Expat Mortgage Guide: Buying a House on a Visa (2026)
Understand Fannie Mae rules for lawful non-U.S. citizen borrowers. Learn how eligible H-1B, L-1, O-1, TN, and other non-permanent residents may qualify for conventional financing without a Green Card, subject to lender and program requirements.
The Green Card Misconception
Many foreign professionals residing in the United States on work visas (like H-1B, L-1, O-1, or TN) assume they cannot buy a home or obtain a home loan until they secure their Permanent Residency (Green Card).
A Green Card is not universally required. Fannie Mae states that mortgages made to lawful permanent or non-permanent U.S. resident non-citizens may be eligible under the same terms available to U.S. citizens, subject to the applicable underwriting requirements. The lender must determine and document the borrower's lawful presence. Some eligible conventional programs may permit as little as 3% down for qualifying one-unit principal residences, but the actual down payment, interest rate, term, and underwriting requirements depend on the specific loan program and borrower profile.
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Core Expat Mortgage Eligibility Rules
Underwriting guidelines require lenders to verify the borrower's legal presence, income, assets, credit profile, and ability to repay. Agency eligibility does not mean every lender must approve every visa holder; lenders can impose additional requirements or overlays.
1. Legal Presence & Visa Standing
You must establish lawful presence in the United States. Fannie Mae does not prescribe one universal document set for non-U.S. citizen borrowers; the lender determines the appropriate documentation based on the borrower's circumstances. Documents may include immigration or admission records such as a passport, visa, Form I-94, or Form I-797 when applicable.
2. Likelihood of Income & Visa Continuity
Lenders must determine that qualifying income is stable, documented, and reasonably expected to continue. Fannie Mae requires three-year continuance documentation for income sources that have a defined expiration date or certain other limited-duration income sources; it does not impose a blanket rule that every non-permanent resident's employment income must be documented for three years. Visa expiration and immigration status can therefore be relevant to the lender's individual assessment.
3. U.S. Credit History & Credit Score
Credit requirements depend on the underwriting method and mortgage program. For Fannie Mae manually underwritten fixed-rate loans, the minimum credit score is generally 620; DU loan casefiles do not have a universal minimum credit-score requirement and are evaluated through Desktop Underwriter's risk assessment. Borrowers may also qualify through permitted nontraditional-credit procedures when applicable. A higher score can improve pricing, but 740+ should not be presented as a universal eligibility threshold.
Foreign Funds & Source-of-Funds Verification
A major issue for international borrowers is documenting the source of money used for the down payment, closing costs, and reserves. Fannie Mae requires lenders to document the sources of funds used for these purposes, including when funds originate from assets outside the United States.
There is no universal federal 60-day seasoning rule requiring every foreign transfer to remain in a U.S. account for 60 days. When bank statements are used for a purchase transaction, Fannie Mae generally calls for two months of account activity, and lenders must investigate and document large or otherwise significant deposits when required. Foreign-origin assets may also require additional documentation and translation.
How to Prepare Foreign Funds for a Mortgage
- Keep clear records showing the account owner, account history, and source of the funds.
- For money transferred from a foreign account, retain the foreign bank statements and transfer records that establish the source and movement of the funds.
- Tell the lender about large deposits before underwriting rather than waiting until closing.
- For foreign-language documents, obtain the complete and accurate translation required by the lender or applicable agency guidelines.
- If the money is a gift, obtain the required gift documentation and confirm that the donor and gift source satisfy the mortgage program's rules.
📋 Document Checklist for Expat Mortgages
| Document Category | Specific Items Required |
|---|---|
| Legal Identification | Passport and appropriate identity/taxpayer-identification documentation, including an SSN or ITIN as required by the applicable agency or lender. |
| Immigration Documents | Immigration or admission documentation appropriate to the borrower's status, which may include Form I-94, Form I-797, visa documentation, or other evidence requested by the lender. Additional employment-based filings may be relevant depending on the borrower's circumstances. |
| Income Verification | Income documentation required by the applicable underwriting method, which may include recent paystubs, W-2s, tax returns or tax transcripts, and employment verification. Exact documentation depends on the income type, underwriting method, and lender requirements. |
| Asset Statements | Recent statements or other acceptable verification for funds used for the down payment, closing costs, and reserves. Purchase transactions using bank statements generally require two months of account activity, while foreign assets may require additional source-of-funds documentation and translation. |
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Visa Eligibility Overview
- H-1B VisaPotentially eligible
- L-1 / L-2 VisaPotentially eligible
- TN VisaPotentially eligible
- O-1 VisaPotentially eligible
- STEM OPT (F-1)Program / lender dependent
- B-1 / B-2 (Visitor)Generally not eligible under Fannie non-U.S.-citizen rules based on visitor status alone
Foreign Gift Funds (IRS Form 3520)
If overseas family sends you gift money for your down payment, the lender must document the gift and its source under the applicable mortgage guidelines. Separately, a U.S. person may have an IRS Form 3520 reporting obligation when qualifying foreign gifts or bequests exceed the applicable threshold; for gifts from foreign nonresident individuals or foreign estates, the general threshold is $100,000, subject to aggregation rules.
Related US Tools & Guides
Frequently Asked Questions (FAQ)
• Fannie Mae Selling Guide B2-2-02 (Non-U.S. Citizen Borrower Eligibility): fanniemae.com/b2-2-02
• Fannie Mae Selling Guide B3-4.2-02 (Depository Accounts): fanniemae.com/b3-4.2-02
• Fannie Mae Selling Guide B3-4.2-05 (Foreign Assets): fanniemae.com/b3-4.2-05
• IRS Form 3520 Instructions: irs.gov/form3520
• HUD FHA Handbook 4000.1 (Non-Permanent Resident Rules): hud.gov/handbook-4000-1