Loan Programs · Self-employed and non-QM

Financing a Florida home from abroad

South Florida draws buyers from Latin America, Canada, Europe and beyond. Foreign national loans let non-U.S. residents finance a second home or investment property here. We help you understand the documents, the process and the Florida rules before you sign a contract.

Foreign National Loans explained

A foreign national loan is a non-QM mortgage for buyers who are not U.S. citizens or permanent residents and do not live in the U.S. Some lenders may qualify you without a U.S. credit score, using international credit references, foreign income documentation, or the property's rental income. These loans are typically for second homes or investment properties, not primary residences. Down payment, reserve and documentation requirements vary by investor and are subject to credit approval and program guidelines.

Who it fits

  • International buyers purchasing a vacation home in South Florida
  • Foreign investors buying rental condos or single-family homes
  • Canadian and other seasonal visitors who spend winters in Florida
  • Buyers without a U.S. Social Security number or credit history
  • Families buying a home for a child attending a Florida university

Florida specifics

  • Florida law (SB 264, 2023) restricts some property purchases by people and entities from certain countries of concern, including near military installations and critical infrastructure, with broader limits for people domiciled in China. Buyers sign an affidavit at closing. Talk with a Florida real estate attorney if this may apply to you.
  • Many South Florida condo buildings popular with international buyers are non-warrantable, so the building must meet the specific lender's standards.
  • Funds wired from abroad need a clear paper trail, and lenders often require them to be in a U.S. account before closing.
  • When a foreign owner later sells U.S. property, federal FIRPTA withholding usually applies. Plan for it with a tax advisor.

How it works with Justin

  1. We review your residency, income documentation, assets and plans for the property.
  2. We match you with foreign national programs and explain documents that may need translation.
  3. You receive a preapproval and move forward with your purchase.
  4. We coordinate with the title company on the Florida affidavit, wire timing and any remote signing needs.

Documents to gather

  • Valid passport and U.S. visa or entry documentation
  • Proof of income, such as an employer letter or accountant statement, often translated
  • International credit references or a credit report from your country, if required
  • Bank statements showing down payment and reserves
  • ITIN, if you have one

Things to consider

  • Down payments are often substantially larger than for U.S. residents.
  • Pricing is usually higher than for domestic programs.
  • Currency exchange and international wire timing can affect closing dates.
  • Florida's foreign ownership law adds a compliance step for every buyer and may restrict some buyers entirely.

Share a few details and Justin will tell you whether Foreign National fits, with real numbers for your loan.

Foreign National Loans: common questions

Can a foreign national get a mortgage in Florida?

Yes. Some non-QM lenders offer foreign national loans for second homes and investment properties. Requirements vary by investor and are subject to credit approval.

Do I need a U.S. credit score?

Not always. Some foreign national programs may accept international credit references or a credit report from your home country instead of a U.S. score.

How much down payment do foreign nationals need?

Foreign national programs typically require a larger down payment than U.S. resident loans. The amount depends on the investor, the property and your documentation.

Does Florida restrict foreign buyers?

Florida's 2023 law limits some purchases by people and entities connected to certain countries of concern, especially near military bases and critical infrastructure, and more broadly for people domiciled in China. Every buyer signs an affidavit at closing. A Florida real estate attorney can confirm whether it applies to you.

Can I buy a condo in Miami as a foreign national?

Often, yes, but the building has to meet the lender's project standards. Some lenders finance non-warrantable condos that are common in Miami and Fort Lauderdale.

Related loan programs

  • No-Doc and Non-QM Loans — Non-QM mortgages in South Florida: asset depletion, 1099, P&L-only and other alternative documentation loans for borrowers who don't fit the usual mold.
  • DSCR Loans — DSCR loans for Florida real estate investors: qualify on rental cash flow instead of tax returns. How the ratio works, LLC closings and South Florida tips.
  • Investment Property Loans — Financing for South Florida rental properties: conventional investment loans, rental income rules, condo and HOA rental limits, and when DSCR fits better.
  • Jumbo Loans — Jumbo mortgages for South Florida homes above the 2026 conforming limit of $832,750 in Palm Beach, Broward and Miami-Dade. Reserves, condos and more.

South Florida areas where it fits

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