Mortgage for non-US citizens: Fannie Mae and FHA rules

What does Fannie Mae say about non-citizens?

Fannie Mae’s Selling Guide (topic B2-2-02) says it purchases and securitizes mortgages made to non-U.S. citizens who are lawful permanent or non-permanent residents of the United States “under the same terms that are available to U.S. citizens.” Three points follow from the text:

• Fannie Mae does not prescribe the documents. The lender decides which documentation proves a non-citizen borrower is legally present, based on the circumstances.
• The lender warrants legal presence. By delivering the loan to Fannie Mae, the lender represents that the borrower is legally present in the country.
• A tax number is required. Topic B2-2-01 says each borrower must have a valid Social Security number or an ITIN, in addition to legal residency and documentation requirements. See ITIN for property buyers.

The guide says nothing in these topics about visa categories or nonresident buyers who have no U.S. status. A buyer in that position should expect to ask lenders directly what they offer.

What does the FHA say about residency?

HUD Handbook 4000.1 covers FHA-insured forward mortgages. In the Title II origination section on citizenship and residency, it says:

• U.S. citizenship is not required for mortgage eligibility.
• The lender determines residency status from the application and other documents. A Social Security card is not sufficient to prove immigration or work status.
• A borrower with lawful permanent resident status may be eligible on the same requirements, terms and conditions as U.S. citizens, and the file must contain evidence from U.S. Citizenship and Immigration Services.
• Citizens of the Federated States of Micronesia, the Republic of the Marshall Islands and the Republic of Palau may also be eligible on those terms.
• The related FHA Title I section states that non-U.S. citizens without lawful residency are not eligible for FHA-insured loans. The Title II text we read lists the eligible categories above and no others.

The version we read is the tracked-changes copy of the handbook posted by HUD, marked “Last Revised” August 12, 2026. FHA rules change by Mortgagee Letter, so ask a lender for the current policy. For FHA basics, see FHA loans.

Can a lender ask about immigration status?

Yes. Regulation B, which implements the Equal Credit Opportunity Act, says in 12 CFR 1002.6(b)(7) that a creditor “may consider the applicant’s immigration status or status as a permanent resident of the United States” and other information needed to understand its rights and remedies on repayment. That is why lenders ask, and why terms for borrowers without U.S. status vary from lender to lender.

What is different about funds and credit?

• Money from abroad. Fannie Mae’s rule on foreign assets says lenders must document the source of funds for the down payment, closing costs and reserves. Assets held outside the U.S. need documented evidence that they were exchanged into U.S. dollars and are held in a U.S. or state-regulated financial institution, with the funds verified in dollars before closing. Foreign-language documents need an English translation. Start moving money early; see down payment and gift funds.
• No U.S. credit score. If a borrower has no credit score, Fannie Mae allows a nontraditional credit history only under conditions. For manual underwriting these include a one-unit principal residence, a purchase or limited cash-out refinance, a loan within baseline limits, and a maximum debt-to-income ratio of 36 percent. Read debt-to-income ratio.

What does this mean in practice?

Where states differ

These are federal investor and insurer rules, and the same in every state. Costs, taxes and closing customs are local. Compare closing costs and property tax by state, then use the mortgage calculator and the home affordability calculator. For the wider picture, read buying property in the US as a foreigner and mortgage preapproval.