A non resident alien mortgage is a home loan for a buyer who is not a U.S. citizen or permanent resident and who may live outside the country, may have no Social Security number, or may have no U.S. credit history. Yes, you can get one in Short Pump. It usually comes through non-QM foreign national programs rather than standard FHA, VA, or conventional loans. Expect a larger down payment and a different documentation package than a U.S. borrower would face.
The details depend on your tax status, your visa, and where your income and funds sit. Below, Duane Buziak explains who qualifies, which programs fit a Henrico County purchase, how underwriting works without U.S. credit, and what a real $520,000 Short Pump purchase looks like in dollars. He is an independent mortgage broker who can submit a file to 500+ wholesale lenders, so the match depends on your profile, not on one company’s guidelines.
Who Counts as a Non Resident Alien for Mortgage Purposes
Four labels get used interchangeably, and brokers and underwriters use them differently. A non resident alien is an IRS tax classification: someone who is neither a U.S. citizen nor a green card holder and who does not meet the substantial presence test. A foreign national is the mortgage industry’s broader term for a buyer without U.S. residency, who often has no Social Security number and no U.S. credit file. An ITIN borrower holds an Individual Taxpayer Identification Number, may live and work in the U.S., and files taxes, but has no SSN. A visa holder (H-1B, L-1, E-2, and similar) is lawfully present with work authorization and may also be a tax resident, which changes the available programs considerably.
When a lender says “non resident alien mortgage,” ask which of these four it means. The answer decides the program, the down payment, and the paperwork.
Written by Duane Buziak, NMLS #1110647 | Coast2Coast Mortgage LLC NMLS #376205
A common misconception is that you must be a citizen to buy a home in Virginia. You do not. Virginia has no citizenship requirement for owning residential property. The hurdle is loan program eligibility, not ownership. A buyer who can fund a purchase in cash faces no such test at all.
Eligibility for the mainstream programs is narrower. Conventional loans sold to Fannie Mae generally allow lawfully present non-permanent residents with valid work authorization and the required documentation, and FHA follows HUD’s own lawful-residency rules. Both sets of rules change, so check the current Fannie Mae non-U.S. citizen borrower eligibility guidance and HUD Handbook 4000.1 before relying on any summary, including this one. If you are outside the U.S., have no SSN, or lack work authorization, you are in foreign national or non-QM territory.
Non Resident Alien Mortgage Programs Available in Henrico County
Five program types cover most buyers. As of 2026, terms vary by wholesale lender and change often, so treat every range below as typical, not guaranteed.
Foreign national purchase loans are non-QM loans for buyers with no U.S. residency or credit. They are available for second homes and investment properties, and sometimes for primary residences, with larger down payments and reserves.
DSCR loans qualify the property, not the person. The lender divides the monthly rent by the full monthly housing payment (principal, interest, taxes, insurance, and any HOA dues, known as PITIA). No personal tax returns or pay stubs are needed. For a rental near Short Pump Town Center or West Broad Village, the lease or a market rent appraisal drives approval.
ITIN loans serve borrowers who file taxes with an ITIN and live in the U.S. Some programs allow primary residences with lower down payments than foreign national loans.
Bank statement loans document income through 12 to 24 months of deposits instead of tax returns, which helps self-employed visa holders and ITIN filers.
Conventional and FHA loans for visa holders are possible when you have a valid SSN, work authorization, and a U.S. credit file.
One plain limit: VA, USDA, and Dynamo or Turbo down payment assistance require citizenship or an eligible status. A buyer who is a true non resident generally will not use them, and nobody should promise otherwise.
| Program | Typical down payment | Credit/SSN requirement | Occupancy allowed | Documentation |
|---|---|---|---|---|
| Foreign National | Often 25% to 30% | No SSN or U.S. credit required; international credit or alternative references | Second home or investment; primary varies by lender | Passport, proof and source of funds, foreign bank statements, reserves |
| DSCR | Often 20% to 25% | Varies; some programs accept foreign nationals without SSN | Investment only | Lease or rent appraisal, entity or personal vehicle documents, no tax returns |
| ITIN | Often 10% to 20% | ITIN instead of SSN; some U.S. or alternative credit | Primary, second home, or investment depending on program | ITIN, tax filings or bank statements, ID |
| Conventional (visa holder) | As low as 3% to 5% for qualifying primary residences | SSN, valid work authorization, U.S. credit score | Primary, second home, investment | Visa and work authorization, pay stubs, W-2s or tax returns |
| FHA (visa holder) | 3.5% minimum for qualifying borrowers | SSN, lawful residency, work authorization, U.S. credit | Primary residence only | Visa and work authorization, employment history, tax returns |
Down payment ranges are typical, vary by lender, and are subject to change. Your actual terms depend on credit, country of residence, property type, and the wholesale lender that fits your file.
