F1 Visa Mortgage: Guide to getting a mortgage as an International Student [Step-by-Step]

F1 visa holders can obtain US mortgages through foreign national mortgage programs, even without US credit history.

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Over the years, international students in the USA have preferred staying in rental accommodations to purchasing a home. However, a shift in trend is being noticed where students are willing to buy a house instead of paying skyrocketing rentals. On average, rentals have registered a 5.77% rise each year since 2017. But the most significant jump was recorded from 2021 to 2022, with rentals soaring by 14.07%. As a result, students find buying a home a more economically viable solution than renting one.

The USA is one of the most amicable countries allowing international students to buy property in the country. However, you should know some essential things before purchasing a home in the country as a first-time buyer. 

In this guide, we will explore the procedure of financing a home in the USA as an international student. In addition, we will discuss the various types of f1 visa mortgage options you may explore. Keep reading for more information!

Why Should an International Student Buy a House In The USA?

Many international students attend prestigious American universities and colleges every year. For many years they have relied on rented accommodation. However, buying a home is emerging as a favorable option, as students don’t need to worry about the monthly rent payments and get to own an appreciating asset.

Even if they must return to their home country, they can rent or sell their home making handsome profits. So, as an international student, it is advantageous to purchase a home in the United States. To know more, check our guide on International Students Buying a House in the USA.

Costs Of Living For International Graduates

The cost of living in the United States varies from state to state, but here is an estimate of how much international students usually spend annually on average, with regard to grocery, meal plans, accommodation, academics, and transport. The approximate cost of living for an international student in the United States as of 2022 is indicated below for your better understanding and in-depth analysis.

East Coast

  • Boston (Massachusetts): 1,500 – 3,000 USD/month
  • Miami (Florida): 1,500 – 3,000 USD/month
  • Philadelphia (Pennsylvania): 800 – 1,300 USD/month
  • Atlanta (Georgia): 1,200 – 2,200 USD/month
  • Washington D.C.:1,700 – 3,000 USD/month
  • New York City: 1,700 – 3,000 USD/month

West Coast

  • Los Angeles (California): 1,500 – 2,500 USD/month
  • San Diego (California): 1,400 – 2,400 USD/month
  • San Francisco (California): 2,200 – 4,000 USD/month

North Central

  • Chicago (Illinois): 1,300 – 2,500 USD/month
  • Detroit (Michigan): 1,000 – 1,800 USD/month

Central

  • New Orleans (Louisiana): 1,100 – 2,000 USD/month
  • Seattle (Washington): 1,500 – 2,500 USD/month

South

  • D201364as (Texas): 1,000 – 2,000 USD/month
  • Houston (Texas): 1,000 – 2,000 USD/month

Data Source: Mastersportal.com

Accommodation takes a significant share in the monthly expenditure of an international student. For example:

Average room at universities may cost upto:

  • 9,800 USD/academic year (Public Four Year College)
  • 11,100 USD/academic year (Private Four-Year College) Data Source: Mastersportal.com

The average accommodation rent in the USA is around $100 per week, significantly increasing with each passing year. The constant rise in rental is a major financial drainer for many students with little scope to save money or make profits. On the other hand, international students who have purchased the house are reaping the following benefits,

  • After purchasing a house, many students lease extra space, making monthly profits while owning the place.
  • In some areas, purchasing a home with many rooms can be highly advantageous as you can rent it out to other students for extra money.
  • This may be less expensive than four or more years of dorm living and can help you fund your education. 

Renting may appear more lucrative on the face value, but if you are looking for a long-term, economically viable, and profitable solution, purchasing a home using a student housing loan is the best solution.

However, before you go ahead with the purchase, you need to seek a few approvals and research mortgage options.

International Student Housing Loans And Mortgage Approval

Student housing loans are a great way to own a property in the USA. However, you will need certain documents and approvals to get a loan sanctioned.

Preapproval is the first step in obtaining a mortgage. Preapproval documents serve two primary functions: determining your loan amount and whether you’re a good candidate for a mortgage. Verified Approval Letters1 give prospective buyers an advantage over other buyers because they can help verify credit, income, and asset information upfront. 

