Foreign National Loans in Hawaii
Hawaii has one of the highest foreign-national investor concentrations per capita in the US. Japanese and Asian buyers dominate the segment; Honolulu (Oahu) is the largest market, with Maui, Big Island, and Kauai supporting smaller resort markets. HI loan amounts often exceed $1M, pushing into jumbo non-recourse pricing tiers.
Top Hawaii markets for foreign national
- Honolulu (Oahu): Largest HI foreign-national market; Japanese investor concentration.
- Maui (Wailea, Kihei): Resort condotels and oceanfront condos.
- Big Island (Kona, Waikoloa): Resort and golf-course communities.
- Kauai (Princeville, Poipu): Premium resort condos; limited inventory.
Hawaii quick facts
- •Top US foreign-national investor concentration per capita
- •HARPTA 7.25% withholding on sale
- •Most properties $1M+
- •Specialty condotel lender pool active in HI
Active programs available in Hawaii
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.
Hawaii Foreign National FAQs
HI-specific foreign-national considerations?
HI has its own withholding regime (HARPTA) on real estate sales by non-HI residents - 7.25% withholding on gross sale price. Plan at acquisition.
HI condotel and resort condo financing?
Most HI resort condos qualify as condotels under specialty lender programs. Strong active lender pool experienced with HI HOAs and rental program structures.
HI loan amount considerations?
HI properties commonly $1M+. Jumbo non-QM and foreign-national jumbo programs handle most HI scenarios. Non-recourse structures available on loans over $1.5-2M.
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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