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
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.
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