Your preapproval letter estimates your monthly payment, allowing you to shop for homes that fit within your budget. Lenders determine the amount of your preapproval based on information such as your credit history and current student loan balance. Underwriters will look at your:

  • Current student debt
  • Credit score
  • Income (You can use your parent’s income or have a co-signer to get the mortgage.)
  • Unusual transaction in your recent bank account.
  • Other assets you have

Mortgage brokers and lenders will always look at your debt-to-income (DTI) ratio when considering you for a loan. Your DTI ratio is the percentage of your monthly income that goes toward debt, like student loans. You may need help getting a mortgage if you have a high DTI ratio.

Debt-to-Income Ratio

Though the exact DTI ratio required for a mortgage depends on the loan type, most lenders prefer DTI ratios of 50% or less. If your DTI ratio is greater than 50%, you may need to work on debt reduction before purchasing a home. 

To determine your current DTI, add your regular, recurring, and required payments. You should include the following payments in your DTI calculation: 

  • Student loan payment
  • Credit Card Debt
  • Your monthly loan payment or rentals
  • Your homeowner’s insurance or insurance premium
  • homeowners association fees you pay on your current property
  • Minimum credit card payment
  • Auto loan and personal loan payment.
  • Court-ordered back taxes or child support payments

Exclude expenses that change from month to month. You should not include the following expenses in your DTI ratio calculation:

  • Entertainment, food, and clothing costs
  • Utility bills
  • Transportation costs
  • Savings account contributions
  • 401(k) or IRA account contributions
  • Health insurance expenses

Credit Scores

Lenders consider your credit score when approving your mortgage. While the required credit score varies depending on the loan type, 620 is the recommended credit score for a conventional loan. Certain government-backed loans, such as Federal Housing Administration (FHA) loans, have slightly lower requirements, with a recommended score of 580, which you can show to a real estate agent.

Student loans do not harm your credit score on their own; if handled correctly, they can improve your credit mix and history. When applying for a mortgage, the most significant issue with student loans and credit scores is making on-time, total payments. Late payments of more than 30 days and loans in collections can appear on your credit report, which lenders consider when granting preapproval. 

HomeAbroad can help you connect with mortgage lenders who have helped many F1 visa holders with student housing loans. Also, lenders can provide you with a mortgage even if you need a US credit history. Here’s a how-Guide to Foreign National Mortgage Loans with No US Credit.

Down Payment

While your down payment isn’t a direct factor in preapproval, it’s essential to think about how much you can put down when budgeting for a home purchase. 

To avoid paying private mortgage insurance (PMI) on top of your monthly payments, conventional loans require at least 20% down. Mortgage insurance can cost an extra—1% to 2% of the loan amount.

Alternatively, certain government-backed loans, such as FHA, require only 3.5% down but come with mortgage insurance and a higher interest rate.

What Is the Process for an International Student Purchasing a Home? 

Here we outlined the steps for international students buying a house in the USA. If you want to know about the buying process, then here is the guide for you: International Students Buying a House in the USA Guide

Step 1: Plan Your Budget.

Obtaining a mortgage as an international student housing loan requires careful planning. Before you start looking for the best deals, make sure to come up with a budget and range of loan amounts that you can realistically afford.

Step 2: Find a Suitable Lender.

Graduate mortgages are often offered by specialist lenders, banks, and other financial institutions, so researching your options is essential to ensure you get the best deal.

HomeAbroad provides foreign national mortgage programs with no US credit history, and you can contact us for a quick quote and preapproval.

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Step 3: Get Pre-Approved for Your Mortgage.

Getting pre-approved is a great way to speed up the mortgage process and give you peace of mind that you are shopping for a home within your budget. You will need to provide documents such as passport, visa information, income and earnings statements or tax returns, credit reports, and other financial information when applying for preapproval.

Step 4: Hire a Real Estate Agent.

A real estate agent can help you find the right home and negotiate the best price for it. In addition, they will be knowledgeable about the area, local market conditions, and opportunities that may not be available to international buyers without an experienced realtor’s guidance.

HomeAbroad can help you find the right CIPS real estate agent. CIPS agents are designated and certified real estate agents who primarily help international buyers crack the best real estate deals in the US.

Find the best real estate agent with international expertise

Connect with a HomeAbroad real estate agent in your area.

Step 5: Start Searching for a Home.

