— NON-QM LOAN PROGRAMS
Foreign National
Loan Programs
Mortgage solutions for non-U.S. citizens purchasing real estate in Hawaii and other markets where Pacific Home Loans is licensed.
— ABOUT NON-QM LOANS
Hawaii Foreign National
Loan Programs
Pacific Home Loans provides foreign national mortgage solutions for non-U.S. citizens purchasing property in Hawaii. These programs are designed for borrowers who reside outside of the United States or do not have U.S. income documentation, but wish to invest in U.S. real estate. Foreign national loans allow qualified borrowers to purchase second homes and investment properties using structured non-agency financing solutions.
Multi-State Availability
Pacific Home Loans provides foreign national financing solutions in multiple states, including Hawaii, California, Nevada, and other markets where we are licensed. While this page focuses on Hawaii-specific guidance, these programs may be applied to transactions in other states based on borrower profile, property location, and program eligibility.
— PROGRAM DETAILS
What Is a Foreign
National Loan?
A foreign national loan is a non-agency mortgage program designed for borrowers who do not have a U.S. Social Security Number, may not have U.S. credit history, earn income outside the United States, and are purchasing property for second home or investment purposes. These programs are structured using asset-based or alternative documentation methodologies rather than traditional income verification.
— PROGRAM DETAILS
Who These Programs
Are Designed For
Foreign national loans may be appropriate for:
- International buyers purchasing U.S. real estate
- Investors seeking vacation rental properties in resort markets
- Borrowers purchasing second homes in destination markets
- Individuals without U.S. income documentation
These programs are commonly used in Hawaii and other destination markets where international demand for resort and investment real estate is strong.
Eligible Property Types
Foreign national loans are generally available for second homes and investment properties. Primary residences are generally not eligible under foreign national programs.
Available for Multiple Property Classifications
Foreign national financing at Pacific Home Loans is designed to accommodate a wide range of property classifications, particularly in markets where standard agency guidelines may not apply. These may include:
• Warrantable and non-warrantable condominiums
• Resort and condotel properties
• Short-term rental and vacation properties
• Investment-focused real estate
Eligibility varies based on property classification, zoning and rental use, project-level characteristics, and investor guidelines.
For condominium projects requiring specialized review:
→ PrimeResort™ Condo Financing
— SPECIALIZED FINANCING
Property &
Condominium Considerations
Foreign national transactions often involve additional review of condominium project eligibility, short-term rental allowances, HOA structure and insurance coverage, and resort zoning classifications.
For properties with project-level complexity:
→ PrimeResort™ Condo Financing
Loan Structure & Qualification
Foreign national loans are typically structured using asset-based qualification, liquid asset verification, and international credit references in some cases. Larger down payment requirements are standard.
Typical program considerations may include:
- Down payments ranging from 25% and up depending on the transaction
- Loan amounts up to approximately $30,000,000, case-by-case
- Fixed-rate and adjustable-rate loan options
All terms are subject to investor guidelines and underwriting approval.
— NON-QM LENDING
Income & Asset
Documentation
Foreign national borrowers may be required to provide:
• International bank statements
• Proof of liquid assets
• Letters of reference from financial institutions
• Translated financial documents, if applicable
Documentation requirements vary based on borrower profile and program guidelines.
When Additional Structuring May Be Needed
Some foreign national transactions may require additional flexibility due to higher loan amounts, complex asset structures, cross-border financial considerations, or property type and project complexity. In these cases, structured capital solutions may be appropriate.
→ Portfolio Loans & Flexible Financing Solutions
Compliance & Qualification Notes
Foreign national loans are non-agency mortgage products that may require higher down payments and may carry different pricing than conventional loans. They are subject to investor guidelines and overlays and require full documentation and underwriting review. Approval depends on borrower profile, asset verification, property eligibility, and investor criteria.
