Foreign National Mortgage 2026 — How Non-US Citizens Buy Homes in America

Yes — US law does not prohibit non-citizens from obtaining mortgages or owning property. Permanent residents (green card holders) qualify for virtually all loan programs including FHA, VA (if veteran), and conventional. Work visa holders (H-1B, L-1, TN, O-1) qualify for conventional Fannie/Freddie loans. ITIN borrowers without SSN can access specialized FHA and portfolio programs. Non-resident foreign nationals (no US presence) are limited to portfolio/foreign national products requiring 25–40% down.

Yes — FHA loans are available to lawful permanent residents (green card holders) and certain non-permanent residents with valid US work authorization. Specifically, you need a valid Social Security Number (or ITIN for some FHA lenders) and proof of legal residency. Non-permanent residents with valid visas (H-1B, L-1, etc.) may qualify if their visa has at least 3 years remaining or is likely to be renewed. FHA requires 580+ credit and 3.5% down.

Yes — H-1B visa holders can buy homes in the US. Fannie Mae and Freddie Mac explicitly allow mortgages for non-permanent residents with valid work authorization. Requirements: valid H-1B visa (remaining term typically 3+ years), US Social Security Number, US credit history (12–24 months), stable US employment income (2+ years with same employer preferred), and 5–10% down for conventional. Some lenders add overlays requiring 2 years of US tax returns.

Yes — ITIN (Individual Taxpayer Identification Number) mortgages exist specifically for borrowers without Social Security Numbers. Some FHA-approved lenders, ITIN mortgage specialists (like FNBA, Quontic), and portfolio lenders offer these programs. Requirements: valid ITIN, 2 years of US tax returns filed with ITIN, US credit history or alternative credit (utility bills, rent payments), and typically 10–20% down. Rates run 0.5–1.5% above standard rates.

Yes, but it's significantly harder. Non-resident foreign nationals (no US visa, no US presence) must use specialized foreign national mortgage programs from portfolio lenders. Requirements vary but typically include: 25–40% down payment, proof of foreign income (foreign pay stubs, bank statements with SWIFT transfers), reference letters from foreign bank, 12 months foreign bank statements, no derogatory credit in home country, and property must typically be a primary residence or vacation home (not investment).

Your mortgage obligation continues regardless of visa status — you still owe the loan. However, if your visa expires and isn't renewed, it could technically trigger a default under some loan agreements (though this is rarely enforced for a single expired visa). More practically: visa holders on work visas typically obtain extensions. If you leave the US permanently, the mortgage remains your obligation. Most foreign buyers either sell, rent the property, or refinance before departure. Always consult an immigration attorney if your visa status changes significantly.