Trying to find a house that fits your needs and budget can be a daunting task. Work with your real estate agent to narrow down the list of properties that you would like to visit. Once you have identified homes that interest you, schedule appointments to come and view them.

Once you find your ideal home, it’s time to negotiate and make an offer. Again, your real estate agent can help you through this process and ensure that everything runs smoothly.

Step 6: Put an Offer on the House.

Sending in an offer on the house is the first step towards making it yours. Your real estate agent will help you determine the right price for your offer and negotiate with the seller. Once both parties have agreed on terms and conditions, you must sign a sale and purchase agreement.

Step 7: Get a Home Inspection Done.

Before you finalize the purchase, it is important to get a professional home inspection done. A home inspector will evaluate the house’s condition, identify any structural and mechanical issues that may need attention, and provide you with an assessment report.

Step 8: Closing

Finally, it’s time to close on your new home. This is when all final paperwork will be completed, and any remaining funds need to be settled. At this stage, you will receive keys to your new home.

Requirements To Get an International Student Mortgage

Here are the requirements for international student mortgages.

1. Have A Source Of Revenue 

As a foreign student in the United States, you will require either a CPT or an OPT. CPT stands for Curricular Practical Training, allowing you to work for an internship before graduating from college. The OPT stands for Optional Practical Training, allowing you to work as a full-time employee after you graduate. Furthermore, you will need to show your tax documents to the lender as proof of income in order for them to determine how much you can afford in terms of a mortgage loan.

2. Savings 

Before purchasing a home as a student, you must have sufficient savings. As an international student, You will most likely be eligible for a 3% down payment (in the case of an FHA loan, for no US credit mortgage, it’s 20%) when purchasing your first home. You must save for the additional closing costs and all other house expenses, from buying to setting up. The closing cost could be as low as 3% to 5% of the total value of your home. As a result, you’ll need money for a down payment and closing costs.

International citizens require a few additional documents, such as a passport and a Visa, but the loan process is otherwise the same.

Your lender will assist you in navigating the process smoothly. To get in touch with the most experienced lenders, contact HomeAbroad.

3. Credit Score 

Most of the time, having a good credit score is required when applying for a home loan. A good credit history demonstrates your ability to manage borrowed funds responsibly. Before purchasing a home, it is preferable that you build a good credit score; the higher your credit score, the lower the interest rate you will have to pay on your mortgage. 

However, if you are a foreigner in the United States, you may not have a good US credit score if you want to buy a house right away. So, the other option is to get a mortgage loan with no credit—yes, you read that correctly.

Mortgage Options For International Graduates in the US

There are several sorts of mortgage lenders accessible to foreign students and American residents, including:

1. Graduate Mortgage

Graduate mortgages are merely a marketing term for a mortgage for graduates. They require a regular mortgage but from a lender with more flexible criteria. 

First-time homebuyers will typically need a good credit history, a minimum 5% deposit (preferably 10%), and a consistent income to qualify for a conventional graduate mortgage. Borrowing 4.5x your income (or joint income if buying with someone else) is typical, but you may be able to borrow more in some cases. 

Overdrafts, outstanding credit card bills, and the amount you are paying in student loans will all be considered by lenders when assessing how much you can afford to borrow.

2. Professional Mortgages

Mortgage for Graduates in certain professions may find it easier to obtain a mortgage than others, as they may be eligible for a specialist professional mortgage. 

These are more likely to be flexible and lend more to borrowers who have qualified in certain highly skilled professions, such as accountants, actuaries, solicitors, dentists, doctors, teachers, veterinarians, and engineers. Borrowers who are still in training may be considered by lenders in certain fields.

If you are recently qualified but can prove your likely career trajectory, then your chances of being accepted increase. However, you may still need to put down a sizeable deposit, for example, 15%, depending on the lender.

3. Family Mortgage Options

If you’re a recent graduate and looking to purchase, you might go to your parents for money – and you wouldn’t be alone. New buyers increasingly need help from the bank of mum and dad (BoMaD), with there being a good number of family mortgage products available.

4. A Mortgage with Both Parents 

You have a joint mortgage when you borrow money for a home with one or both of your parents. All applicants must meet the lender’s eligibility requirements and are equally responsible for repayments.

