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Foreign National Loans in Orlando: Florida Mortgages for International Buyers

No Social Security number. No U.S. credit score. For most international buyers, that is where the mortgage conversation ends: pay cash or don’t buy.

Florida Realtors’ 2025 report found that 60% of the state’s international buyers paid all cash, at a median price of $442,000. That is a large sum to tie up in one property.

Foreign national loans in Orlando change that answer for buyers of Florida investment property. The down payment is larger than a U.S. buyer’s, 30% to 40%, and no U.S. credit score or Social Security number is needed.

Bruce Woodburn, The Loan Arranger, and the Woodburn Team arrange these loans for international buyers across Orlando and Central Florida. Call 407-869-8830 before a deposit is wired.

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What Is a Foreign National Mortgage?

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What Is a Foreign National Mortgage?

A foreign national mortgage is a loan for non-U.S. citizens who live abroad and have no U.S. credit history or Social Security number. It is a non-qualified mortgage (non-QM), which means the lender’s own guidelines set the terms instead of Fannie Mae, Freddie Mac or FHA.

Foreign National Loan Terms at a Glance

  • Loan amounts: $150,000 to $2.5 million
  • Down payment: 30% to 40%
  • Property type: investment property only.. Primary residences, second homes and vacation homes are not eligible.

Foreign National Mortgage Requirements

Terms for the Signature Expanded Foreign National Program, available through the Woodburn Team at CrossCountry Mortgage.

Down Payment

30%–40%

Depending on the property, location and file

Loan Amounts

$150K–$2.5M

Properties anywhere in Florida

What The Program Does Not Require

  • Income: no monthly income calculation and no debt-to-income ratio
  • Credit: no U.S. credit score required; a foreign credit reference is used instead
  • Social Security number: not required

What The Program Does Require

  • Occupancy: investment property only — primary residences, second homes and vacation homes are not eligible
  • Property types: single-family homes, townhomes and approved condominiums
  • Ownership: in your individual name or, in many cases, a U.S. LLC

Why It’s Called A No-Ratio Loan

Most home loans divide your monthly debts by your monthly income. A foreign national mortgage skips that math entirely. Underwriting looks at the down payment, the property, verified assets and the foreign credit reference instead — and fewer moving parts is exactly why the down payment runs higher.

Mortgage Options for Non-U.S. Citizens

Not every buyer from outside the U.S. needs a foreign national mortgage. The right loan depends on where the buyer lives, what U.S. credit they have and how the property will be used.

Buyers living abroad with no U.S. credit, purchasing a rental or investment property

The Signature Expanded Foreign National Program fits.

See the requirements above →

Visa holders living in the U.S. with a Social Security number and U.S. credit history

A conventional loan may work with far less down, including for a home they’ll live in.

Talk to the team first →

Investors who want the property’s rent to do the qualifying

A DSCR loan qualifies on rental income instead.

See DSCR loans →

Buyers who want a vacation home for personal use

This program covers investment property only, so a vacation home needs a different conversation.

Call to talk through options →

Buyers planning to pay cash to win the deal

Delayed financing may let them close with cash, then take money back out after closing.

Ask Bruce →

What Documents Do You Need for a Foreign National Mortgage?

With no U.S. credit score to pull, the file is built from documents instead.

Typical Requests

  • Passport, and a valid visa where applicable
  • Recent bank statements from your home-country institution, showing the down payment and reserves
  • A foreign credit report, or a written credit reference from your bank
  • Proof of your current residence abroad — a mortgage statement, lease or property record, which confirms the Florida property is an investment
  • LLC documents, if a U.S. LLC will own the property: articles of organization, operating agreement and EIN

Where Foreign National Files Stall

Translation

Documents in another language need a certified English translation.

Certification

Some foreign documents must be certified before the lender can accept them.

The Money Trail

Funds wired from overseas need a clean paper trail from the origin account to the closing table.

