Some flat-out won’t do it. Others have limited experience and may not know how to evaluate your documentation properly. Work with someone who has done this before. AmeriSave has loan officers across the country who regularly help non-citizen borrowers navigate the process.
Get preapproved. Preapproval involves a lender reviewing your income, assets, credit, and immigration documentation to determine how much you can borrow. This step gives you a realistic budget and shows sellers that you’re a qualified buyer. In competitive housing markets, a preapproval letter can make the difference between winning and losing a bidding war.
Find the right property and make an offer. Working with a real estate agent experienced in your local market is important. If English isn’t your first language, look for an agent who speaks yours. Once you’ve found a home, you’ll submit an offer, negotiate terms, and enter into a purchase agreement.
Complete the underwriting process. This is where the lender verifies everything you’ve provided. They’ll order an appraisal to confirm the property’s value, review your documentation in detail, and may come back with requests for additional paperwork. For non-citizen borrowers, this stage can take a bit longer, so build in extra time. Patience here pays off.
Close on your new home. At closing, you’ll sign the loan documents, pay your down payment and closing costs, and receive the keys. Closing costs typically run 2% to 5% of the purchase price and include lender fees, title insurance, escrow deposits, and recording charges.
Every non-citizen buyer should know about the tax consequences of buying property in the United States before they close.
If you are a permanent resident or a non-permanent resident who passes the substantial presence test, you are generally taxed on all of your income, just like a U.S. citizen. If you itemize your taxes, you can take the mortgage interest deduction on your federal tax return. This can be a big help.
Foreign nationals who don't live in the US are taxed in a different way. If you rent out a property in the U.S., the money you make from that rental is subject to federal taxes. Even if you don't live here, you might still have to file a tax return.
The Foreign Investment in Real Property Tax Act, or FIRPTA, is the most important one to know about. When a foreign national who doesn't live in the U.S. sells real estate there, the buyer usually has to keep 15% of the gross sales price and send it to the IRS. This isn't a fine; it's just a way to pay off any capital gains tax you might owe ahead of time. You can ask for a refund if your actual tax bill is lower. But it's a lot of money to have held back at closing, and many foreign sellers are surprised by this.
The amount of property tax you pay depends a lot on where you buy. Some states, like Texas, have high property tax rates but no state income tax. Some places, like Hawaii, have low property taxes but high living costs in general. Include these ongoing costs in your calculations of what you can afford.
Before you make your purchase, I strongly suggest that you talk to a tax expert who deals with international or non-citizen tax issues. You don't want to find out about this after the fact.
Over the years, I’ve seen what separates the borrowers who sail through the process from the ones who get stuck. Here’s what works.
Start saving early and in a U.S. bank account. Lenders want to see a clear paper trail for your funds. Having your down payment and reserves seasoned in a domestic bank account for at least two to three months before you apply makes the verification process much simpler. Moving large sums from overseas banks right before closing invites extra scrutiny.
Don’t make major financial changes during the process. Once you’ve applied for a mortgage, avoid opening new credit accounts, taking on new debt, or making large unexplained deposits. Any of these can trigger red flags during underwriting and delay or derail your approval.
Understand the full cost of ownership. Your mortgage payment is just one piece of the puzzle. Property taxes, homeowners insurance, maintenance costs, and potentially HOA dues all add up. The general recommendation is to budget an additional 1% to 2% of your home’s value annually for maintenance and repairs.
Get legal help if your situation is complex. If you’re navigating immigration issues alongside a home purchase, or if you’re buying from abroad, hiring a real estate attorney familiar with non-citizen transactions is money well spent. They can review contracts, flag potential issues, and ensure everything is structured correctly from a legal standpoint.
Explore down payment assistance programs. Some state and local programs offer down payment assistance to qualifying buyers, and not all of them require U.S. citizenship. Check with your lender or a local housing counseling agency to see what might be available in the area where you’re looking to buy.
AmeriSave can help you evaluate which programs apply to your situation and how to structure your purchase for the best possible outcome. Our loan officers are comfortable working with the documentation non-citizen borrowers bring to the table, and we’ll guide you through each step.
No sense pretending this process is always easy. Non-citizen borrowers face some specific challenges that are worth addressing head-on.
Limited lender availability. Not all lenders offer mortgages to non-citizens, and those that do may have varying appetites for different visa types or residency categories. Shopping around is essential. Don’t get discouraged if the first lender you contact says no. AmeriSave serves borrowers across many states and has programs designed for non-citizen buyers.
Higher interest rates and costs. Depending on your loan type and residency status, you may face higher interest rates than a comparable U.S. citizen borrower. This is especially true for foreign national loans and ITIN products. The rate premium reflects the lender’s perceived risk, but you can offset it by putting more money down, improving your credit score, or shopping multiple lenders for the best terms.
Longer processing times. Additional documentation requirements mean that non-citizen applications can take longer to process. Allow extra time in your purchase timeline, especially if documents need to be translated, notarized, or obtained from institutions abroad.
Visa expiration concerns. If your visa is set to expire relatively soon, lenders may worry about your ability to continue making payments. Providing evidence of renewal history, employer sponsorship, or a pending green card application can help ease those concerns.
