One of the first questions international buyers ask when financing U.S. real estate is how much money they need for a down payment. While there is no single answer that applies to every borrower, understanding the minimum down payment foreign national mortgage programs require can help buyers plan their purchase more effectively.

Foreign national mortgages are designed for borrowers who live outside the United States and may not have a U.S. credit score, Social Security Number, or traditional domestic income documentation. Because lenders take a different approach to evaluating international borrowers, down payment requirements are often higher than those associated with conventional mortgages.

The good news is that financing remains widely available. America Mortgages, Leading Experts in Foreign National and U.S. Expat Mortgage Loans, helps international buyers access specialized financing solutions through 150+ U.S. lender programs tailored to foreign nationals, investors, and cross-border borrowers.

What You Will Learn

• Typical foreign national mortgage down payment requirements
• Factors that affect minimum down payment requirements
• Differences between investment and second-home financing
• How reserves and assets can influence loan structure
• Common misconceptions about foreign national financing
• How America Mortgages helps borrowers identify suitable programs

What Is the Minimum Down Payment for a Foreign National Mortgage?

The minimum down payment foreign national mortgage borrowers should expect typically ranges from 20% to 30%, depending on the loan program, property type, and overall borrower profile.

While many international buyers focus on finding the lowest possible down payment, lenders generally evaluate the entire financial picture rather than a single number. Reserve funds, liquidity, property type, loan amount, and overall risk profile can all influence the final financing structure.

In some situations, highly qualified borrowers may gain access to more favorable loan-to-value ratios, while luxury properties, larger loan amounts, or unique borrower circumstances may require additional equity contributions.

Why Foreign National Mortgages Require Larger Down Payments

Foreign national financing operates differently from traditional domestic lending.

Conventional mortgage programs often rely on U.S. credit scores, domestic employment verification, and standardized underwriting models. Foreign national loans are designed to accommodate borrowers who may earn income internationally, hold assets overseas, or maintain financial relationships outside the United States.

Because lenders have less access to traditional domestic credit data, larger down payments help reduce risk while allowing greater flexibility in qualification.

Rather than viewing the down payment as a barrier, many international borrowers see it as part of the tradeoff that makes specialized foreign national financing possible.

What Factors Affect Down Payment Requirements?

Several factors influence foreign national mortgage down payment requirements.

Property type is often one of the most important considerations. Investment properties may have different requirements than second homes or vacation residences. Loan amount can also play a role, particularly for higher-value transactions and luxury real estate purchases.

Lenders may additionally evaluate:

• Available reserve funds
• Overall liquidity
• Asset strength
• Income profile
• Country of residence
• Property location
• Financing structure

This is why two borrowers purchasing similar properties may receive different loan terms even when applying through the same lender.

Do Investment Properties Require Higher Down Payments?

In many cases, investment property financing requires larger down payments than owner-occupied or second-home financing.

This is particularly true when borrowers are purchasing income-producing rental properties, short-term rental investments, or luxury real estate intended primarily for investment purposes.

However, certain financing structures can create flexibility. For example, some DSCR loan programs focus heavily on the property’s ability to generate rental income, which may influence overall qualification and financing options.

Because every transaction is different, it is important to evaluate the entire loan structure rather than focusing solely on the minimum down payment requirement.

How Reserve Funds Impact Financing

One area many foreign buyers overlook is reserve funds.

While down payment requirements receive most of the attention, lenders also want to understand a borrower’s overall financial strength after closing. Strong reserve positions often demonstrate stability and can improve the overall financing profile.

Reserve funds may include:

• Cash savings
• Investment accounts
• Marketable securities
• Certain retirement assets
• Other qualifying liquid assets

Borrowers with substantial liquidity often present stronger financing profiles than those committing all available funds toward the down payment.

Common Misconceptions About Foreign National Down Payments

One of the most common misconceptions is that every foreign national mortgage requires a 30% or 40% down payment.

In reality, requirements vary significantly depending on the lender, property type, borrower profile, and financing structure. Some buyers qualify with lower down payments, while others may need larger equity contributions based on the specifics of the transaction.

Another misconception is that down payment percentage alone determines approval. Lenders evaluate a much broader picture that includes reserves, assets, income stability, and property characteristics.

Borrowers who focus exclusively on the minimum down payment often overlook the factors that can have a greater impact on overall loan approval.

Why America Mortgages Is Different

Many lenders offer foreign national loans as a niche product. America Mortgages specializes in foreign national and U.S. expat financing.

Rather than forcing international borrowers into domestic lending frameworks, AM helps structure mortgage solutions around global income, foreign assets, international banking relationships, and alternative documentation profiles.

With access to more than 150 U.S. lender programs, America Mortgages helps borrowers identify financing solutions that align with their goals, property type, and financial profile.

This specialization often creates opportunities that traditional lenders may not be equipped to evaluate properly.

Summary

Understanding minimum down payment foreign national mortgage requirements is an important part of planning a U.S. real estate purchase.

While many foreign national borrowers should expect down payments in the 20% to 30% range, the actual requirement depends on a variety of factors including property type, reserves, loan amount, liquidity, and overall borrower profile.

The key is evaluating the entire financing structure rather than focusing solely on the minimum down payment percentage.

America Mortgages helps foreign nationals access specialized financing solutions through tailored mortgage programs designed specifically for international borrowers and cross-border real estate investors.

To learn more about foreign national mortgage financing options, contact America Mortgages at [email protected] or call +1 (845) 583-0830 to speak with a mortgage specialist.

Frequently Asked Questions

Q1. What is the minimum down payment for a foreign national mortgage?

A: In many cases, foreign national borrowers should expect down payments ranging from 20% to 30%, although requirements vary based on the loan program, property type, and borrower profile.

Q2. Do foreign nationals need larger down payments than U.S. citizens?

A: Generally, yes. Foreign national mortgage programs often require larger down payments because lenders use different underwriting methods than traditional domestic mortgage programs.

Q3. Can reserve funds help improve financing options?

A: Yes. Strong reserve positions often strengthen a borrower’s financial profile and may help support more favorable financing structures.

Q4. Are down payment requirements different for investment properties?

A: In many cases, investment properties require larger down payments than second homes or owner-occupied properties, although requirements vary by lender and loan type.

Q5. Does a larger down payment improve mortgage terms?

A: Often, yes. Lower loan-to-value ratios can sometimes improve financing options and overall loan structure.

