If you’ve landed in Charlottesville on an H-1B, L-1, O-1, TN, or any other work visa and assumed homeownership was off the table until you had a green card in hand, you’ve been working with the wrong information. Buying a home in Charlottesville and Albemarle County on a visa is not a workaround or an exception. It is a documented, repeatable process that many UVA-affiliated faculty, researchers, and international professionals complete every year when they work with a broker who knows which lenders are built for their profile.
The fear is understandable. You’ve heard “non-citizen” and assumed “ineligible.” But Fannie Mae’s own selling guide explicitly addresses non-permanent resident alien borrowers, HUD’s FHA handbook covers lawful resident aliens, and the CFPB publishes guidance confirming that non-citizens can and do access mortgage financing. The rules exist. They’re just not explained clearly by most retail loan officers who rarely see these files.
This is where working with an independent mortgage broker changes everything. Cavalier Mortgage shops more than 500 wholesale lenders simultaneously, including lenders whose guidelines are specifically built for H-1B borrowers, ITIN holders, foreign nationals, and buyers with limited U.S. credit history. Whether you’re a UVA researcher two years into your first H-1B term or an international buyer without a Social Security number at all, there is a program path. The job is finding the right one for your exact situation.
In this guide, you’ll find the actual eligibility rules, the specific loan programs available to visa holders in Charlottesville, a complete documentation checklist, worked dollar math on a realistic Albemarle County purchase, a direct comparison with Atlantic Coast Mortgage, and answers to the eight questions international buyers ask most.
By Duane Buziak, NMLS #1110647 | Cavalier Mortgage | Coast2Coast Mortgage LLC NMLS #376205 | (434) 443-7028
The Eligibility Rules That Actually Govern Visa-Holder Mortgages
Let’s start with the source documents, because this is where most online information gets vague. Fannie Mae’s Selling Guide, specifically Section B2-2-02, sets out the framework for non-U.S. citizen borrower eligibility on conventional loans. The core requirements for non-permanent resident aliens are: lawful residency in the United States, valid and unexpired work authorization, and documentation that income and employment are likely to continue. That’s the standard. It does not say “green card required.”
Visa types that commonly qualify under this framework include H-1B, H-2, H-3, L-1, O-1, O-2, TN (under USMCA), E-1, E-2, E-3, G-series, J-1 with an Employment Authorization Document, and F-1 with an EAD. If your visa type appears on that list and your employment is documented, you are in the conventional loan conversation.
Permanent residents, meaning green card holders, carry an even lighter documentation burden. For qualifying purposes, lenders treat lawful permanent residents nearly identically to U.S. citizens. Full program access applies: conventional, FHA, VA if military-eligible, USDA in eligible rural areas. The documentation difference is modest, typically a copy of the green card front and back.
HUD’s FHA Handbook 4000.1 extends similar access to non-permanent resident aliens for FHA-insured loans, requiring lawful residency and eligible work authorization. The CFPB confirms that non-citizens, including those without permanent residency, can qualify for mortgage financing under the right conditions.
Then there’s a third tier: ITIN borrowers and foreign nationals without U.S. residency status at all. These buyers fall outside Fannie Mae and Freddie Mac guidelines entirely. They require non-QM or portfolio products, and not every broker has access to lenders offering these programs. Cavalier Mortgage’s wholesale shelf includes lenders specifically built for ITIN and foreign national profiles, which makes this a genuine one-stop shop regardless of where you fall on the immigration status spectrum. No SSN required for ITIN loans. The IRS-issued Individual Taxpayer Identification Number is sufficient for the lenders on our shelf who serve this segment.
The practical takeaway: your visa type determines which program tier you start in, not whether you can buy at all.
Loan Programs Open to Visa Holders Buying in Charlottesville
Charlottesville and Albemarle County present a particular dynamic worth noting upfront. The area’s median home prices regularly push into and above conforming loan limits, which sit at $806,500 for 2026 per the Federal Housing Finance Agency. That means visa holders here aren’t just navigating immigration documentation; they’re often looking at jumbo loan territory as well. Program depth matters more here than in markets where every purchase fits neatly inside agency limits.
Conventional Loans (Fannie Mae / Freddie Mac): Available to non-permanent residents with valid work authorization and a documented two-year employment history, or a written offer letter confirming U.S.-based employment continuity for newer arrivals. Down payment requirements start at 3% for some profiles, though 5–10% is more common for non-citizen files depending on the lender. Jumbo conventional products extend this access above the conforming limit for buyers purchasing at higher price points in Belmont, North Downtown, or the UVA-adjacent neighborhoods in Albemarle.
