Simultaneously, the Latin American energy industry maintains strong Houston connections: Mexican energy executives (PEMEX’s US relationships), Colombian oil professionals, Venezuelan energy veterans, and Brazilian petrochemical industry leaders all have Houston real estate interests.
No Texas income tax. No program overlay. Full $4M national maximum.
TX SML. No overlay. No income tax.
Houston Foreign National? No Overlay, No Income Tax.
TX SML · National $4M max · US assets ÷ 84
Mbanc NMLS #38232 | TX SML | Equal Housing Opportunity Lender
Houston Foreign National Buyer Profiles
International energy executives (L-1 / H-1B):
Shell, BP, Equinor, Total, Saudi Aramco US, and ADNOC all transfer senior technical and management personnel to Houston. These executives often have employer-assisted US banking relationships from Day 1, employer-sponsored relocation packages, and US W-2 income from the US operating entity.
Their asset utilization profile: US W-2 (from the US subsidiary) + growing US brokerage (employer RSU vesting, 401k contributions over 3–5 year assignments). Combined qualifying income is often strong.
Latin American energy professionals:
Mexican PEMEX executives, Colombian Ecopetrol management, Venezuelan petroleum engineers who emigrated. This community has been building Houston real estate positions for decades. Many have established US banking relationships, US credit history, and substantial US-held assets accumulated over years of US energy industry connection.
Saudi and UAE energy investors:
Saudi Aramco and ADNOC send representatives to Houston for energy industry purposes. Some purchase primary residences; others purchase investment properties. E-2 treaty investor visa is available for UAE nationals (US-UAE Bilateral Investment Treaty). B-1/B-2 is most common for Saudi nationals.
Indian petroleum engineers (H-1B):
One of Houston’s largest H-1B professional communities. Petroleum engineers and reservoir specialists from Indian firms (ONGC, Reliance) seconded to Houston operations or working for US energy companies on H-1B. Strong US W-2 + growing Schwab brokerage from RSU vesting.
The Houston Energy Executive Combined Qualification
For L-1 and H-1B energy executives with both US W-2 income AND growing US brokerage:
Shell L-1A executive, 4-year Houston assignment:
US W-2 from Shell USA: $195,000/year = $16,250/month.
Employer RSU vesting (Royal Dutch Shell ADRs in Fidelity US account): $1.4M after 4 years.
US 401k: $280,000 × 70% = $196,000.
FICO: 712 (established through 4 years of US banking + Shell corporate Amex).
Combined qualifying:
W-2: $16,250/month.
Asset utilization: ($1.4M + $196K = $1.596M. Net: $1.38M ÷ 84) = $16,429/month.
Combined: $32,679/month.
$980K River Oaks area primary. TX no overlay. 85% LTV ($833K). PITIA: $6,400/month. DTI: 25.8%. Credit: 712. Close: 24 days.
The Houston Asset-Only Profile (No US Income)
For foreign nationals who have US assets but no US employment:
Venezuelan oil executive, US-held assets:
Former PDVSA senior executive. US Merrill Lynch account: $3.4M (accumulated over decades of US energy industry relationships). B-1/B-2 visa. ITIN. Citibank secured card 16 months: 682 FICO.
Net eligible: $3.1M ÷ 84 = $36,905/month. TX no overlay. Target: $1.6M West University primary. 80% LTV ($1.28M). PITIA: $9,800/month. DTI: 34.5%. Credit: 682. Close: 25 days.
Three Complete Houston Foreign National Transactions
Transaction 1 — Shell L-1 Executive:
Combined qualifying: $32,679/month. Target: $980K River Oaks area. 85% LTV ($833K). PITIA: $6,400/month. DTI: 25.8%. Credit: 712. Close: 24 days.
Transaction 2 — Venezuelan executive, asset only:
$3.1M net eligible. $36,905/month. Target: $1.6M West University. 80% LTV ($1.28M). PITIA: $9,800/month. DTI: 34.5%. Credit: 682. Close: 25 days.
Transaction 3 — Indian petroleum engineer H-1B + DSCR:
US W-2 $145,000 ($12,083/month) + assets $1.2M ÷ 84 ($14,286) = $26,369/month qualifying. Primary: $820K Katy TX at 85% LTV. Simultaneously: Murfreesboro TN DSCR SFR at 1.07 DSCR. Zero personal income in DSCR file.