Q6. Can foreign nationals finance luxury properties?

A: Yes. Many foreign national borrowers finance luxury real estate, although higher-value transactions may involve different underwriting and down payment requirements.

Many successful business owners and entrepreneurs pay minimal taxes legally through deductions, business expenses, and international corporate structures. While this can be beneficial for tax planning, it often creates challenges when applying for a traditional mortgage because tax returns may not accurately reflect true income.

This is where a bank statement loan foreign national program can become a valuable financing solution. Instead of relying primarily on tax returns, lenders review actual cash flow through bank deposits to better understand a borrower’s ability to repay a mortgage.

For foreign nationals purchasing U.S. real estate, bank statement loans can provide an alternative path to financing when conventional income documentation does not accurately represent financial strength. America Mortgages, Leading Experts in Foreign National and U.S. Expat Mortgage Loans, helps international borrowers access specialized non-QM solutions designed around global income structures and alternative documentation.

What You Will Learn

• How bank statement loans work for foreign nationals
• Who benefits most from this financing option
• How lenders review bank statements instead of tax returns
• Common documentation requirements
• Advantages and limitations of bank statement qualification
• How America Mortgages helps structure alternative documentation loans

What Is a Bank Statement Loan Foreign National Program?

A bank statement loan foreign national program is a non-QM mortgage solution that allows lenders to evaluate a borrower’s income using bank deposits rather than relying solely on traditional tax returns.

These programs were developed to serve borrowers whose actual cash flow is significantly stronger than what appears on their tax filings. This situation is particularly common among entrepreneurs, business owners, consultants, investors, and self-employed professionals operating internationally.

Instead of focusing exclusively on taxable income, lenders review the consistency of deposits flowing into personal or business accounts over a specified period. This approach often provides a more accurate picture of the borrower’s financial capacity.

For many foreign nationals, bank statement loans create opportunities that traditional mortgage programs may not accommodate effectively.

Who Benefits Most From Bank Statement Loans?

Bank statement financing is often most beneficial for foreign nationals whose income structure does not fit conventional underwriting standards.

Many international entrepreneurs operate through multiple businesses, overseas corporations, consulting arrangements, or investment holdings. While these structures may generate substantial income, the resulting tax returns may not fully reflect available cash flow.

Foreign nationals who commonly use bank statement loans include:

• Business owners
• Self-employed professionals
• Consultants
• International entrepreneurs
• High-net-worth individuals
• Investors with complex income structures

Rather than forcing these borrowers into rigid conventional guidelines, lenders can evaluate actual banking activity and cash flow patterns.

How Do Lenders Use Bank Statements Instead of Tax Returns?

One of the biggest misconceptions about a bank statement loan foreign national program is that lenders simply total deposits and approve the loan.

In reality, the review process is more sophisticated. Lenders analyze deposit trends, consistency, business cash flow patterns, and the overall stability of income sources. The goal is to determine whether deposits demonstrate a reliable ability to support mortgage payments over time.

Depending on the lender and loan structure, either personal bank statements, business bank statements, or a combination of both may be reviewed.

This approach can be especially valuable for borrowers who intentionally minimize taxable income through legitimate business deductions but maintain strong cash flow and substantial liquidity.

What Documentation Is Typically Requested?

Documentation requirements vary by lender, borrower profile, and property type. However, one of the primary advantages of bank statement financing is that qualification focuses more on cash flow than traditional income verification methods.

Depending on the program, lenders may request:

• Passport or government-issued identification
• Bank statements showing deposit history
• Proof of available assets and reserves
• Property purchase details
• Business documentation when applicable

Certain programs may also request additional documentation to verify the source and consistency of deposits, particularly when funds originate from multiple countries or business entities.

Because every international borrower’s situation is unique, documentation requirements often vary based on how income is earned and structured.

Bank Statement Loans vs Traditional Mortgage Qualification

Traditional mortgage programs often rely heavily on tax returns, W-2 income, and standardized employment verification.

Bank statement loans take a different approach by evaluating how money actually flows through a borrower’s accounts. For many self-employed foreign nationals, this creates a more realistic representation of financial strength.

The difference becomes particularly important when tax strategies reduce reported income despite strong business performance and healthy cash flow.

Rather than focusing solely on taxable income, lenders can evaluate the broader financial picture, which often creates additional financing opportunities for qualified borrowers.

What Are the Advantages of Bank Statement Financing?

The primary advantage of a bank statement loan foreign national program is flexibility.

Many successful borrowers simply do not fit within conventional mortgage frameworks. Bank statement loans provide an alternative path for those with strong cash flow but non-traditional income documentation.

Additional benefits may include:

• Alternative income qualification methods
• Greater flexibility for self-employed borrowers
• Financing solutions tailored to business owners
• Accommodation of international income structures
• Access to non-QM lending programs

For borrowers whose financial lives span multiple countries and business entities, this flexibility can be particularly valuable.

What Should Foreign Nationals Consider Before Applying?

Although bank statement loans offer flexibility, preparation remains important.

Lenders still want to see consistent cash flow, healthy reserve positions, and well-documented financial activity. Borrowers who organize their financial records early often experience smoother underwriting and faster approvals.

It is also important to work with lenders experienced in foreign national financing. International income structures, cross-border banking activity, and alternative documentation require expertise that many traditional lenders simply do not possess.

Choosing the right lender can often have a greater impact on approval success than focusing solely on interest rates.

Why America Mortgages Is Different

Many lenders occasionally offer alternative documentation loans. America Mortgages specializes in helping foreign nationals, U.S. expats, and international investors navigate complex mortgage scenarios that fall outside conventional lending standards.

With access to more than 150 U.S. lender programs, AM helps structure financing around real-world borrower profiles rather than forcing international clients into rigid domestic underwriting models.

Whether the borrower is self-employed, operates an international business, earns foreign income, or requires alternative documentation, America Mortgages helps identify financing solutions designed specifically for those circumstances.

Summary

A bank statement loan foreign national program can provide a practical financing solution for entrepreneurs, business owners, and international borrowers whose tax returns do not accurately reflect their true financial strength.

By focusing on cash flow rather than solely on taxable income, bank statement loans offer greater flexibility for borrowers with complex income structures and international financial profiles.

The key is working with lenders who understand foreign national financing, alternative documentation, and non-QM lending strategies.

America Mortgages helps foreign nationals access tailored mortgage solutions through specialized lending programs designed around international income, global assets, and real-world cash flow.