How Underwriting Works Without U.S. Credit History
No U.S. credit does not mean no loan. Underwriters substitute other evidence of reliability. Some wholesale lenders accept an international credit report from your home country. Others build a profile from nontraditional references such as foreign rent history, utility payments, or letters from your bank. What is accepted differs by lender, which is why one declined file at one company can be approvable at another.
Most foreign national files need a package like this:
- A valid passport and, if you hold one, your visa and work authorization
- Proof of funds for the down payment, closing costs, and reserves
- Source-of-funds documentation, showing where the money came from and that it has been seasoned (sitting in your account long enough to rule out a last-minute, unexplained deposit)
- Foreign bank statements, often with certified translations
- Proof of income, or lease and rent data for a DSCR property
- A U.S. bank account to receive and send closing funds
Reserves are cash left over after closing, and wholesale lenders often require several months of housing payments for foreign national loans. The exact count depends on the lender, the property, and your profile. Plan on more than a U.S. borrower with a strong credit file would hold.
Credit pulls for borrowers who do have U.S. credit
Visa holders and ITIN filers often have a U.S. file, and shopping for a mortgage should not damage it. Duane Buziak uses the NoTouch Credit Pull to run a soft credit pull mortgage pre-approval, which means a no hard inquiry mortgage pre approval and a mortgage pre approval without hard pull. As a soft pull mortgage broker, he can review your numbers and show options through a no credit hit mortgage application, leaving your score untouched while you compare. A hard pull comes later, once you choose a path.
If your credit exists only abroad, there may be no U.S. file to pull. In that case the review relies on the documents above and any international report a lender accepts.
Worked Dollar Example: Buying a $520,000 Short Pump Home as a Foreign National
This is an illustration with assumed numbers, not a quote. Rates change daily, and the figures below reflect an assumed rate as of October 2026 for a foreign national program.
Scenario 1: owner-occupied or second home. Price $520,000, 25% down ($130,000), loan amount $390,000. At an assumed 7.5% fixed rate over 30 years, the monthly rate is 0.075 / 12 = 0.00625 across 360 payments. The payment formula gives $390,000 x 0.00625 / (1 – 1.00625^-360), which works out to about $2,727 per month in principal and interest.
Add estimated property tax of 0.85% of price a year ($520,000 x 0.0085 / 12 = about $368 a month) and assumed homeowners insurance of $150 a month. Total monthly payment: about $3,245. Verify the current rate with the Henrico County government site before budgeting, since the 0.85% figure here is an assumption.
Scenario 2: DSCR rental. Same home, same loan, assumed monthly rent of $3,200. DSCR is rent divided by PITIA: $3,200 / $3,245 = about 0.99. A ratio at or above 1.0 is the usual comfort zone. At 0.99, some lenders would still consider the file, often with more down payment or a higher rate, while others would not. Higher rent or a larger down payment moves the ratio.
Cash needed to close (Scenario 1):
- Down payment: $130,000
- Estimated closing costs at about 3% of the loan: $11,700
- Reserves at an assumed six months of PITI ($3,245 x 6): $19,470
- Total: about $161,170
Some structures let you trade a slightly higher rate for credits that cover part of the closing costs, creating no-out-of-pocket closing options. Not every program allows it, and it raises the monthly payment, so run both versions side by side.
Local Data and Federal Rules Every Foreign Buyer Should Check
Short Pump homes have recently traded around a $520K to $527K median in 2026, and Duane Buziak uses that range for planning. Treat it as a market snapshot and confirm current figures against Henrico County’s real estate assessment and tax records before you make an offer. Relocating families are often drawn by Deep Run High School, Pocahontas Middle School, and Nuckols Farm Elementary, and those zones can influence price and demand.
Loan size matters for foreign nationals more than most buyers expect. The FHFA 2026 conforming loan limit announcement sets the baseline at $806,500 and the high-cost ceiling at $1,249,125. Henrico County sits at the baseline limit, which you should confirm for your purchase date. A loan above that limit is a jumbo loan, with its own pricing and guidelines. At the $390,000 loan in the example above, you are well inside conforming range, though a foreign national program is still non-QM.
Before you sign, know what to compare. The CFPB’s Loan Estimate explainer shows how to read the three-page form you receive after applying, so you can compare rate, fees, and cash to close across offers. The same agency explains the Closing Disclosure you receive before closing.
