Naples, Florida is one of the top markets in the United States for foreign national real estate investment. Buyers from Canada, Europe, South America, and beyond purchase second homes and investment properties in Naples regularly — and dedicated Non-QM foreign national mortgage programs make it possible without a US Social Security number or US credit history.
Who Qualifies As a Foreign National?
A foreign national buyer is a non-US citizen who does not have a US green card or permanent residency. This includes: • Canadian, European, South American, and international buyers purchasing a Naples second home • Foreign investors purchasing a vacation rental or investment property • Foreign nationals on work visas (E-2, H-1B, etc.) may use conventional or FHA programs with additional documentation
How Foreign National Mortgages Work
Foreign national programs are Non-QM (non-qualified mortgage) products held by portfolio lenders. They are specifically designed for non-US-resident borrowers and do not require US tax returns, US Social Security numbers, or US credit history.
Typical Requirements
- Down payment: 25–35% (most programs start at 25% for purchase)
- Credit documentation: International credit report or bank reference letter from your home-country institution (e.g., letter from your Canadian bank confirming account standing)
- US bank account: 12 months of PITI reserves in a US bank account required at closing
- Income verification: Foreign bank statements, foreign tax returns, or employer letter (translated to English if needed)
- Property type: Second home or investment property — not primary residence (most foreign national buyers don't qualify as US primary residents)
- Loan amount: Up to $3M–$5M at most lenders
Naples Foreign National Market
Naples attracts significant Canadian, British, German, and South American buyer traffic. The Port Royal, Park Shore, and Pelican Bay communities see frequent international transactions. Golf community condos in North Naples are popular with Canadian buyers particularly.