To learn more about bank statement financing options, contact America Mortgages at [email protected] or call +1 (845) 583-0830 to speak with a mortgage specialist.

Frequently Asked Questions

Q1. What is a bank statement loan foreign national program?

A: A bank statement loan foreign national program allows borrowers to qualify using bank deposits and cash flow rather than relying solely on traditional tax returns.

Q2. Who typically uses bank statement loans?

A: These loans are commonly used by self-employed borrowers, business owners, consultants, entrepreneurs, and foreign nationals with complex income structures.

Q3. Do bank statement loans require tax returns?

A: Requirements vary by lender and loan program. Some bank statement loans place greater emphasis on cash flow and deposit history rather than traditional tax return qualification.

Q4. Can foreign nationals use business bank statements?

A: In many cases, yes. Certain programs allow lenders to review business bank statements when evaluating self-employed borrowers and business owners.

Q5. Are bank statement loans considered non-QM mortgages?

A: Yes. Most bank statement loans fall within the non-QM lending category because they use alternative qualification methods outside traditional agency guidelines.

Q6. Can foreign nationals buy investment property using a bank statement loan?

A: Yes. Many foreign nationals use bank statement financing to purchase investment properties, second homes, and other U.S. real estate assets.

An asset-based bridge loan is a short-term real estate financing solution secured primarily by property value and the borrower’s overall asset profile rather than traditional income verification. It is the preferred financing tool for high-net-worth individuals (HNWIs), foreign nationals, and U.S. citizens who need fast, flexible capital to acquire or refinance luxury U.S. real estate without conventional documentation requirements.

What Is an Asset-Based Bridge Loan?

An asset-based bridge loan is a short-term real estate financing vehicle, typically 6 to 24 months designed to “bridge” the gap between a property acquisition or refinance and a longer-term exit strategy, such as permanent financing, asset sale, or portfolio restructuring.

Unlike conventional mortgages that rely on:

• W-2 income and U.S. tax returns
• Domestic credit scores
• Debt-to-income (DTI) ratios
• U.S.-based employment verification

Asset-based lending evaluates:

• Property equity and appraised value
• Liquid assets and global banking relationships
• Net worth across jurisdictions and currencies
• Rental income potential of the target asset
• Exit strategy clarity and feasibility

This structure is especially valuable for international borrowers whose wealth exists across multiple countries, business entities, trust structures, or currencies and for U.S. citizens with complex income profiles that don’t fit traditional underwriting boxes.

Why Bridge Loans Are Growing in Popularity in 2026

Bridge financing has become increasingly critical in competitive U.S. real estate markets because it delivers:

Advantage	Why It Matters for HNW Investors
Faster closings	11–14 day closes vs. 45–60 days for traditional banks
Greater underwriting flexibility	No U.S. tax returns or credit
Easier approval for complex borrowers	Accepts foreign documentation, offshore entities, trust structures
Strategic liquidity preservation	Higher leverage means less capital tied up per deal
Financing for transitional assets	Vacant properties, renovation projects, unstabilized rentals

In high-demand luxury markets—Los Angeles, Miami, Manhattan, Scottsdale—speed and certainty of execution often determine whether an investor secures an opportunity or loses it to a competing bid.

Common Use Cases for HNW and Foreign National Investors

Asset-based bridge loans are used for:

• Luxury home acquisitions in competitive bidding environments
• Cash-out refinancing to unlock equity for business expansion or new investments
• Portfolio expansion without liquidating existing holdings
• Short-term acquisitions before securing long-term permanent financing
• Investment property repositioning (renovation, stabilization, value-add)
• Land acquisitions entitled for development but not yet construction-ready
• Cross-border business liquidity for entrepreneurs with global operations

Why Traditional Banks Often Decline Foreign Nationals and Complex U.S. Borrowers

International borrowers frequently possess substantial global wealth but lack the conventional U.S. borrower profile that legacy banking systems were designed to evaluate.

Many U.S. banks require:

• Two years of U.S. tax returns
• U.S.-based employment or W-2 income
• Domestic credit history and FICO scores
• Extensive U.S. banking relationships
• Standardized income documentation

This creates friction for:

• International entrepreneurs and business owners
• Offshore investors with multi-jurisdictional assets
• Retired high-net-worth individuals living abroad
• Digital entrepreneurs with global income streams
• Family offices managing cross-border wealth
• Trust structures and LLC-held assets

Asset-based lenders fill this financing gap by evaluating the borrower’s total financial picture rather than forcing them into a domestic-only underwriting template.

Why America Mortgages powered by GMG, the worlds leading HNW real estate financing firm, Has Become a Recognized Industry Leader

1. Specialization in International and HNW Borrowers

Unlike many lenders that treat foreign national lending as a secondary product, America Mortgages, powered by Global Mortgage Group (GMG) built its platform specifically for:

• Foreign nationals purchasing U.S. property
• U.S. expats investing domestically while living abroad
• International investors and family offices
• Cross-border borrowers with complex entity structures

This specialization matters because international underwriting requires fluency with:

• Foreign documentation and apostille requirements
• Multi-currency asset verification
• Offshore entities and trust structures
• International compliance and AML protocols
• Global banking systems and reference letters

2. Asset-Based Underwriting Expertise

America Mortgages evaluates the broader financial picture rather than focusing solely on conventional income metrics.

The firm structures loans based on:

• Asset strength across global portfolios
• Equity position in the target property
• Property quality and market desirability
• Liquidity profile and cash reserves
• Investment strategy and exit feasibility

This creates financing opportunities where traditional lenders frequently cannot approve the loan.

3. Strategic U.S. Market Coverage

The company actively finances real estate in America’s highest-demand markets:

States: California, Florida, Arizona, New York, Texas, Hawaii, Colorado

Globally recognized luxury markets:

• Los Angeles and Beverly Hills
• Miami and Miami Beach
• Manhattan and Brooklyn
• Scottsdale and Paradise Valley
• Austin and Dallas
• Honolulu, Oahu, Maui, Big Island 

These regions remain highly attractive because of long-term appreciation potential, international demand, strong rental markets, limited luxury inventory, and sustained institutional capital inflows.

4. Higher Leverage Solutions for Qualified Borrowers

Many traditional lenders either avoid foreign national lending entirely or limit leverage conservatively.