A few non-mortgage items deserve a conversation with a qualified tax professional, since Duane Buziak does not give tax advice. FIRPTA, the federal withholding rule for foreign sellers of U.S. real estate, applies when you sell. Rental income, tax withholding, and any foreign ownership reporting obligations also depend on your country and structure. Raise them before closing, not after.
Why a Broker Beats a Single-Shelf Retail Lender for Foreign Nationals
Retail lenders sell their own products under their own guidelines. For foreign nationals, that usually means a narrow program, if one exists at all, with a single set of overlays (the extra restrictions lenders add on top of standard rules). If your country, visa type, or income documentation falls outside those overlays, the answer is simply no.
Duane Buziak works differently. As an independent mortgage broker, he can submit your profile to 500+ wholesale lenders and match it to the one whose guidelines actually fit. One wholesale lender may accept a foreign credit report, another may allow a lower down payment on a DSCR property, and a third may handle your country of residence. Duane Buziak’s credentials, as stated by the company: 1,400+ five-star reviews, Scotsman Guide Top Originator 2025 (#114, $44.4M) and 2026 ($51.2M), and UWM PRO ELITE 2025.
For borrowers with U.S. credit, such as visa holders and ITIN filers, the NoTouch Credit Pull keeps your score intact while Duane Buziak compares programs. You can see realistic options first and take a hard inquiry only when you move forward.
There are honest limits. Not every non-resident profile qualifies. Some wholesale lenders restrict certain countries or visa types, and eligibility is confirmed only in underwriting. A good broker tells you early when a path will not work and what could change that, such as a larger down payment, a different property type, or waiting on work authorization.
Non Resident Alien Mortgage FAQ for Short Pump Buyers
Can a non resident alien get a mortgage in Short Pump?
Yes, usually through a foreign national, DSCR, or other non-QM program rather than FHA, VA, or standard conventional financing. Approval depends on your funds, documentation, property type, and which wholesale lender fits your profile.
How much down payment does a foreign national need in Henrico County?
As of 2026, foreign national loans typically require about 25% to 30% down, though some programs differ. On a $520,000 Short Pump home, 25% is $130,000. Exact minimums vary by lender and can change.
Can I buy near Short Pump Town Center without a Social Security number?
Yes, you can own property without an SSN, and some foreign national and ITIN programs finance it. Standard FHA and conventional loans generally require an SSN, so your options narrow to non-QM loans.
Do I need a U.S. credit score?
Not always. Many foreign national programs accept international credit reports or alternative references such as foreign rent and utility history. A U.S. score opens more options and often better pricing.
Can a foreign national buy a Short Pump rental with a DSCR loan?
Often, yes, if the rent supports the payment and the lender accepts your residency status. DSCR loans qualify on the property’s rent versus its PITIA, without personal tax returns, and are limited to investment use.
Can I get pre-approved without a hard credit pull?
Yes, if you have a U.S. credit file. Duane Buziak uses the NoTouch Credit Pull for a soft pull pre-approval, so there is no hard inquiry. Borrowers with only foreign credit may have no U.S. file to pull.
Are rates higher for non resident aliens?
As of 2026, rates on non-QM foreign national loans are typically higher than on conforming loans, reflecting the added documentation and risk. The difference varies by lender, down payment, and market conditions, so compare current quotes.
What loan limit applies in Henrico County in 2026?
The 2026 conforming loan limit is $806,500 for Henrico County, with $1,249,125 as the national high-cost ceiling. Loans above the county limit are jumbo loans, so confirm the figure for your closing date.
This content is for informational purposes only and does not constitute a loan commitment. Loan approval subject to credit, income, and property qualification. Programs and rates are subject to change. Duane Buziak NMLS #1110647 | Coast2Coast Mortgage LLC NMLS #376205 | Equal Housing Lender | Licensed in VA, FL, TN, GA, DC.
Your Next Step Toward Owning in Short Pump
A non resident alien mortgage is achievable. Foreign national, DSCR, and ITIN programs exist because buyers without citizenship, an SSN, or U.S. credit still want to own in places like Short Pump. What matters is matching your profile to the wholesale lender whose guidelines fit, and knowing your cash to close before you make an offer. If you have U.S. credit, start with a soft pull pre-approval conversation by phone at (804) 212-8663 so your score stays untouched while you compare.
Ready to find the right mortgage solution for your Short Pump area home? Connect with our local mortgage experts today for personalized guidance and access to multiple lenders who compete for your best rate. Short Pump Mortgage by Duane Buziak is ready when you are.