5. Gifted Deposits

If you’re having trouble saving a sufficient deposit for a mortgage, a gifted deposit from a parent or other family member can give you a good start. You must not be obligated to repay a gifted deposit, and giftees may be required to sign a waiver confirming this. 

6. Guarantor Mortgages

You may get a guarantor mortgage if you have someone, such as a parent or another family member, who is willing and able to cover your mortgage repayments if you have financial difficulties. 

A guarantor gives lenders extra peace of mind and can help if you have a poor or limited credit history. It may also increase the amount of money you can borrow. The catch is that mortgage interest rates are likely to rise, and you must be able to provide a willing guarantor.

A guarantor has no legal claim to the property but is held responsible if you fail to make a repayment. Guarantors typically use their home as collateral for the loan, so there is a risk of repossession if both parties are unable to pay the mortgage for whatever reason.

7. Family Assist Mortgages

A family offset mortgage allows parents to use their savings to reduce the amount of interest they pay on their mortgage. The funds are held until you have repaid approximately 25-30% of the capital and are able to take out the loan on your own.

A few lenders provide family assistance mortgages. These mortgages allow you to take out a mortgage with a small deposit, or in some cases, no deposit at all, thanks to a parent or other family member putting up their home as security or by depositing some savings in a linked savings account instead.

8. Help to Buy: Equity Loan 

If you’re having trouble getting a loan and can’t rely on family, you might be able to improve your chances with a Help to Buy equity loan – a government program designed to make it easier for first-time buyers to buy a home. 

To purchase a new-build home, you can borrow an additional 5% to 20% on top of your mortgage (up to 40% in London). The loan is interest-free for five years, after which there is a monthly interest charge of 1.75%. The loan is repaid when you sell the property or pay off your mortgage. There are some regional differences to be aware of as well, so make sure you are eligible for Help to Buy.

9. Shared Ownership 

A shared ownership scheme is another way to get a foothold on the property ladder. In this case, you only purchase a portion of a property and pay rent to a housing association on the rest. Because you are not taking out a mortgage on the entire property, the amount required as a deposit is reduced. 

As your income grows, you can buy larger shares of the property through a process known as staircasing. You will, however, be limited in your property options, which will be either new builds or shared ownership resales. Limits on the total percentage of a property you can own may also exist, for example, in leasehold buildings.

10. HUD – Housing And Urban Development

The HUD, or the US Department of Housing and Urban Development, is best known for its work in providing affordable housing and building strong communities for all. The HUD is a federal agency in the United States that works to increase homeownership opportunities at lower costs. 

HUD also has several special programs, primarily for first-time home buyers in the United States and some state-specific initiatives for home buyers.

11. FHA Mortgages 

Under the HUD umbrella, the Federal Housing Administration (FHA) provides mortgage insurance on loans made by special FHA-approved lenders. Because of the government guarantee, these mortgage lenders are willing to make FHA loans with lower down payments. Unlike traditional mortgages, you may be able to secure a loan as a student with a down payment of as little as 3.5% of the purchase price. 

Most of these mortgages have a fixed interest rate, allowing people to finance up to 96.5% of the home’s purchase price, including students who qualify.

This can be beneficial for you as you get to save money on closing costs. It may also help you in lowering your mortgage payments. Also, you may be eligible for a 203(b) home loan, which will allow you to pay 100% of the closing costs from a family member, charitable organization, or government agency.

12. Conventional Mortgages 

Depending on your home loan, the required down payment for a single-unit primary residence can be as little as 3%. 

With a 20% or higher down payment, you can avoid paying monthly mortgage insurance. If your initial down payment is less than this amount, you can ask for the mortgage insurance to be removed once you have 20% equity.

What About Mortgages for College Graduates Without Employment History?

Generally, traditional mortgages require two years of working history and two years of residence history, but some mortgage options are available without 2 years of work history. Many graduates lack a work history. Alternatively, students may be required to obtain a transcript from a college or university in place of a work experience record. Students will be asked for a transcript to submit to lenders.

A student can apply for a mortgage after graduation if he or she has an unrequited part-time job. If the student is married, the spouse’s work history will also be factored in. Moreover, parents’ income has a significant influence on loan approval.

Student loan debt can also influence a lender’s decision. It is important to note that student loans must be paid off for at least 12 months before applying for a mortgage. In some cases, lenders may factor in the percentage of student loan debt into their overall lending decision.

