Foreign National Loans in California
California has one of the largest foreign-national investor pools in the country, concentrated in Los Angeles, Orange County, and the Bay Area. Strong Asian buyer activity (Chinese, Korean, Indian) drives a substantial share of LA and SF Bay Area volume. CA's high property values mean foreign-national DSCR loans here often run $1-3M+, which qualifies for non-recourse pricing tiers.
Top California markets for foreign national
- Los Angeles / Orange County: Largest CA foreign-national concentration; deep agent and lender network.
- San Francisco Bay Area: Tech-driven foreign buyer activity; high loan amounts.
- San Diego: Smaller but active; Mexican and Asian buyer mix.
- Sacramento: Growing foreign-national rental investment market.
California quick facts
- •Largest CA foreign-national pool in LA/OC
- •CA FTB 3.33% withholding at sale
- •CA $800 annual LLC franchise tax
- •Loan amounts often $1-3M
Active programs available in California
DSCR Loan for Investment Properties
confirmed 5/21/2026A DSCR loan program for foreign national investors on 1-4 unit investment properties, offering up to 75% LTV and credit scores starting at 680.
DSCR Loan for Investment Properties
confirmed 5/20/2026A DSCR loan program for foreign national investors on 1-4 unit investment properties, offering loan amounts up to $2 million and LTVs up to 75%.
DSCR Loan for Investment Properties
confirmed 5/14/2026A non-QM DSCR program for investors, including first-time investors, that allows for negative cash flow properties and offers flexible qualification options like asset utilization.
Fix & Flip Loan for Investors
confirmed 5/28/2026Flexible fix and flip financing for 1-4 family properties, including manufactured homes and rural properties, with no income or reserves required.
DSCR Loan for Investment Properties
confirmed 5/19/2026A flexible DSCR loan program for investment properties including SFRs and multi-family units up to 25 units, designed for both first-time and experienced investors without requiring traditional income documentation.
Foreign National Investment Loan
confirmed 5/20/2026A loan program for international buyers seeking U.S. real estate investment or second home opportunities without requiring a U.S. credit score.
DSCR Loan for Investment Properties
confirmed 5/15/2026DSCR-based financing for mixed-use (2-8 units) and residential (5-10 units) investment properties with loan amounts up to $3M.
Specialized Investor Loan Program
confirmed 5/10/2026A commercial ground-up construction loan for multi-family projects up to 10 units, designed for investors of all experience levels.
DSCR Loan for Investment Properties
confirmed 5/10/2026A flexible investment property loan program that allows for negative DSCR ratios, high leverage, and the use of asset depletion to qualify, with options for ITIN and foreign national borrowers.
Fix & Flip Loan for Investors
confirmed 5/28/2026Fix and flip financing for commercial projects with loan amounts up to $5MM, featuring options for light and heavy rehabs.
DSCR Loan for Investment Properties
confirmed 5/10/2026A flexible non-QM and DSCR program supporting ITIN borrowers, foreign nationals, and offering cash-out options for manufactured homes with no seasoning requirements.
DSCR Loan for Investment Properties
confirmed 5/16/2026DSCR loan program for investment properties with updated guidelines for blanket loans, portfolio appendices, and foreign national requirements.
Bridge Loan for Investors
confirmed 6/4/2026Bridge refinance program for 1-4 unit, multi-family, and mixed-use properties allowing cash out of the entire budget on day one.
Bridge Loan for Investors
confirmed 5/9/2026Bridge loan program for rural properties up to 10 acres with loan amounts up to $10MM.
Foreign National Investment Loan
confirmed 5/9/2026Financing program for international investors purchasing U.S. real estate that does not require U.S. credit history or traditional U.S. income documentation.
Bridge Loan for Investors
confirmed 5/9/2026Bridge loan for multi-family and mixed-use properties with loan amounts up to $5MM.
California Foreign National FAQs
CA foreign-national specific considerations?
CA Withholding (FTB Form 593) requires 3.33% withholding on real estate sale proceeds when the seller is a non-CA-resident. Plan for this at sale; the buyer holds and remits.
CA loan amount considerations for foreign nationals?
CA properties often exceed $1M, pushing into jumbo non-QM territory. Foreign-national DSCR programs at $1-3M loan size typically allow non-recourse structure with rate premium 0.25-0.5%.
CA LLC and entity considerations?
CA imposes annual $800 LLC franchise tax regardless of LLC activity. Foreign-owned LLCs filing in CA pay this each year. Some investors hold CA property through Delaware or Nevada LLCs registered as foreign entities in CA.
General foreign national questions
What documents does a foreign national need?
A valid passport, visa or visa-waiver evidence, two forms of ID, a foreign credit reference (or three letters of reference from international banks), and proof of funds for down payment plus reserves.
What’s the maximum LTV for a foreign national?
Most programs cap at 70–75% LTV on purchase and 65–70% on cash-out. The lower LTV vs. US-resident DSCR loans reflects the offshore funding profile.
How are reserves verified if my money is overseas?
Funds are usually wired to a US bank account 30–60 days before closing and seasoned in that account. A 30-day statement is acceptable at most lenders.
See live California pricing
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