FHA Loans: HUD’s guidelines under Handbook 4000.1 allow non-permanent resident aliens with lawful residency and eligible work authorization to access FHA-insured financing. The floor is 3.5% down, and credit guidelines are more flexible than conventional, which matters for buyers who have arrived recently and haven’t had time to build a deep U.S. credit file. The trade-off is mortgage insurance premium, both upfront and annual, which we’ll quantify in the worked example below.
Non-QM, Bank Statement, and Asset Depletion Programs: This is where Cavalier Mortgage’s wholesale shelf creates real separation. Many UVA-affiliated researchers and international professionals have strong assets and income but cannot produce two years of U.S. W-2s. Bank statement programs allow 12 to 24 months of personal or business bank statements to replace tax returns as the income documentation basis. Asset depletion programs allow a borrower’s liquid assets to be converted into a qualifying income stream. These programs exist specifically for profiles that don’t fit the standard agency mold, and they’re only accessible through brokers with the right wholesale relationships.
ITIN and Foreign National Programs: Buyers without a Social Security number can still purchase through ITIN-specific portfolio lenders. Foreign national programs serve buyers who may not have U.S. residency at all, often requiring larger down payments and reserves, but providing a genuine path to ownership for international buyers with U.S. real estate goals.
Documentation Checklist for Visa-Holder Mortgage Applications
The documentation package for a visa holder is longer than a standard domestic file, but it’s completely manageable when you know exactly what’s needed. Here’s what each document proves to the underwriter reviewing your file.
Valid Passport: Establishes identity and nationality. Must be current and unexpired at the time of application.
Visa Stamp / Visa Document: Confirms your current immigration classification (H-1B, L-1, O-1, TN, etc.) and expiration date. The underwriter is looking for a visa that is either unexpired or has a documented renewal history, which supports the income continuity requirement.
I-94 Arrival/Departure Record: The electronic I-94, available through the CBP website, confirms your most recent lawful entry and current authorized period of stay. This is a critical document that some buyers overlook.
I-797 Approval Notice (H-1B, L-1, O-1 holders): The USCIS approval notice for your petition. This proves your work authorization is formally approved, not just pending, and often shows the approval period, which supports income continuity documentation.
EAD Card (if applicable): Employment Authorization Document for F-1 students working under OPT, J-1 holders with work authorization, or others whose work authorization derives from an EAD rather than the visa itself.
Employment Documentation: An employer letter confirming U.S. employment, your position, salary, and that employment is expected to continue. Paired with recent pay stubs and, if available, W-2s or federal tax returns for the prior two years. For non-QM paths, 12 to 24 months of bank statements replace or supplement tax documentation.
Credit History: A U.S. credit file is preferred, but not always required. Several wholesale lenders on Cavalier Mortgage’s shelf accept foreign credit reports from bureaus such as Equifax Canada or Experian UK, or alternative credit references such as consistent rental payment history or utility accounts. A soft credit pull mortgage pre-approval is available, allowing you to check your eligibility and understand your options without triggering a hard inquiry on your credit report. This matters particularly for buyers who are actively building their U.S. credit profile and cannot afford unnecessary score impacts.
Reserves Documentation: Bank and investment account statements showing post-closing reserves, typically two to six months of mortgage payments depending on the program. For asset depletion or foreign national programs, this documentation takes on additional weight as the primary qualifying basis.
Worked Dollar Example: H-1B Buyer Purchasing in Albemarle County
Let’s run real numbers. The scenario: a UVA-affiliated researcher on an H-1B visa, two years of U.S. employment history, $135,000 annual gross income, purchasing a $520,000 home in Albemarle County. This is a realistic price point for the area, consistent with current market conditions tracked by Virginia REALTORS market reports.
Conventional Loan Scenario (10% Down):
Down payment: $52,000. Loan amount: $468,000. At current rates as of mid-2026 (see live rates at cavaliermortgage.com/mortgage-rates-charlottesville-va), the principal and interest payment will vary; run the live rate for current figures. PMI at 10% down, using 0.65% annually as a reasonable midpoint estimate: $468,000 × 0.0065 = $3,042/year, or approximately $254/month. PMI drops off once equity reaches 80% LTV, which on a $520,000 purchase means the loan balance falls to $416,000.
Albemarle County’s real property tax rate, per the Albemarle County Finance Department, is currently $0.854 per $100 of assessed value. Applied to the $520,000 purchase price: $520,000 ÷ 100 × $0.854 = approximately $4,441/year, or roughly $370/month. Total monthly carrying cost on the conventional path: P&I (at current rate) + $254 PMI + $370 property tax + homeowner’s insurance.