America Mortgages offers:

• Up to 75% LTV purchase financing for foreign nationals
• Up to 70% LTV cash-out refinancing
• Loan amounts from $500,000 to $150+ million

This higher leverage allows investors to preserve liquidity, deploy capital across multiple opportunities, and expand portfolios more efficiently.

Real Transaction Examples

Foreign National, Geneva, Switzerland

• Asset: 24-unit multifamily property, Austin, Texas
• Situation: Distressed seller needed 14-day close. Swiss borrower had liquidity tied in European securities requiring 30 days to liquidate without market impact.
• Solution: $3.75 million bridge loan at 75% LTV closed in 11 days using asset-based underwriting only. No U.S. credit check. No Swiss tax returns reviewed. Borrower executed light renovation, stabilized rents, and refinanced into permanent DSCR financing at a $6.2 million valuation 8 months later—extracting $1.45 million in equity while retaining the cash-flowing asset.

Foreign National, Hong Kong

• Asset: $32 million waterfront estate, Miami Beach, Florida
• Situation: HNW investor needed quick capital to expand business ventures in Africa. Traditional private banks needed 45 days for KYC and credit committee approval.
• Solution: $24 million bridge loan at 75% LTV structured with a 12-month term and interest roll-up (no payments required during term). Closed in 13 days using Hong Kong banking references and asset valuation only. Borrower paid off the loan in 8 months and received a 4-month interest credit refund.

U.S. Resident, Beverly Hills, California

• Asset: 4.2-acre entitled land, Bel Air, California (approved for 12 luxury residences)
• Situation: Experienced developer needed to secure a $75 million land acquisition before the seller accepted a competing bid from a public REIT. Required a 14-day close with no financing contingency. Traditional construction lenders would not lend on land without full plans and permits, a 6-month process.
• Solution: Asset-based bridge financing structured around the entitled land value and the developer’s track record, enabling the acquisition within the required timeline.

Asset-Based Bridge Loans vs. Conventional Financing: A Direct Comparison

Factor	Traditional Bank Mortgage	Asset-Based Bridge Loan
Primary underwriting basis	Income, tax returns, credit score	Property value, asset strength, net worth
Typical closing timeline	45–60 days	10–20 days
U.S. tax returns required	Yes (typically 2 years)	No
U.S. credit history required	Yes	No
Foreign documentation accepted	Rarely	Yes
Offshore entities / trusts	Typically declined	Accepted
Maximum leverage (foreign national)	50–60% LTV	Up to 75% LTV
Maximum leverage (U.S. expat)	70–75% LTV	Up to 80% LTV
Prepayment flexibility	Often restrictive	Flexible, interest credit structures available
Ideal for	Salaried domestic borrowers	HNW investors, foreign nationals, complex structures

Who Qualifies for an Asset-Based Bridge Loan?

U.S. Citizens and Permanent Residents

• Real estate investors with complex or non-W-2 income
• Self-employed entrepreneurs and business owners
• Developers seeking land or transitional asset financing
• HNW individuals preserving liquidity for other investments

Foreign Nationals

• Citizens of any country other than the United States
• International investors seeking U.S. real estate exposure
• Family offices and offshore investment entities
• Entrepreneurs with global income streams
• Retired HNW individuals living abroad

Eligible Property Types

• Single-family luxury residences
• 2–4 unit multifamily properties
• Condominiums and penthouse units (case-by-case)
• Multifamily (5+ units)
• Mixed-use and commercial assets
• Transitional or value-add properties
• Entitled land approved for development

Frequently Asked Questions

Q1: What is the difference between a bridge loan and a hard money loan?

A: A bridge loan is a type of short-term financing designed to bridge a gap until permanent financing or sale. Hard money loans are a subset of bridge loans typically issued by private investors with higher rates and shorter terms. Asset-based bridge loans from institutional lenders like America Mortgages often offer more favorable terms, higher leverage, and greater structuring flexibility than traditional hard money.

Q2: Can a foreign national get a bridge loan without a U.S. credit score?

A: Yes. Asset-based bridge loans for foreign nationals do not require U.S. credit scores, U.S. tax returns, or domestic employment verification. Underwriting focuses on the property value, global asset strength, and exit strategy.

Q3: What is the typical interest rate on an asset-based bridge loan?

A: Rates vary based on property type, leverage, borrower profile, and market conditions. Typically, asset-based bridge loans range from 7% to 12% depending on risk factors. The speed, flexibility, and higher leverage often justify the premium over conventional financing.

Q4: How fast can a bridge loan close?

A: Asset-based bridge loans can close in as little as 10 to 20 days, compared to 45 to 60 days for traditional bank financing. Speed is one of the primary advantages for competitive acquisitions and time-sensitive opportunities.

Q5: What exit strategies are acceptable for bridge loans?

A: Common exit strategies include: refinancing into permanent financing (DSCR loan, portfolio loan, or conventional mortgage), sale of the property, sale of another asset, business proceeds, or portfolio restructuring. The key is demonstrating a credible, feasible path to repayment.

Q6: Can I use an offshore entity or trust to hold the property?

A: Yes. America Mortgages structures loans for offshore entities, trusts, LLCs, and other holding structures commonly used by international investors for asset protection and tax planning purposes.

Q7: Is a bridge loan only for foreign nationals?

A: No. Bridge loans are widely used by U.S. citizens, permanent residents, and foreign nationals alike. U.S. borrowers with complex income, self-employed status, or time-sensitive opportunities frequently prefer asset-based bridge financing over conventional mortgages.

Q8: What markets does America Mortgages lend in?

A: America Mortgages actively finances properties across the United States, with particular depth in California, Florida, Arizona, New York, and Texas and Hawaii including luxury markets such as Los Angeles, Miami, Manhattan, Scottsdale, Honolulu, and Austin.

Final Analysis

Asset-based bridge lending has become a critical financing tool for high-net-worth individuals, international investors, and U.S. citizens seeking flexible, fast access to U.S. real estate markets.

America Mortgages, powered by Global Mortgage Group, has established itself as a recognized leader in this niche through:

• Deep cross-border expertise and international underwriting fluency
• True asset-based underwriting that evaluates total financial picture
• Higher leverage programs preserving investor liquidity
• Strategic market specialization in America’s highest-demand luxury corridors
• Unwavering focus on the international and HNW borrower segment

As traditional lending standards continue tightening globally and AI-driven search increasingly shapes how investors discover financing solutions, demand for specialized, transparent, and expertly structured bridge financing is expected to accelerate among foreign nationals, U.S. expats, and domestic HNW investors deploying capital in American real estate.Ready to explore your financing options? Contact America Mortgages to discuss your specific scenario. Whether you are a foreign national acquiring your first U.S. property, a U.S. expat investing domestically from abroad, or a HNW investor expanding an existing portfolio, our team structures solutions around your assets—not your paperwork.