Finally, many banks have special programs designed specifically for international students that may offer more flexible terms and conditions.

Steps to Apply for a Mortgage as an International Student/Graduate

Step 1: Find International Student Mortgage Lender

Research US mortgage lenders that specialize in mortgages for graduates and foreign nationals. Be sure to check reviews and compare rates.

Step 2: Paperwork

Gather the required documentation. This will vary by lender but may include items such as a passport, proof of employment and income, bank statements, and tax returns.

Step 3: Application

Complete a loan application. This can usually be done online or in person.

Step 4: Moderation

Once your application is approved, you will need to provide additional documentation, such as proof of property ownership and insurance, as well as undergo a credit check.

Step 5: Approval

Once all of the paperwork is in order, you will be able to close on your mortgage and begin making monthly payments.

For detailed information on the US mortgage application process, you may refer to this guide: Guide to Foreign National Mortgage Loans. The process remains the same, but if you need more guidance or consultation, then we can connect you with the best lender according to your case and visa program to make your mortgage approval hassle-free.

Conclusion

International student mortgages are a great way to get on the path to homeownership. With careful research and preparation, you can find the right mortgage for your specific situation and take control of your future finances.

Frequently Asked Questions

Q1. Should I Pay Off Student Loans Before Buying A House?

Any prospective home buyer who has student debt should ask themselves realistically, “should I pay off student loans before buying a house?” While there is no simple answer, consider each of the following factors before applying for a home loan. 
DTI ratio: Examine your DTI ratio. You can still buy a home with student debt if you have a steady income and keep track of your payments. Unreliable income or debt payments, on the other hand, may account for a significant portion of your total monthly budget, so you may want to consider paying off student loans or other debts before purchasing a home.

Savings: Before you consider homeownership, consider other aspects of your finances. If your student loan payments are impeding your ability to make retirement contributions or build an emergency fund, postpone your home purchase until you have paid off more of your debt. 

Interest rate: Take into account the interest rates on your debt. If you have a high-interest rate on your student loan debt, it will cost you more money over time. Paying down more of your higher-interest loans before investing in a home allows you to reduce the amount of interest you pay.

Examine your existing debt repayment plan and compare your monthly payments to the accrued interest. If your payments are low, but you aren’t paying off enough to cover the interest you’re accruing each month; you’re sinking deeper into debt. In this case, you should pay more than the minimum and prioritize paying off existing debts before taking on new debt with a mortgage. 

If you have an emergency fund, a low DTI, a solid repayment plan, and are contributing to your retirement, now could be a good time to buy a home.

Q2. Will My Student Loans Impact Getting a Home Loan?

Student loans are included in your debt-to-income (DTI) ratio, which is something that lenders evaluate when you’re trying to qualify for a loan. If you already have a lot of student debt, taking on more debt with a mortgage could increase your chances of defaulting on either loan.

Q3. Should I pay off student loans before buying a house?

There is no one answer to this question. Before making a decision, you will need to consider your own financial situation, including your DTI ratio, savings, and interest rates on your student loans. If you have a solid income and repayment plan, you may be able to take on a mortgage while still paying off your student loans. However, if your student loan payments are already impeding your ability to save or make other financial goals, you may want to pay off your loans before buying a house.

Q4. How Much Down Payment Do International Students Need to Buy a House in the United States? 

To buy a house in the United States, you must pay according to the market. The amount of money you must pay depends on your current situation. However, in the United States, the minimum condition is the payment of 20% of the house’s total price before you are granted permission to enter.

If you want an F1 visa mortgage or loan, you should apply to find the best house for you within your price range. However, you should have a 20% down payment that you can pay. Then consult with lenders; they can assist you in selecting the best house for yourself.
Some important documents that you may need for a mortgage application:
1. Your identity certificate
2. Your immigrant papers
3. Tax statements
4. Bank and assets statement
5. Your institute’s documents
6. The report of the house you may want to purchase

HomeAbroad can help you find a mortgage suitable for your international student needs while connecting you with a CIPS Certified Agent. For detailed information on the US mortgage application process, you may refer to this guide: Guide to Foreign National Mortgage Loans.

Q5. Can I get a mortgage if I have no US credit history?