FHA Loan Scenario (3.5% Down):
Down payment: $18,200. Loan amount: $501,800. FHA upfront MIP: 1.75% of base loan amount = $8,781.50, typically financed into the loan, bringing the effective loan to approximately $510,581. Annual MIP at 0.55% for a 30-year loan with LTV above 90%: $501,800 × 0.0055 = $2,759.90/year, or approximately $230/month. The FHA path preserves $33,800 in cash compared to the conventional scenario, which can be meaningful for buyers who need to retain reserves or cover relocation costs.
When does FHA make sense over conventional? When the down payment savings outweigh the MIP cost over your expected holding period, or when your credit profile qualifies for better terms under FHA’s more flexible guidelines. For a buyer with a thin U.S. credit file and strong income, FHA’s flexibility often wins in the first year or two of U.S. residency.
The Broker Advantage on Both Paths:
Whether you go conventional or FHA, wholesale pricing accessed through Cavalier Mortgage’s 500+ lender shelf typically runs below what a retail single-lender path produces on the same loan amount. On a $468,000 loan, even a modest rate differential compounds meaningfully across 30 years. The exact savings depend on the rate environment at the time of your application, which is why the live rate comparison matters. What doesn’t change: a retail loan officer at a single institution can only offer that institution’s pricing. An independent broker shops the market simultaneously and presents the best-fit option for your specific visa type, income structure, and credit profile.
Cavalier Mortgage vs. Atlantic Coast Mortgage for Visa-Holder Buyers
If you’ve spoken with a Charlottesville realtor recently, there’s a reasonable chance they mentioned Jenna Stiltner at Atlantic Coast Mortgage (NMLS #907344). She is well-known in local real estate circles. For a straightforward conventional file with a strong U.S. credit history, a retail loan officer can close a clean loan. The structural question for visa holders is whether a retail lender’s single product shelf can serve a non-standard borrower profile as well as a wholesale broker’s 500+ lender network.
The table below answers that question directly.
Lender Access: Duane Buziak / Cavalier Mortgage — 500+ wholesale lenders, shopped simultaneously. Jenna Stiltner / Atlantic Coast Mortgage — single retail lender shelf, one institution’s guidelines and pricing.
Visa Types Accepted: Cavalier Mortgage — H-1B, L-1, O-1, TN, E-2, F-1 with EAD, J-1, green card, ITIN, foreign national. Atlantic Coast Mortgage — standard agency-eligible visa types; non-QM and ITIN programs not available through a retail shelf.
Non-QM / ITIN Programs: Cavalier Mortgage — yes, full non-QM shelf including bank statement, asset depletion, ITIN, and foreign national. Atlantic Coast Mortgage — not available through retail channel.
FICO Floor: Cavalier Mortgage — VA loans to 500 FICO; conventional and FHA floors vary by program. Atlantic Coast Mortgage — standard agency minimums apply.
Soft-Pull Pre-Approval: Cavalier Mortgage — yes, no hard inquiry mortgage pre-approval available. Atlantic Coast Mortgage — standard retail pre-approval process typically involves a hard pull.
Down Payment Options: Cavalier Mortgage — 3% conventional, 3.5% FHA, Dynamo DPA and Turbo DPA down payment assistance programs, 0% VA where eligible. Atlantic Coast Mortgage — standard agency down payment requirements.
Hours of Availability: Cavalier Mortgage — 24/7. Atlantic Coast Mortgage — standard business hours.
Review Count and Rating: Cavalier Mortgage — 1,400+ five-star reviews across Google (488 at 4.98★), Experience.com (975 at 4.98★), Zillow (76 at 5.0★), and Facebook (105 at 5.0★). Atlantic Coast Mortgage — varies; check current listings.
The structural point here is not personal. Retail lenders operate within one institution’s underwriting guidelines. For a visa holder whose file doesn’t fit the standard agency template, that constraint matters enormously. A bank statement borrower, an ITIN buyer, or an H-1B professional with less than two years of U.S. W-2 history needs a broker who can route the file to the lender whose guidelines actually fit. That’s the wholesale broker model. That’s what Cavalier Mortgage does.
And for visa holders actively building U.S. credit, the availability of a no hard inquiry mortgage pre-approval is a meaningful differentiator. Checking your eligibility shouldn’t cost you credit score points you can’t afford to lose.
8 Questions Visa-Holder Buyers in Charlottesville Ask Most
1. Can I get a mortgage on an H-1B visa in Virginia?
Yes. Fannie Mae’s Selling Guide B2-2-02 explicitly permits non-permanent resident aliens, including H-1B holders, to access conventional financing with a valid, unexpired visa and documented U.S. income and employment. FHA also allows H-1B borrowers under HUD Handbook 4000.1. The key requirements are lawful residency, valid work authorization, and documentation that income is expected to continue. Virginia has no state-level restriction beyond federal guidelines.