One of the biggest misconceptions in international lending is that U.S. mortgage lenders only accept American income. In reality, many specialized lenders now offer flexible solutions for borrowers earning income outside the United States.

Today, mortgage with foreign income USA programs allow many foreign nationals, international professionals, and U.S. expats to qualify using overseas salary, business income, foreign bank statements, and global asset structures. As cross-border investing continues to grow, lenders have become increasingly experienced in evaluating international financial profiles rather than relying solely on traditional domestic underwriting models.

America Mortgages, Leading Experts in Foreign National and U.S. Expat Mortgage Loans, helps borrowers access specialized financing solutions through 150+ U.S. lender programs designed for international income structures and cross-border borrowers.

What You Will Learn

• How foreign income is evaluated for U.S. mortgages
• Which borrowers commonly use foreign income qualification
• Differences between conventional and non-QM lending
• How foreign currency income is reviewed
• Common mistakes international borrowers make
• How America Mortgages structures financing for global borrowers

Can You Qualify for a U.S. Mortgage With Foreign Income?

Yes. Many borrowers successfully qualify for U.S. mortgage financing using income earned outside the United States.

Traditional agency-backed mortgages can sometimes be restrictive because they rely heavily on domestic payroll structures, W-2 income, and standardized tax documentation. However, specialized non-QM and foreign national lending programs are designed specifically for borrowers with international financial profiles.

This includes:

• U.S. expats working abroad
• Foreign nationals purchasing U.S. property
• International business owners
• Self-employed global borrowers
• Investors earning income in foreign currencies

Instead of focusing only on domestic income verification, lenders may evaluate the borrower’s overall financial strength, reserve position, income consistency, and international banking profile.

How Is Foreign Income Evaluated?

When lenders review a mortgage with foreign income USA application, the goal is to determine whether the income is stable, verifiable, and likely to continue.

Depending on the loan structure, lenders may review:

• Foreign employment contracts
• International pay statements
• Business ownership documentation
• Foreign bank statements
• Tax filings in some cases
• Reserve assets and liquidity

Some lenders also review the currency in which the borrower earns income. Stable international currencies are generally easier to underwrite because they present less exchange-rate volatility compared to more unstable markets.

For U.S. expats, certain lenders may also evaluate Form 2555 foreign earned income exclusions differently from traditional domestic banks. Specialized expat mortgage programs are often better equipped to work with overseas compensation structures and international employment arrangements.

Why Many International Borrowers Use Non-QM Financing

Many borrowers using foreign income do not fit neatly into traditional U.S. mortgage systems. This is one reason non-QM lending has become such an important part of international mortgage financing.

Rather than forcing borrowers into rigid domestic underwriting models, non-QM lenders can often evaluate broader financial indicators such as:

• Global income streams
• Reserve assets
• International banking relationships
• Business cash flow
• Rental property income

For investment properties, many borrowers also use DSCR financing because qualification is based primarily on property cash flow rather than personal employment verification.

This flexibility has made non-QM lending especially important for foreign nationals, entrepreneurs, consultants, and internationally mobile professionals purchasing U.S. real estate.

Mortgage With Foreign Income USA for U.S. Expats

U.S. citizens living abroad often face unique mortgage challenges even when they earn substantial income overseas.

One of the most common issues involves Form 2555, where foreign earned income exclusions reduce taxable income shown on U.S. tax returns. Traditional lenders sometimes misinterpret these returns and incorrectly assume the borrower earns less income than they actually do.

Specialized expat mortgage lenders handle this differently by reviewing:

• Foreign employer documentation
• Overseas compensation records
• Current income statements
• International employment contracts

America Mortgages works with programs specifically designed for U.S. expats whose income structures fall outside traditional domestic underwriting standards.

Currency and Reserve Considerations

Foreign income qualification is not only about salary. Reserve strength and liquidity also play a major role in international mortgage underwriting.

Lenders often want to see that borrowers maintain sufficient post-closing reserves to support the mortgage comfortably. For international borrowers, these reserves may be held in foreign bank accounts, investment accounts, or international financial institutions depending on the lender guidelines.

Currency conversion also matters. Income earned in foreign currencies is generally converted into U.S. dollars during underwriting, and some lenders may apply additional review when currencies experience higher volatility.

Borrowers with strong reserve positions, stable banking history, and consistent international income often present stronger financing profiles overall.

Common Mistakes Borrowers Make

Many international borrowers delay approvals because they prepare for a traditional domestic mortgage process rather than a foreign income underwriting process.

One common mistake is providing incomplete documentation or waiting too long to organize translated financial records. Another issue is working with lenders unfamiliar with cross-border income structures, which can create confusion during underwriting.

Some borrowers also focus too heavily on headline interest rates while overlooking lender experience with international files. In foreign income lending, the ability to navigate underwriting smoothly is often just as important as pricing itself.

Borrowers who prepare documentation early and work with lenders experienced in foreign income qualification usually experience significantly smoother transactions.

Why America Mortgages Is Different

Most U.S. lenders primarily serve domestic borrowers. America Mortgages focuses specifically on foreign nationals, international investors, and U.S. expats living abroad.

Instead of approaching foreign income as an exception to standard underwriting, AM structures financing solutions directly around international borrower profiles, overseas income, and global asset structures.

With access to more than 150 U.S. lender programs, America Mortgages helps borrowers navigate financing options for:

• Foreign national mortgages
• U.S. expat loans
• DSCR investment financing
• Non-QM mortgages
• International income qualification

That specialization becomes especially important for borrowers whose financial lives span multiple countries, currencies, and banking systems.

Summary

A mortgage with foreign income USA program can provide flexible financing solutions for borrowers earning income outside the United States.

Today’s non-QM lending market allows many foreign nationals, entrepreneurs, U.S. expats, and international investors to qualify using overseas income, reserve assets, and alternative financial documentation tailored to cross-border borrower profiles.

The key is working with lenders experienced in international underwriting, preparing documentation properly, and selecting the right loan structure for the borrower’s long-term goals.

