The first step is to describe the property and how you plan to use it. A home for personal use, a long-term rental and a short-term rental lead to different financing questions. Living abroad does not by itself determine the right program, and an introductory conversation does not establish that a particular country, visa, property or ownership structure is eligible.
Program availability varies. These are the questions a lender needs answered before program terms mean anything for your file.
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Property State and Type
Share the state, the property type and whether you have found a specific address. State rules and investor availability are reviewed first, not last.
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Intended Use
Occupy it, rent it long-term or rent it short-term? If rental income is part of the plan, distinguish an existing lease from projected income. An expected rent is not automatically qualifying income.
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Residency Circumstances
Where you live, how often you are in the U.S. and your documentation status. We ask so the review starts on the right path, not to pre-judge eligibility.
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Documentation Available
Identity and residency documents, income or business records, and asset statements. The selected program decides which documents, translations and verification steps are accepted.
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Source and Path of Funds
How the money reaches closing, account to account. Ask about required documentation before moving large balances or committing to a closing date.
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Ownership Structure
Individually or through an entity? Each has its own review of ownership, authority, title and insurance. We do not provide legal or tax advice; we tell you what the lender will ask.
Before the Conversation
Start With the Property. Organize Documents Before Moving Money.
Do not send passports, account statements or identity numbers through a general inquiry note. Describe what you have; we explain the secure next step.
About the Property
Location and Type
State, and city or county if known
Single-family, condominium, townhome or multi-unit
Specific address found, or still searching
Intended Use
Personal use, long-term rental or short-term rental
Existing lease in place, or projected rent
Held individually or through an entity
Timing
Under contract, making an offer or planning ahead
Any closing date already agreed
No U.S. credit file?
That is a common starting point, not the end of the conversation. Read No SSN or U.S. credit history: what comes next? → ITIN and foreign-national programs are not interchangeable labels; the review must fit your actual circumstances.
About the Documentation
Identity and Residency
Passport and, where applicable, residency or entry documentation
Country of residence and current address abroad
Shared through the secure channel we provide, never in a note
Income or Business Records
Employment or business ownership evidence
Income statements or accountant-prepared records
Translations, if required by the selected program
Assets and Funds to Close
Account statements showing available funds
The account-to-account path funds will take to closing
Currency conversion or transfer arrangements, kept separate
Purchase Planning
Build a Complete Cash-to-Close Worksheet
A purchase-price contribution alone is not a complete closing budget. Add separate lines for closing charges, prepaids, any lender-required reserves and a personal operating cushion. Keep currency-conversion and transfer costs on their own line too. Your bank, the settlement provider and the lender may each have separate requirements.
Your contribution toward the price
Closing charges and prepaid items
Lender-required reserves, if any, for the selected program
A personal cushion for the first months of ownership
Suppose a buyer is considering a $500,000 property and plans to contribute $175,000 of their own money toward the price:
Purchase price: $500,000 Your contribution: − $175,000 Purchase price to finance: $325,000 Plus: closing charges, reserves and cushion, on separate lines
This is a planning example, not an approved down-payment requirement, financing offer or program limit. The worksheet below lets you build the same picture with your own numbers.
Already Own U.S. Property?
Refinancing From Abroad Starts With the Same Questions
A refinance review looks at the property, how it is used and held, the current loan and your goal: a different term, a different loan type or cash-out. Equity is an estimate; the approved loan amount and the cash that actually reaches you are separate numbers set by the review.
Property value minus mortgage payoff estimates equity. Cash at closing is what remains after the new loan pays existing liens and the costs charged against proceeds, and only up to the loan amount actually approved.
Program availability for a refinance from abroad varies by property state, use and ownership. We tell you what applies after the review, not before it.
Considering other non-traditional paths? Explore ITIN, bank-statement and DSCR options in our Investor & Self-Employed Hub →
Costs
What a Complete Cost Picture Includes
Amounts depend on the program, the property, the state and your file. We do not publish ranges here because they change; ask for a written estimate for your situation.
Cost Line
Purchase
Refinance
What Decides It
Your Contribution / Payoff
Contribution toward the price
Payoff of the current loan
Program, appraisal and your file
Appraisal
Usually required
Usually required
Program and property type
Title, Recording and Transfer
Yes
Yes
State, county and provider
Translations / Verification
If required
If required
Selected program and document language
Lender-Required Reserves
If required
If required
Selected program; confirm before moving funds
Currency Conversion and Transfers
Separate line
Separate line
Your bank and transfer provider
Prepaids and Escrows
Taxes and insurance set-up
Taxes and insurance set-up
Closing date and local tax cycle
Before You Move Money
Keep the account-to-account path of funds understandable. Ask about required documentation before moving large balances or committing to a closing date.
✓ Document the source and the path, not just the balance
✓ Confirm which accounts and statements the program accepts first
✓ Allow time for international transfers before the closing date
This page is informational, not a loan estimate, rate quote, immigration, tax or legal advice, or a commitment to lend.
Two Different Reviews
Foreign National vs. ITIN: Not Interchangeable Labels
An ITIN is a tax-processing number issued by the IRS. It is not immigration status and it is not, by itself, lending eligibility. The right review depends on your circumstances, not on which label sounds closer.
