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贷款 · 海外买家

很多海外买家以为不在美国生活、没有美国收入就无法贷款。事实上，部分银行有专门针对外籍人士的贷款项目，只是门槛和流程与普通贷款不同。

1什么是外籍人士贷款

外籍人士贷款（foreign national loan）是为没有美国身份、没有美国收入和信用记录的买家设计的贷款项目。你不需要绿卡、不需要在美国报税，也不需要 SSN，只要在本国有资产和收入证明，就可能符合申请条件。

这类项目通常由部分银行以自有资金放款，首付要求比普通贷款高。录制时常见首付 35% 至 40%，也就是最多贷到房价的 60% 至 65%。利率、成数和文件要求经常调整，请以银行最新政策为准。

2资金需要提前入境放置

过去部分银行对资金的要求较宽松，录制时已经普遍收紧。银行通常希望看到首付款已经在美国银行账户里放置一到两个月，并有完整的对账单。

如果资金是刚刚转入，银行就会追查这笔钱从哪里来，这是反洗钱合规的要求。

最简单可行的做法：提前把首付款转到你在美国的账户，放一到两个月，再申请贷款。

3资金来源怎么说明

• 从本人同名的海外账户转入，通常提供一到两个月的海外账户对账单即可说明。
• 来自家人赠与的资金，需要赠与信和相应证明，各银行要求不同。
• 经过多人、多次周转的资金，来源往往难以追溯，可能导致审批延误甚至被拒。

因此，计划在美国买房的海外买家，最好在看房阶段就与贷款顾问沟通资金安排，避免签约后才发现资金无法通过审核。外汇管理和税务问题，请咨询专业人士并遵守所在国相关规定。

常见问题

本文仅供一般信息参考，不构成法律、税务、贷款或投资建议。市场数据与政策以发布时为准，可能已有变化；具体情况请咨询持牌专业人士并自行核实。

Can Overseas Buyers Get a US Mortgage? Key Points on Foreign National Loans

Please note: This video was published on August 26, 2022. It is more than a year old. Market data, prices, rates, and policies reflect that date and may have changed. Contact us for the latest information.

Lending · Overseas Buyers

Many overseas buyers assume that without living or earning in the US, they cannot get a mortgage. In fact, some banks offer loan programs specifically for foreign nationals, with different requirements and steps from standard loans.

1What Is a Foreign National Loan?

A foreign national loan is designed for buyers without US status, income, or credit history. You do not need a green card, US tax returns, or an SSN. Assets and income documentation from your home country may be enough to qualify.

These programs are often portfolio loans held by the bank, with higher down payment requirements. At the time of recording, 35% to 40% down was common, meaning loans of up to 60% to 65% of the price. Rates, LTVs, and documentation change often, so check the bank's current guidelines.

2Season Funds in a US Account

Some banks used to be flexible on funds, but requirements had tightened by the time of recording. Banks generally want to see the down payment in a US bank account for one to two months, with full statements.

If the money just arrived, the bank will trace where it came from, as required by anti-money-laundering rules.

The simplest approach: move your down payment to your US account early, let it sit one to two months, then apply.

3Documenting the Source of Funds

• Transfers from an overseas account in your own name can usually be documented with one to two months of statements.
• Gift funds from family require a gift letter and supporting documents, and banks differ in their rules.
• Money routed through multiple people or transfers is often hard to trace and can delay or derail approval.

Overseas buyers should talk with a loan officer about funds while still house hunting, not after signing a contract. For currency control and tax questions, consult professionals and follow the rules of your home country.

FAQ

This article is for general information only and is not legal, tax, lending, or investment advice. Market data and policies reflect the time of publication and may have changed; please consult licensed professionals and verify independently.