H-1B & NRI Mortgage Guide: How Visa Holders and NRIs Can Buy or Invest in a U.S. Home

If you''re on an H-1B, L-1, O-1, or another work visa — or you''re an NRI (Non-Resident Indian) living abroad and looking to invest in U.S. real estate — you can absolutely get a mortgage in the United States. The rules are different from what a U.S. citizen faces, and they''ve shifted recently, so here''s where things actually stand in 2026.

Yes, Visa Holders Can Get a Conventional Mortgage

Fannie Mae and Freddie Mac both allow lawful non-permanent residents — including H-1B, L-1, O-1, E-1/E-2, and TN visa holders — to qualify for conventional mortgages under essentially the same terms available to U.S. citizens. You are not automatically required to have a green card, and you don''t need 20% down or a decade of U.S. residency history to qualify.

What lenders typically want to see:

• A valid, current visa or Employment Authorization Document (EAD)
• A U.S. credit score, generally 620 or higher (740+ unlocks the best pricing)
• Two years of employment history, which can often include time with the same employer abroad
• A valid Social Security Number
• Standard income documentation: pay stubs, W-2s, and tax returns

Conventional loans are available with down payments as low as 3-5% for well-qualified borrowers, which is a significant advantage over foreign-national programs that often require 25%+ down.

What Changed: FHA Loans Are No Longer an Option for Most Visa Holders

This is the single most important update for 2026: as of a HUD rule change effective for FHA case numbers assigned on or after May 25, 2025, FHA-insured loans are no longer available to most non-permanent resident borrowers, including the majority of H-1B holders. If you were counting on an FHA loan for its lower down payment, that path is now closed for most visa holders — but conventional financing remains fully available, and it''s usually the better long-term option for W-2 visa holders with solid credit anyway.

The Visa Timeline Question Lenders Actually Care About

Underwriters look closely at how much time is left on your visa status. As a general rule:

• Lenders want to see at least one to two years remaining on your visa at the time of closing
• If your visa is close to expiring, getting your extension filed (or your I-140 approved, if you''re on the green card path) before you apply strengthens your file considerably
• An approved I-140 petition is a meaningful positive signal to underwriters — it shows a documented path toward permanent residency, which reduces the lender''s risk calculation

None of this means you need a green card to qualify. It means the stronger and more documented your status, the smoother your approval.

What If You''re an NRI Living Abroad, Not in the U.S.?

This is a different scenario, and it''s where DSCR loans come in. If you''re an NRI living in India (or anywhere outside the U.S.) and want to buy a U.S. rental property as an investment rather than a place to live, you generally don''t qualify for a conventional owner-occupant mortgage — but you also don''t need to. A DSCR loan qualifies the property''s rental income, not your personal U.S. income or credit history, which sidesteps the biggest obstacle foreign-based investors face: no U.S. tax returns or W-2s to show.

For NRI investors, that typically means:

• No U.S. income documentation required — the property''s projected rent is what matters
• Financing available for single-family rentals, condos, and small multifamily (2-8 units)
• The ability to close in an LLC, which many NRI investors prefer for liability and tax structuring
• Foreign nationals are eligible on many DSCR programs, though down payment requirements are typically higher (25-30%+) than for a domestic W-2 visa holder buying a primary residence

If you''re an NRI investor, run your numbers through our DSCR calculator to see where a specific property lands before you go further.

Which Path Fits You?

• Living and working in the U.S. on a visa, buying a home to live in: Conventional loan, standard owner-occupant qualification, no FHA.
• Living abroad, investing in U.S. rental property: DSCR loan, qualifies on the property''s rental income rather than personal income.
• Somewhere in between (recently arrived, thin U.S. credit file, complex income): talk to us directly — these are exactly the files where a broker who shops multiple lenders makes the biggest difference, since guidelines vary meaningfully by lender on visa type, credit history requirements, and reserves. And if a bank has turned you down, a Non-QM program may still fit your file.

A Note on Immigration Status

Nothing here is immigration advice, and buying a home does not affect your visa status, your green card timeline, or your employer''s sponsorship of your case. If you have questions about your immigration status specifically, that''s a conversation for an immigration attorney — we''re happy to talk mortgages once you''re ready.

Get Started

Whether you''re buying your first home on an H-1B in Naperville, Chicago, Atlanta, or Austin, or investing in a rental property as an NRI from abroad, we''ve worked with visa holders and international investors across our licensed states (FL, GA, IL, TX) and DSCR borrowers nationwide. Get pre-qualified or call 1-866-666-2378 to talk through your specific situation.