The full checklist goes out on day one, so none of this surfaces as a surprise late in the file.

Foreign National Loan vs. DSCR vs. Cash: What Actually Fits You?

Four Ways To Buy Florida Property From Abroad

Foreign NationalSignature Expanded DSCR Investor Loan ConventionalVisa holder with U.S. credit All Cash
U.S. Credit Score Needed No Usually yes Yes No
Social Security Number No Typically Yes No
Income / DTI Calculated No No — rent qualifies Yes N/A
Typical Down Payment 30–40% 20–25% 5–25% 100%
Occupancy Allowed Investment only Investment only Primary, second home or investment Any
Loan Range $150K–$2.5M Varies Varies N/A
Capital Stays Liquid Mostly yes Yes Yes

Buying Property in Florida as a Foreign National: What to Know

01

Florida’s Foreign Buyer Law

Under SB 264 (Florida Statutes Chapter 692), buyers sign a sworn affidavit at closing confirming they aren’t a restricted “foreign principal.” Buyers connected to designated countries of concern face purchase limits, including near military and critical-infrastructure sites. Bruce’s team flags this on the first call and refers buyers to a Florida real estate attorney for the legal read.

Read: Florida’s foreign buyer law explained →

02

Short-Term Rental Rules Vary Street By Street

Some Orlando-area communities allow nightly rentals, some HOAs require 30-day minimums, and some zoning districts don’t allow them at all. The Orlando-Kissimmee-Sanford metro draws 13% of Florida’s international buyers, so confirm the rental rules before choosing a property. Property eligibility for the loan may depend on them too.

03

Condo Approval Is Its Own Review

Since Surfside, Florida condo associations face milestone inspections and structural reserve requirements, and lenders review budgets, reserves, litigation and investor concentration closely. CrossCountry Mortgage reviews condo projects through an in-house condominium underwriting department.

04

Insurance Changes The Math

Florida landlord insurance runs well above the national average, especially for coastal properties and older roofs. A realistic quote belongs in the plan before an offer, not after.

Common Questions About Foreign National Loans in Orlando

Can a foreign national get a mortgage in Florida?

Yes. Buyers who live outside the U.S. can finance investment property in Orlando and across Florida with a foreign national loan, a non-QM loan that doesn’t require a U.S. credit score or Social Security number. No monthly income or debt-to-income ratio is calculated. The trade-offs are a larger down payment, and the property must be an investment, not a home the buyer lives in.

Are foreign national mortgage rates higher?

Usually, yes. Rates run above conventional loans because the loan isn’t backed by Fannie Mae or Freddie Mac and there’s no U.S. credit history to price from. The down payment, loan amount and property type all move the rate.

Does a foreign national loan require an ITIN?

Not for the loan. A passport, a visa and a foreign credit report take the place of a U.S. credit file. An ITIN is usually needed later to file U.S. taxes on rental income, so it’s worth raising with a cross-border tax advisor before closing.

Can a foreign national buy Florida property through an LLC?

In many cases, yes. Owning through a U.S. LLC changes taxes, liability and the loan paperwork, so settle the structure with an attorney and tax advisor before the offer, not after.

What is FIRPTA withholding when a foreign owner sells Florida property?

Under FIRPTA, federal law generally requires the buyer to withhold part of the price when a foreign person sells U.S. real property, in most cases 15% of the gross sale price, with some exceptions. We don’t give tax or legal advice, so bring in a Florida real estate attorney and a cross-border tax advisor before buying.

How long does a foreign national loan take to close in Orlando?

It depends mostly on how quickly translated and certified documents and the overseas wire trail come in. Files that arrive complete close fastest, which is why the document checklist goes out on day one.

How much down payment does a foreign national need in Florida?

Between 30% and 40% of the price, depending on the loan and the property. That is more than a U.S. buyer puts down, because there is no U.S. credit history behind the loan. Loan amounts run from $150,000 to $2.5 million.

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