2. Do I need a green card to buy a house in Charlottesville?
No. A green card is not required. Non-permanent residents on qualifying work visas can access conventional and FHA financing. ITIN holders and foreign nationals without U.S. residency status can access non-QM and portfolio programs. The documentation requirements differ by immigration tier, but none of these paths require a green card as a prerequisite.
3. What credit score do I need as a visa holder?
For conventional loans, a 620 minimum is standard, though better pricing begins at 740+. FHA allows scores down to 580 with 3.5% down, and to 500 with 10% down. For non-QM programs, minimum scores vary by lender and program type. If you have a thin or nonexistent U.S. credit file, some wholesale lenders accept foreign credit reports or alternative credit references. The best path is to start with a soft credit pull mortgage pre-approval to assess your current profile without impacting your score.
4. Can I use foreign income to qualify?
For conventional and FHA loans, U.S.-sourced income is the standard. Foreign income can be considered in some cases but requires additional documentation and is subject to lender-specific guidelines. For non-QM programs, foreign income documentation requirements are more flexible, and some lenders on Cavalier Mortgage’s wholesale shelf are specifically built to underwrite foreign income alongside U.S. assets. This is a lender-by-lender determination, which is exactly why broker access to 500+ options matters.
5. What happens to my mortgage if my visa expires or is not renewed?
Your mortgage obligation does not change based on visa status. You remain contractually responsible for the loan regardless of what happens with your immigration status. Lenders underwrite based on the likelihood that income and employment will continue at the time of origination. If your visa expires and is not renewed, your employment situation changes, not the loan itself. Many buyers in this position sell, refinance, or arrange alternative solutions. This is a planning conversation worth having before you purchase, not after.
6. Is there a down payment assistance program for visa holders in Virginia?
Eligibility for down payment assistance programs varies by program. Cavalier Mortgage offers Dynamo DPA and Turbo DPA programs, and eligibility for these is determined by income, purchase price, and program-specific requirements rather than immigration status alone. Many DPA programs require the borrower to be on a qualifying conventional or FHA loan, which visa holders can access. The best way to confirm eligibility for your specific situation is to discuss it directly with a broker who has access to the full program shelf.
7. Can I get a mortgage with an ITIN instead of a Social Security number?
Yes. ITIN mortgage programs exist specifically for buyers who have an IRS-issued Individual Taxpayer Identification Number but no Social Security number. These are non-QM or portfolio products, not Fannie Mae or Freddie Mac eligible, but they are real programs with real lenders. Cavalier Mortgage’s wholesale shelf includes ITIN-specific lenders. Down payment requirements and reserve requirements are typically higher than standard agency programs, but the path to ownership exists. No SSN is required.
8. How do I start the process without a hard pull on my credit?
Cavalier Mortgage offers a mortgage pre-approval without hard pull, using a soft credit pull to assess your credit profile, estimate your qualifying range, and identify the right program path before any hard inquiry is submitted. This no-credit-hit mortgage application is particularly valuable for visa holders who are actively building U.S. credit history and cannot absorb unnecessary score impacts. Call (434) 443-7028 or start online to begin with a soft pull that leaves your score intact.
Your Next Step With Charlottesville’s Independent Mortgage Broker
Here’s the core message, stated plainly: visa status is a documentation challenge, not a disqualifier. The right broker with the right wholesale shelf solves it. The wrong broker, one working from a single institution’s product menu, may tell you no simply because their lender’s guidelines don’t accommodate your profile. That “no” doesn’t reflect the market. It reflects their shelf.
Duane Buziak has been named Virginia’s VA Broker of the Year for two consecutive years, 2024 and 2025. He ranks #114 nationally on the Scotsman Guide Top Originators list, with $51.2 million in closed volume. He is a solo producer, meaning every loan on that NMLS #1110647 record was personally originated, not aggregated across a team. Over 1,400 five-star reviews across Google, Experience.com, Zillow, and Facebook reflect what that looks like in practice. And because Cavalier Mortgage operates 24/7, the conversation can start whenever it works for you, not when a retail branch happens to be open.
Cavalier Mortgage serves Charlottesville, Albemarle County, Crozet, Waynesboro, and Staunton. If you’re a UVA faculty member, an H-1B professional, an ITIN buyer, or a foreign national exploring U.S. real estate, there is a program path. The first step is a conversation that doesn’t cost you a credit inquiry.
Get your personalized rate quote now and find out exactly which programs fit your visa status, income structure, and purchase goals. Or call directly: (434) 443-7028.