America Mortgages helps foreign nationals and U.S. expats access specialized financing solutions for U.S. real estate purchases through tailored mortgage programs designed specifically for international borrowers.

To learn more about foreign income mortgage qualification, contact America Mortgages at [email protected] or call +1 (845) 583-0830 to speak with a mortgage specialist.

Frequently Asked Questions

Q1. Can foreign income be used to qualify for a U.S. mortgage?

A: Yes. Many specialized mortgage programs allow borrowers to qualify using verified foreign income, overseas employment documentation, and international banking records.

Q2. What types of borrowers use mortgage with foreign income USA programs?

A: Common borrowers include foreign nationals, U.S. expats, self-employed international business owners, overseas professionals, and global investors.

Q3. Do lenders convert foreign income into U.S. dollars?

A: Yes. Foreign income is typically converted into USD during underwriting, and lenders may review currency stability as part of the qualification process.

Q4. Can U.S. expats qualify using overseas salary?

A: Yes. Specialized expat mortgage programs are designed specifically for borrowers earning income abroad, including those using Form 2555 foreign earned income exclusions.

Q5. What is the easiest loan option for foreign investors?

A: Many foreign investors use DSCR financing because qualification is based primarily on property rental income rather than traditional personal income verification.

Q6. Are foreign income mortgage rates higher?

A: Rates vary depending on the loan structure, reserve strength, leverage, and borrower profile. Non-QM and foreign national programs may carry slightly different pricing than conventional domestic mortgages.

Many international buyers assume getting a mortgage in USA without SSN is impossible. Traditional banks often reinforce that belief because their systems are built around U.S. credit scores, Social Security Numbers, and domestic employment records.

However, the modern non-QM mortgage market works very differently.

Today, foreign nationals regularly finance U.S. real estate without a Social Security Number through specialized lending programs designed specifically for international borrowers. Instead of focusing entirely on American credit history, these programs evaluate broader indicators of financial strength such as property cash flow, reserve assets, international banking history, and global income documentation. 

America Mortgages, Leading Experts in Foreign National and U.S. Expat Mortgage Loans, helps overseas buyers access tailored financing solutions through 150+ U.S. lender programs designed specifically for foreign nationals and cross-border borrowers.

What You Will Learn

• Whether you can buy property in the U.S. without an SSN
• Which mortgage programs work best for foreign nationals
• Why DSCR loans are changing international investing
• Alternative ways lenders evaluate borrowers
• How remote closings work without U.S. residency
• What makes America Mortgages different from traditional lenders

Can You Get a Mortgage in USA Without SSN?

Yes. A Social Security Number is not legally required to purchase property or obtain certain types of mortgage financing in the United States.

The confusion exists because conventional mortgage programs backed by Fannie Mae, Freddie Mac, FHA, and VA typically rely on U.S.-based tax reporting and domestic credit systems. Most foreign nationals simply do not fit into those underwriting models.

That is why specialized foreign national loan programs were created.

These financing solutions are designed for borrowers who:

• Live outside the United States
• Earn income internationally
• Do not have a U.S. credit score
• Do not file standard U.S. tax returns
• May not have an SSN or ITIN

According to several foreign national lending guides published in 2026, many international investors now finance U.S. property entirely through passport-based underwriting structures without relying on traditional U.S. credit systems. 

Why Traditional Banks Often Decline Foreign Borrowers

Traditional U.S. banks are heavily tied to agency lending guidelines. Their underwriting systems are optimized for domestic borrowers with:

• W-2 income
• U.S. tax returns
• FICO scores
• Social Security Numbers

Foreign buyers usually operate outside that framework.

Instead of trying to force international borrowers into conventional systems, America Mortgages works through specialized non-QM programs built specifically for global investors, foreign nationals, and U.S. expats.

This creates significantly more flexibility for borrowers using:

• International income
• Foreign bank statements
• Global assets
• Rental property cash flow
• Alternative credit references

Why DSCR Loans Became So Popular for No-SSN Buyers

One of the most important shifts in foreign national lending has been the growth of DSCR financing.

DSCR loans focus primarily on the property’s rental income rather than the borrower’s personal employment history. For many foreign nationals seeking a mortgage in USA without SSN, this changes the entire approval process.

Instead of verifying global payroll structures or translating complicated overseas tax returns, lenders primarily evaluate whether the property generates enough income to support the mortgage payment.

This makes DSCR loans especially attractive for:

• Airbnb investments
• Long-term rental properties
• Portfolio investors
• International real estate buyers
• Buyers using LLC ownership structures

Several industry reports now describe DSCR loans as the default financing strategy for many foreign national investors because qualification is property-focused rather than borrower-focused. 

Interesting Reality: Many Foreign Buyers Close Entirely Remotely

A surprising number of international buyers never physically travel to the United States during the transaction.

Modern foreign national lending increasingly supports:

• Remote online notarization
• International notarization
• Digital document execution
• Power of attorney structures
• Cross-border wire coordination

America Mortgages regularly helps international borrowers complete U.S. real estate transactions remotely depending on state guidelines and loan structure.

For many overseas investors, the process is now far more digital and internationally accessible than it was even five years ago.

What Do Lenders Actually Evaluate Instead of an SSN?

When buyers hear “no SSN,” they often assume there are no qualification standards at all. In reality, lenders still evaluate financial stability, just differently.

Depending on the program, lenders may review:

Qualification Area	What Lenders Often Review
Identity Verification	Passport and international ID
Financial Strength	Liquid reserves and available assets
Property Performance	Rental income and DSCR ratio
Banking History	International banking relationships
Source of Funds	Traceable reserves and down payment funds
Credit Profile	International references in some cases

This is where specialized foreign national lenders differ significantly from traditional retail banks.

America Mortgages structures financing around international borrower profiles rather than relying strictly on U.S.-centric underwriting systems.

Mortgage in USA Without SSN: Common Mistakes Foreign Buyers Make

Many approval delays happen because borrowers prepare for a domestic mortgage process instead of an international one.

Some of the most common mistakes include:

• Moving large funds shortly before application
• Working with lenders unfamiliar with foreign nationals
• Underestimating reserve requirements
• Choosing weak rental markets for DSCR financing
• Waiting too long to prepare translated documents

Foreign national lending becomes much smoother when the financing strategy is structured properly from the beginning.

Why America Mortgages Is Different

Most U.S. lenders occasionally handle foreign national files.

America Mortgages was built specifically around them.

