Buyers from outside the United States look at property in Florida for many reasons: a seasonal home, a place for family visits or a rental. Foreign national mortgage programs let non-resident buyers finance a purchase in Florida using a passport, foreign income records and international credit references in place of a U.S. credit score. These programs usually focus on second homes and investment property, and they vary by borrower, property and investor. Plan documents and wires early.
Call to talk with a licensed loan officer. Programs vary by borrower, property and investor.
Florida condo rules: Florida requires milestone structural inspections for older condominium and cooperative buildings of three or more stories, and condo associations must complete a structural integrity reserve study (SIRS) covering items like roofs, structure, plumbing, electrical and waterproofing and report it to the state. Buyers and lenders often ask for these inspection and reserve study results because they can signal upcoming repairs or special assessments. Source: Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes.
Where the numbers point in Florida
Counties with the most residents born outside the U.S.:
| County | Residents born outside the U.S. |
|---|---|
| Miami-Dade County | 54.5% |
| Broward County | 36.9% |
| Hendry County | 30.0% |
| Palm Beach County | 27.7% |
| Osceola County | 26.6% |
| Collier County | 24.6% |
| Orange County | 24.3% |
| Monroe County | 19.8% |
| Hillsborough County | 19.7% |
| Lee County | 18.9% |
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Local pages in Florida
- Non-QM lenders in Miami
- Non-QM lenders in Tampa
- Non-QM lenders in Orlando
- Non-QM lenders in Jacksonville
- Non-QM lenders in Sarasota
- Non-QM lenders in Cape Coral
- Non-QM lenders in Palm Bay
- Non-QM lenders in Port St. Lucie
- Non-QM lenders in Bonita Springs
- Non-QM lenders in Palm Coast
- Non-QM lenders in Kissimmee
- Non-QM lenders in Pensacola
- Non-QM lenders in Lakeland
- Non-QM lenders in Winter Haven
- Non-QM lenders in St. Petersburg
- Non-QM lenders in Tallahassee
- Non-QM lenders in Hialeah
- Non-QM lenders in North Port
- Non-QM lenders in Gainesville
- Non-QM lenders in Deltona
- Non-QM lenders in Fort Lauderdale
- Non-QM lenders in Pembroke Pines
- Non-QM lenders in Ocala
- Non-QM lenders in Hollywood
- Non-QM lenders in Leesburg
- Non-QM lenders in Miramar
- Non-QM lenders in Panama City
- Non-QM lenders in Coral Springs
- Non-QM lenders in Lehigh Acres
- Non-QM lenders in Clearwater
Common questions
How do lenders check credit without a U.S. credit report?
Lenders commonly accept international credit references instead. That can mean a letter from your bank describing your relationship and account history, a credit report from your home country where one exists, or reference letters from creditors you pay. Some programs also review any U.S. credit you already have. Ask each lender which forms it accepts and whether letters must be translated.
Can I use rental income to qualify?
Some programs qualify an investment property on its expected rent instead of your personal income, while others look at your foreign income and assets. Rental-property loans based on the property's rent are a separate category with their own guidelines. Ask the loan officer which approach fits your plans, and talk to a tax professional about how rental income from U.S. property is taxed.
Can I buy a primary residence with a foreign national loan?
These programs are usually built for second homes and investment property, not a primary residence, because the borrower lives abroad. If you plan to live in the home full time, a different loan type may fit your situation. Whether and how you can live in the United States is a legal question, so consult an immigration attorney about it before you shop for financing.
Other non-QM options in Florida
Bank statement loansNon-QM lendersSelf-employed1099 loansP&L loansAsset depletionNo-doc / stated incomeNew self-employedITIN loansNon-warrantable condoBank statement HELOCInterest-only
Related guides
- Foreign National Mortgages: Guidelines, Documents and Property Use
- What Is a Non-Warrantable Condo, and How Can You Find Out Before You Offer?
- How to Compare Non-QM Loan Offers: Loan Estimates, Features and Fit
Foreign National Mortgages overview · Florida non-QM overview
- Census ACS 2020-2024, table B05002