Foreign National Review
ITIN Review
Typical starting point
Lives abroad; buying or refinancing U.S. property
Lives and files taxes in the U.S. using an ITIN
Tax identification
Reviewed per program
ITIN and U.S. tax history are central
Credit file
Often no U.S. credit file; alternatives reviewed
U.S. credit or alternative credit references reviewed
Structure only. Down-payment, reserve, credit and occupancy terms are not shown because they depend on the current program, the property state and your file.
Worksheet
Cash-to-Close Worksheet
Every line is yours to fill in. The sample values only show the arithmetic. This worksheet does not assume a down-payment requirement, a reserve requirement or a rate; it adds up what you enter.
Your plan, not a required minimum
Sample figure; your written estimate replaces it
Enter what the selected program requires, once known
Your own choice for the first months
Kept separate from the price
Leave blank unless you have a written quote; no rate is assumed
The approved loan amount, not your equity, sets what is possible. No limit is applied here.
Sample figure; your written estimate replaces it
Leave blank unless you have a written quote; no rate is assumed
Arithmetic on the numbers you enter. Not a loan estimate, a down-payment or reserve requirement, a rate quote or an approval. Program availability varies by property state, use, ownership and documentation. Subject to credit approval.
The Process
How a Review From Abroad Proceeds
International verification and document handling take time. The order below is what keeps that time from being wasted.
1
Describe the Property and Your Plan
State, property type, intended use and ownership structure, plus the kind of documentation you can provide. This decides which review applies.
2
Confirm Documents Before Moving Funds
We tell you which documents, translations and verification steps the selected program accepts, and how funds should travel to closing. Documents are exchanged through a secure channel, never a public note.
3
Appraisal, Verification and Underwriting
The appraisal is ordered, documents are verified and the file is underwritten. You receive a written estimate showing the complete cost picture for your situation.
4
Closing
Funds arrive through the documented path, documents are signed in the manner the settlement provider and state allow, and title is recorded.
Frequently Asked Questions
Foreign National Financing FAQs
Answers about property, intended use, documentation, funds and what a review from abroad involves.
In some situations, yes. Program availability varies by property state, intended use, ownership structure, residency circumstances and the documentation you can provide. An introductory conversation does not establish that a particular country, visa, property or ownership structure is eligible; the review does.
The property and how you plan to use it. Share the state, the property type, whether you have found a specific address, and whether you will occupy it, rent it long-term or rent it short-term. Those answers decide which financing questions apply.
Some foreign-national reviews proceed without a U.S. credit file, and the absence of one usually increases the importance of identity, income, asset and property documentation. Read our guide on what comes next without an SSN or U.S. credit history, then describe your situation.
An ITIN is a tax-processing number issued by the IRS; it is not immigration status and not, by itself, lending eligibility. ITIN reviews are built around borrowers who live and file taxes in the U.S. using an ITIN. Foreign-national reviews start from living abroad. The labels are not interchangeable; the review must fit your actual circumstances.
We do not quote a minimum here because it depends on the program, the property state, the intended use and your file, and those requirements change. Build a cash-to-close worksheet with your planned contribution, closing charges, any lender-required reserves and a personal cushion, and ask for a written estimate.
Distinguish an existing lease from projected rent. An expected rental amount is not automatically qualifying income; whether and how rental income is used depends on the selected program and the documentation available.
Identity and residency documents, income or business records, asset statements and evidence of the source and path of funds. The selected program decides which documents, translations and verification steps it accepts. Do not send passports, statements or identity numbers through a general inquiry note; we provide a secure channel.
Keep the account-to-account path understandable and ask about required documentation before moving large balances or committing to a closing date. Your bank, the settlement provider and the lender may each have separate requirements. Keep currency-conversion and transfer costs on their own line in your budget.
Ownership structure is reviewed separately: entity documents, who has authority, title, insurance and how the loan is guaranteed. Texana does not provide legal or tax advice; consult your own advisors and tell us the structure you intend so the review starts on the right path.
A refinance review starts with the same questions: property state, use, ownership, the current loan and your goal. Equity is an estimate; the approved loan amount and the cash that reaches you are separate numbers set by the review. Ask for a written comparison before deciding.
Yes. Program availability, title practice and closing logistics vary by state. Tell us the state first. A national website does not establish availability for every property and borrower.
No. This page explains what a lender will ask so you can prepare. U.S. tax treatment of property ownership and rental income, immigration questions and ownership structures need your own qualified advisors.
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Peter Jenkins
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Rose Stone-Stewart
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Texana Bank was there for us throughout the entire process. Their personableness, as well, their professionalism. As a financial institution it was nice to know that while obtaining a loan, we had a safe place to relay. They are absolutely “by the book” and at the same time makes the process easier to participate. The hospitality and genuine concern as clients was overwhelming of which we will always consider Texana Bank first, before mostly any other financial institution.
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Tell Us About the Property First
Share the intended property state, your personal-use or investment goal and the kind of documentation you can provide. Specific program terms come after that review, not before it.