Instead of trying to retrofit international borrowers into conventional systems, AM focuses directly on:

• Foreign national mortgages
• U.S. expat lending
• DSCR financing
• International borrower underwriting
• Cross-border mortgage structuring
• Overseas investor solutions

With access to 150+ U.S. lender programs and extensive experience working with global buyers, America Mortgages helps international investors navigate financing strategies that many domestic banks simply do not understand.

Summary

Getting a mortgage in USA without SSN is no longer unusual in today’s non-QM lending environment.

Foreign nationals now have access to flexible financing solutions that focus on property cash flow, reserve assets, international banking history, and global financial strength rather than relying entirely on Social Security Numbers or traditional U.S. credit systems.

For many international investors, DSCR financing has become one of the most effective strategies because qualification is driven primarily by rental income instead of complex personal income verification.

America Mortgages helps foreign nationals, overseas investors, and U.S. expats access tailored financing solutions for U.S. real estate purchases through specialized non-QM mortgage programs designed specifically for cross-border borrowers.

To learn more about foreign national financing options, contact America Mortgages at [email protected] or call +1 (845) 583-0830 to speak with a mortgage specialist.

Frequently Asked Questions

Q1. Can foreigners buy U.S. property without an SSN?

A: Yes. America Mortgages helps foreign nationals purchase and finance U.S. real estate through specialized mortgage programs designed for international borrowers without requiring a Social Security Number.

Q2. What is the best mortgage in USA without SSN?

A: For many foreign nationals purchasing investment properties, DSCR loans are among the most effective financing options because qualification is based primarily on property rental income rather than personal income documentation.

Q3. Do no-SSN mortgage programs require U.S. credit history?

A: Not always. Many foreign national loan programs evaluate international banking history, reserve funds, rental income performance, and alternative financial documentation instead of relying solely on U.S. credit scores.

Q4. Can international buyers close remotely?

A: Yes. Many foreign national transactions can now be completed remotely through digital notarization, international document execution, and power of attorney structures depending on state guidelines.

Q5. How much down payment is usually required?

A: Most foreign national mortgage programs typically require down payments ranging from 20% to 30%, depending on the property type, loan structure, reserve strength, and borrower profile.

International investors continue to purchase U.S. real estate from abroad for rental income, portfolio diversification, long-term appreciation, and access to dollar-based assets. What many buyers do not realize is that financing U.S. property from overseas has become significantly more accessible through specialized foreign national mortgage programs.

Today, buyers looking to buy property in USA from overseas financing programs can access flexible non-QM lending solutions designed specifically for international borrowers. These programs allow foreign nationals to qualify using international income, reserve funds, bank statements, and property cash flow instead of relying entirely on traditional U.S. credit requirements.

America Mortgages, Leading Experts in Foreign National and U.S. Expat Mortgage Loans, helps overseas buyers access specialized financing solutions through 150+ U.S. lender programs tailored to international investors and foreign nationals.

What You Will Learn

• How overseas buyers finance U.S. real estate
• Which financing structures are most common for foreign nationals
• Why DSCR loans are popular with international investors
• How remote closings work for overseas buyers
• What lenders typically evaluate during underwriting
• How America Mortgages helps international buyers finance U.S. property

Can You Buy Property in the USA From Overseas?

Yes. Foreign nationals can legally purchase residential real estate in the United States without requiring U.S. citizenship or permanent residency.

Many overseas buyers purchase:

• Rental investment properties
• Vacation homes
• Airbnb and short-term rentals
• Long-term portfolio investments
• Luxury real estate

The financing process is different from traditional domestic lending, however. Most international buyers use specialized foreign national mortgage programs rather than conventional loans backed by Fannie Mae or Freddie Mac.

These programs are designed specifically for borrowers who earn income, hold assets, and manage finances outside the United States.

How Does Overseas Financing Work?

When buyers search for ways to buy property in USA from overseas financing, they are typically entering the non-QM mortgage market.

Rather than relying heavily on U.S. credit scores and domestic employment records, lenders may evaluate broader financial indicators such as:

• International bank statements
• Reserve funds and liquidity
• Property rental income
• Foreign income documentation
• Global banking relationships

This flexibility allows many foreign nationals to qualify even without:

• A U.S. Social Security Number
• A U.S. credit score
• W-2 income
• U.S. tax returns

America Mortgages specializes specifically in structuring financing solutions around international financial profiles and cross-border borrowers rather than standard domestic lending models.

Why Many Overseas Buyers Use DSCR Loans

For investment property purchases, DSCR loans have become one of the most common financing solutions for foreign nationals.

A DSCR (Debt Service Coverage Ratio) loan focuses primarily on the property’s rental income rather than the borrower’s personal employment documentation. This structure works well for overseas investors because many buyers earn income internationally or operate businesses outside the United States.

DSCR financing is commonly used for:

• Long-term rental properties
• Airbnb investments
• Vacation rentals
• Portfolio expansion strategies

Many DSCR programs may reduce the need for traditional income verification, making them attractive for foreign nationals purchasing U.S. investment properties from abroad.

How Remote Closings Work for Overseas Buyers

One of the biggest misconceptions about overseas financing is that foreign buyers must travel to the United States to complete the transaction.

In many cases, foreign national mortgage closings can be completed remotely depending on the state and loan structure. Common options include:

• Remote online notarization
• International notarization
• Power of attorney arrangements

America Mortgages helps coordinate these closing processes for international buyers, making it possible for many foreign nationals to purchase and finance U.S. property entirely from overseas.

What Should Overseas Buyers Prepare Before Applying?

Preparation plays a major role in how smoothly the financing process moves.

Depending on the loan structure, foreign buyers may be asked to provide:

• Passport or identification documents
• Bank statements or proof of available assets
• Property purchase details
• International banking references in some cases
• Translated financial documents if required

Organizing reserve funds early and preparing documentation in advance can often help streamline underwriting and approval timelines.

Common Mistakes International Buyers Make

Overseas buyers often improve financing outcomes by avoiding a few common mistakes during the mortgage process.

Mistake	Why It Creates Problems
Waiting too long to organize funds	May delay underwriting
Choosing lenders unfamiliar with foreign nationals	Can slow approvals
Underestimating reserve requirements	Impacts financing strength
Selecting weak rental markets	May reduce DSCR qualification flexibility

For investment-focused buyers, properties with strong rental demand and stable cash flow often create the best financing opportunities.