Diplomatic immunity. There’s one group that genuinely cannot get a mortgage: individuals with full diplomatic immunity. Because they’re not subject to U.S. law, lenders have no legal recourse if they default. If you hold diplomatic status, you’ll need to purchase with cash.
The bottom line? People who are not U.S. citizens can buy homes in the U.S. and get a mortgage to do so. For non-citizens, the path isn't always as clear-cut as it is for citizens. Recent changes to FHA and USDA eligibility have also closed some doors. But depending on your situation, you may still be able to get conventional loans, foreign national loans, ITIN products, or DSCR options.
The best things you can do are to build your credit early, save a lot, get your paperwork in order, and work with a lender who really knows this area. AmeriSave has helped many non-citizen borrowers buy homes, and our team is ready to help you find the right loan for your needs.
You can definitely own a home in this country. You just need to get ready, get the right help, and be willing to deal with the paperwork. You can do this.
Yes, people who are not U.S. citizens can get mortgage loans in the U.S. Your residency status will determine the types of loans you can get. Green card holders who are permanent residents can get almost the same loans as citizens, such as FHA and conventional loans. As of mid-2025, non-permanent residents with work visas will no longer be able to get FHA or USDA loans. However, they can still get conventional loans backed by Fannie Mae. People from other countries who don't live in the U.S. can apply for specialized foreign national loans or DSCR products. Check out AmeriSave's loan programs page for a list of all the products they offer so you can learn more about your options. AmeriSave loan officers can look at your situation and suggest the best way to move forward.
In general, non-citizen borrowers need the same credit score as citizens, but the exact minimum depends on the type of loan. Fannie Mae says that most conventional loans need a score of at least 620. FHA loans, which are now only available to permanent residents, can accept scores as low as 580 with a 3.5% down payment. Some lenders will accept nontraditional credit documentation, like records of rent payments and utility bills, if you don't have a credit history in the U.S. yet. You might also be able to use international credit reports from your home country. AmeriSave's preapproval tools can help you figure out where you are and what you need to do next.
No. Starting on May 25, 2025, FHA-insured mortgages are no longer available to people who are not permanent residents. In March 2025, HUD sent out Mortgagee Letter 2025-09, which said that non-permanent residents were no longer eligible for any type of FHA loan, including standard purchase loans, 203(k) rehabilitation loans, streamline refinances, and reverse mortgages. Any FHA case number given out on or after May 25, 2025 will be affected by the change. Permanent residents who have a valid green card can still get FHA loans. If you're not a permanent resident and need money, you should look into traditional loans or non-qualified mortgage products. For the most up-to-date information on who can get an FHA loan, go to AmeriSave's FHA loan page.
The amount you need to put down depends a lot on where you live and what kind of loan you get. People with green cards can get regular loans with as little as 3% down, and people who are eligible for VA loans can get them with no money down. Most of the time, non-permanent residents need 3% to 10% for regular loans, but some lenders may ask for more. Foreign nationals who buy things with special loan products should expect to pay 25% to 50% of the purchase price upfront. People who borrow money with an ITIN usually need between 15% and 25%. A bigger down payment not only lowers your monthly payments, but it also makes it more likely that you'll be approved and can get you a better interest rate. Get in touch with AmeriSave to talk about which down payment options are best for your finances.
Yes, a Social Security number is needed for most regular and government-backed loan programs. Fannie Mae and Freddie Mac both expect borrowers to have a valid Social Security number. But people who have an Individual Taxpayer Identification Number (ITIN) instead of a Social Security Number (SSN) can get some non-qualified mortgage products called ITIN loans. Some lenders offer these, but they usually require a larger down payment and higher interest rates. It's important to remember that HUD made it clear in its 2025 guidance that a Social Security card is not enough proof of immigration or work status. Lenders must check residency status with the right immigration papers. Look into AmeriSave's mortgage programs to find out what options are available to you based on your paperwork.
The Foreign Investment in Real Property Tax Act (FIRPTA) is a federal law that applies when a foreign national who does not live in the U.S. sells real estate in the U.S. The buyer must hold back 15% of the gross sales price and send it to the IRS at the time of the sale, according to FIRPTA. This withholding acts as a prepayment of any capital gains taxes the foreign seller may owe. If the seller's actual tax bill is less than the amount withheld, they can file a tax return to get their money back. FIRPTA applies to the sale of all kinds of U.S. real estate, such as homes, rental properties, and commercial buildings. If you live outside the US and want to buy property with the intention of selling it later, you should talk to a tax expert before closing. Find out more about how AmeriSave can help you pay for your new home.
Yes, people who have DACA can buy property in the US. DACA recipients can no longer get FHA loans after HUD changed its policy in 2025. However, they can still get regular loans from Fannie Mae and Freddie Mac. For the purposes of getting a conventional loan, DACA recipients who have a valid Employment Authorization Document and Social Security number are treated the same as other non-permanent residents. The same rules for eligibility still apply: a good credit score, proof of income, and proof of legal presence. Some people in this group may also be able to get help with their down payment from state or local programs. AmeriSave has worked with DACA borrowers before and can help you figure out which conventional loan products are best for you.
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