Foreign National Loans in Pennsylvania: what to know
- Foreign National Loans are business-purpose loans, so you do not need to live in Pennsylvania to finance property here. We arrange them for Pennsylvania properties through our national lender network.
- Pennsylvania charges a 1% state realty transfer tax plus local transfer taxes, often split between buyer and seller, which a flip budget should count twice (buy and sell).
Who it is for
- International investors buying US rentals
- Second homes in Florida, Texas and other markets
- Buyers without US credit
Typical Foreign National Loans requirements in Pennsylvania
| Down payment | Typically 25–40% |
|---|---|
| Credit | US credit not required; international references accepted |
| Qualification | Often DSCR (rent) or foreign income docs |
| Reserves | Commonly 6–12 months, held in a US account at closing |
Figures are typical market ranges as of October 2026. Actual terms depend on the lender, your credit, the property and the program, and are confirmed on your Loan Estimate or term sheet.
How it works
- Verify identity with a valid passport.
- Document funds and their source; funds usually must be in a US account before closing.
- Qualify on the property’s rent (DSCR) or verified foreign income.
Pros and cons
Advantages
- No US credit needed
- Investment and second homes eligible
Trade-offs
- Larger down payments
- Higher rates
- Primary residences not eligible
Documents you’ll need
- Passport and visa (if any)
- International credit reference letters
- Bank statements, translated if needed
- Entity documents if using an LLC
Foreign National Loans FAQ
Can I get a Foreign National Loan in Pennsylvania?
Yes. Foreign National Loans are available for Pennsylvania investment properties where state law permits, through our national lender network.
Do I need to live in Pennsylvania?
No. Investment-property loans are based on the property and the deal, so out-of-state investors can finance Pennsylvania rentals and flips.
Can a foreign national get a mortgage in the US?
Yes, through specialty programs for investment properties and second homes, usually with 25% or more down.
How much down does a foreign national need?
Typically 25 to 40% down. Larger down payments get better rates and more lender options.
Do I need a US credit score?
No. Lenders use international credit references, like letters from banks in your home country, instead of a US credit report.
Can a foreign national buy a primary residence?
These programs are for investment properties and second homes. If you plan to live in the US full time, different visa-based programs may apply.
What documents do foreign buyers need?
A valid passport, proof of funds and where they came from, international bank statements and bank reference letters. Documents in another language need certified translation.
Do I need a US bank account?
Usually yes, at least by closing. Lenders want to see reserves in a US account, commonly 6 to 12 months of payments.
Can I close in an LLC?
Yes. Many foreign investors buy through a US LLC, and most lenders allow it with a personal guarantee.
How are foreign national loans qualified?
Often on the property’s rental income (DSCR), which avoids translating and verifying foreign income. Some programs use verified foreign income instead.
Are rates higher for foreign nationals?
Yes, typically 1 to 2% above domestic investor rates, reflecting the extra risk and smaller lender pool.
How Foreign National Loans compare
| Foreign National Loans | DSCR Loans | ITIN Loans | |
|---|---|---|---|
| Best for | International investors buying US rentals | Investors whose tax returns show low income after write-offs | Borrowers who pay US taxes with an ITIN |
| Down payment | Typically 25–40% | 20–25% down; up to 80% LTV on purchase | Typically 10–25% |
| Credit | US credit not required; international references accepted | Typically 620–680 (some programs 600) | Traditional or alternative credit history |
| Income docs | , | , | , |
Typical ranges, your Loan Estimate or term sheet confirms actual terms.
Coming soon: a 2-minute walkthrough from our loan team.
Related programs
DSCR Loans
A DSCR loan is an investment-property mortgage that qualifies you on the property’s rental income divided by its monthly payment (the debt service coverage ratio).
ITIN Loans
An ITIN loan is a non-QM mortgage for borrowers who file US taxes with an Individual Taxpayer Identification Number instead of a Social Security number.