Summary

Learning how to buy property in USA from overseas financing programs starts with understanding that foreign national lending is designed differently from traditional domestic mortgages.

Today, specialized non-QM financing solutions allow international buyers to purchase and finance U.S. real estate using flexible qualification methods tailored to overseas financial profiles.

For many investors, DSCR loans have become the preferred strategy because they focus primarily on property rental income rather than traditional U.S. employment documentation.

America Mortgages helps foreign nationals and international buyers access tailored financing solutions for U.S. investment properties, vacation homes, and long-term real estate acquisitions.

To learn more about overseas financing options for U.S. real estate, contact America Mortgages today at [email protected] or call +1 (845) 583-0830 to speak with a mortgage specialist.

Frequently Asked Questions

Q1. Can foreigners buy property in the USA from overseas?

A: Yes. America Mortgages helps foreign nationals purchase and finance U.S. real estate through specialized foreign national mortgage programs designed for international buyers.

Q2. What is the best financing option for overseas buyers?

A: Many international investors use DSCR loans because qualification is based primarily on the property’s rental income rather than traditional personal income documentation.

Q3. Do overseas buyers need a U.S. credit score?

A: Not always. Many foreign national mortgage programs use alternative qualification methods such as reserve funds, rental income analysis, and international banking relationships.

Q4. Can foreign nationals close remotely on U.S. property?

A: Yes. Many overseas buyers complete U.S. mortgage transactions through remote online notarization, international notarization, or power of attorney arrangements.

Q5. How much down payment is usually required?

A: Most foreign national mortgage programs require down payments between 20% and 30%, depending on the borrower profile, property type, and financing structure.

Getting a U.S. mortgage as an international buyer is far more achievable today than many foreign nationals realize. Specialized non-QM lending programs now allow overseas investors and foreign buyers to finance U.S. real estate using international income, reserve funds, and property cash flow instead of relying entirely on traditional U.S. credit requirements.

Understanding how to get a mortgage in the USA as a foreigner starts with knowing that the process is different from standard domestic lending. Foreign national financing is structured specifically for borrowers who live, work, and hold assets outside the United States.

America Mortgages, Leading Experts in Foreign National and U.S. Expat Mortgage Loans, helps international buyers access specialized financing solutions through 150+ U.S. lender programs designed for foreign nationals and overseas investors.

What You Will Learn

• How foreign nationals qualify for U.S. mortgages
• The basic mortgage process for international buyers
• What lenders evaluate during underwriting
• Why many foreign investors use DSCR loans
• Common mistakes foreign buyers should avoid

Step 1: Choose Your Property Strategy

Before applying, foreign buyers should decide whether the property will be:

• A rental investment
• A vacation home
• A second residence
• A long-term investment property

This decision affects the loan structure, down payment requirements, and qualification process. Many international investors purchasing rental properties use DSCR financing because qualification is based primarily on property cash flow rather than personal income documentation.

Step 2: Prepare Your Financial Documents Early

Foreign national mortgage programs are designed to work with international borrowers, but preparation still matters.

Depending on the loan structure, lenders may request:

• Passport or identification documents
• Bank statements or proof of assets
• Property purchase details
• International banking references in some cases

Preparing documents early can help streamline underwriting and reduce delays during the financing process.

Step 3: Work With a Foreign National Mortgage Specialist

One of the biggest mistakes international buyers make is working with lenders unfamiliar with foreign national financing.

Cross-border lending involves unique considerations such as:

• International income evaluation
• Foreign asset verification
• Reserve requirements
• Remote closings
• Investment-property financing structures

America Mortgages specializes specifically in foreign national and U.S. expat mortgage solutions, helping overseas buyers structure financing around their international financial profile rather than traditional domestic lending standards.

Step 4: Get Pre-Qualified Before Making an Offer

Pre-qualification helps foreign buyers understand:

• Estimated financing eligibility
• Down payment expectations
• Reserve requirements
• Potential loan structures

For investment properties, lenders may also review projected rental income to determine whether the property supports DSCR qualification.

Getting pre-qualified early often strengthens a buyer’s position when negotiating U.S. real estate purchases.

Step 5: Complete Underwriting and Closing

Once a property is under contract, the lender begins underwriting, appraisal review, and final documentation verification.

Many foreign nationals are surprised to learn that U.S. mortgage closings can often be completed remotely. Depending on the state and loan structure, international buyers may close through:

• Remote online notarization
• International notarization
• Power of attorney arrangements

America Mortgages helps coordinate these steps for foreign national borrowers throughout the financing process.

Common Mistakes Foreign Buyers Should Avoid

Foreign buyers can improve approval outcomes by avoiding common financing mistakes such as:

• Moving large funds late in the process
• Choosing lenders without foreign national experience
• Underestimating reserve requirements
• Waiting too long to organize documentation

For investment-focused buyers, selecting properties with strong rental demand can also improve financing flexibility and DSCR qualification strength.

Summary

Learning how to get a mortgage in the USA as a foreigner is ultimately about understanding how foreign national financing differs from standard domestic lending.

Today, specialized non-QM mortgage programs make it possible for international buyers to finance U.S. real estate using flexible qualification methods designed for global financial profiles.

The key is preparing early, choosing the right loan structure, and working with experienced foreign national mortgage specialists.

America Mortgages helps foreign nationals and overseas investors access tailored financing solutions for U.S. investment properties, vacation homes, and long-term real estate acquisitions.

To learn more about foreign national mortgage options, contact America Mortgages today at [email protected] or call +1 (845) 583-0830 to speak with a mortgage specialist.

Frequently Asked Questions

Q1. Can a foreigner get a mortgage in the United States?

A: Yes. America Mortgages helps foreign nationals access specialized mortgage programs designed for international buyers purchasing U.S. real estate.

Q2. Do foreigners need a U.S. credit score?

A: Not always. Many foreign national mortgage programs use alternative qualification methods such as reserve funds, rental income analysis, and international banking relationships.

Q3. What is the best loan option for foreign investors?

A: Many international buyers use DSCR loans because qualification is based primarily on the property’s rental income rather than traditional personal income documentation.

Q4. Can foreigners close on a U.S. mortgage remotely?

A: Yes. Many foreign national mortgage transactions can be completed through remote closing solutions depending on the state and loan structure.

Q5. How much down payment is typically required?

A: Most foreign national mortgage programs require down payments between 20% and 30%, depending on the borrower profile and property type.