It is possible to get a mortgage with no US credit. There are mortgage lenders in the USA that provide mortgage options to foreign national borrowers with no US credit history at competitive rates – this is applicable for both U.S. newcomers on visas and Non-resident buyers of U.S. real estate. Explore our Guide to Foreign National Mortgage Loans with No US Credit for additional information.

Q6. Do Graduated payment mortgages have negative amortization?

No, a graduated-payment mortgage does not have negative amortization. A graduated payment mortgage is a type of home loan in which the borrower’s monthly payments start out low and gradually increase over time. This type of loan aims to help borrowers who may have difficulty making higher monthly payments later on. Negative amortization occurs when the borrower’s monthly payments are not high enough to cover the interest, and the loan’s outstanding balance increases over time.

Q7. How long after graduating can you get a mortgage?

Usually, the lender wants to get you into the trade in 3 years before you can apply to buy a mortgage. Generally, they will require you to have a certain amount of work experience and/or an income above a certain threshold before they will consider you for a mortgage loan.
If you’re looking for Graduate Mortgage options, HomeAbroad can help. We have a variety of lender options, and our team of experts can guide you through the process. Visit our website today to learn more.

Q8. Can I use a student loan for the down payment on the house?

Unfortunately, student loan programs do not make it possible for people to buy a new home. The federal student credit can be accessed only by paying your tuition expenses for college student living expenses. You cannot use them to buy an existing residence.

Q9. Can I get a home loan with only 6 months of employment?

FHA loans and conventional loans require 2 years of work history and a maximum six-month employment history. The VA requires the borrower to be employed, educated, or serve at least one year of service or school.

Q10. Can a college student get an FHA loan?

No, college students generally can’t get FHA loans. You must be a legal resident of the US with proof of employment or have the income to prove you will be able to pay back the loan in order to qualify for an FHA loan. If you are looking for student mortgages, there are some options available specifically designed for students and young professionals.
FHA loans are loans backed by the Federal Housing Administration. These mortgages are usually used by first-time home buyers or borrowers without sufficient credit or savings to take out traditional loans.

Q11. Can a student loan help me get a home loan?

No, you must not use your student loan to get a home loan because If you are reported to the U.S. Department of Education, you will be ordered to repay your student loans immediately.

Q12. Should I pay off my student loan before buying a house?

Yes, you must aim at doing that because, in the other scenario, your Debt-to-Income ratio will be extremely high, making it difficult for lenders to trust you with repayments.

Q13. How do I approach buying a home as a recent college graduate?

As a recent college graduate, you should start by carefully assessing your financial situation. Make sure that you can afford the monthly mortgage payments and all necessary associated costs such as closing costs, taxes, and insurance. Additionally, it would be beneficial to research different loan programs specifically designed for recent college graduates that offer favorable terms with low down payment requirements and minimal closing costs.

Once you have a clear understanding of your finances and what type of loan best fits your needs, you should start looking for homes in your preferred location that are within budget. Finally, consider hiring an experienced real estate agent to help guide you through the home-buying process. Reach out to HomeAbroad to get in touch with the best CIPS agents, who are experts at helping foreigners buy homes in the USA.

Q14. Can you get a mortgage as a graduate student?

Yes, you can get a mortgage as a graduate student. However, the requirements may be slightly different from standard mortgages. Graduate students typically need to provide proof of two years of work experience or income above a certain threshold in order to qualify for a loan.

Q15. Is it hard to buy a house with a student loan?

It is not necessarily hard to buy a house if you have a student loan, but it can be challenging. The amount of debt you carry affects your Debt-to-Income ratio, which lenders use to determine how much they are willing to lend borrowers. Because student loans may count against your credit score, making it more difficult for lenders to trust that you will pay them back. Additionally, many loans require a minimum down payment and closing costs which can be difficult to come up with if you already have student loan debt.

Q16. Can F1 Visa get a mortgage?

Yes, students on FI Visa can definitely get an F1 visa mortgage. Go throught this F1 visa mortgage guide to know more about the options, requirements, and the application process.

About the author:
Amresh is the Founder & CEO of HomeAbroad. With over 14 years of mortgage industry experience, he specializes in foreign national mortgages and Non-QM mortgages. He is also a licensed mortgage originator (NMLS # 2549148).

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