Houston Neighborhoods for Foreign National Buyers
River Oaks / West University / Memorial Villages (Harris County, 2.05–2.20% taxes):
Houston’s most prestigious residential areas. International energy executives. $1.2M–$5M+ range. High taxes — confirm current tax bills before modeling PITIA.
Katy (Harris/Fort Bend/Waller County, 2.0–2.20%):
Established Indian, Pakistani, and Middle Eastern professional community. Energy industry professionals who prefer suburban family living. $350K–$900K range. Within overlay at any standard LTV.
Sugar Land (Fort Bend County, 2.15–2.30%):
Indian and Asian professional community. Energy sector executives. $450K–$1.5M. Slightly higher taxes than Katy.
The Woodlands (Montgomery County, 1.90–2.05%):
Lower taxes than Harris County. Master-planned community popular with international energy executives. $400K–$1.5M premium homes.
Not a commitment to lend. TX SML | Mbanc NMLS #38232 | Equal Housing Opportunity Lender
The Houston + Tennessee Two-Track for Foreign National Energy Professionals
Houston’s international energy professional community has discovered the Tennessee DSCR opportunity. The combination:
Houston primary residence (asset utilization or W-2 + assets):
River Oaks, West University, Memorial Villages primary. Asset utilization: US assets ÷ 84 = qualifying income. Or: L-1/H-1B W-2 + asset utilization combined.
Tennessee DSCR investment portfolio (no personal income):
Rutherford County (Murfreesboro) SFRs at 0.76% taxes. $295K–$380K properties. $1,950–$2,400/month rent. DSCR 1.04–1.15. Zero personal income documentation — UK, Venezuelan, Indian, or Saudi national investor: irrelevant to DSCR qualification.
No Texas or Tennessee state income tax on rental income.
The Shell L-1 executive or Venezuelan Merrill Lynch client who uses this two-track structure: qualifies for the Houston primary once, submits zero personal income documentation for each Tennessee DSCR file, and builds a US investment portfolio that generates US-taxable income at federal rates only.
Houston Foreign National: The Close Timeline
TX SML — title company state, no attorney required. RON fully available.
Foreign national documentation review: adds 3–5 days over standard.
Standard timeline: 27–32 days from complete application to close.
Documents reviewed in addition to standard file: foreign passport, US visa, ITIN letter, foreign wire source documentation (if assets were recently transferred).
Not a commitment to lend. Mbanc NMLS #38232 | Equal Housing Opportunity Lender | Asset utilization: US-held eligible assets ÷ 84 = monthly qualifying income | DSCR: qualifying rent ÷ PITIA | Minimum 640 US credit score | Valid US visa required | ITIN accepted | Programs and rates subject to change | FL #MLD1287 | CA DBO #60DBO45280 | TX SML | NC #L-183446 | IL #MB.6761396 | GA #48090 | TN #178934
Houston’s foreign national market is built on the global energy industry’s Houston footprint. L-1 and H-1B executives from international energy companies represent the most efficiently documented foreign national borrowers — they have employer-supported US banking, US W-2 income, and growing US brokerage from RSU vesting. TX SML | No overlay | No income tax | 640+ US credit.
For foreign nationals in any major US market: the 15-minute Mbanc pre-qualification call determines program eligibility, estimated qualifying income, and maximum loan amount — all from approximate figures, no documents required. Mbanc NMLS #38232 | Equal Housing Opportunity Lender | Not a commitment to lend
Houston foreign national mortgage summary: TX SML. No Texas overlay. No Texas income tax. Full national $4M maximum. US assets ÷ 84 = qualifying income. L-1 and H-1B energy executives: W-2 + assets combined qualification available. 640+ US credit required. ITIN accepted. Title company state — 24-27 day standard close. Pre-qualification: 15 minutes, no documents required.
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Mbanc NMLS #38232 | TX SML | Equal Housing Opportunity Lender
| Not a commitment to lend | Houston TX foreign national mortgage: energy sector L-1 and H-1B executives most active borrower group | asset utilization: US assets ÷ 84 | DSCR: rental income qualifies investment property | no personal income documentation in DSCR files
Mbanc also serves foreign national borrowers in Tennessee (best DSCR market in the US, no state income tax), North Carolina (best Southeast DSCR), Georgia (Atlanta Fortune 500 area), Illinois (Chicago), and other states. The Houston energy professional purchasing their Texas primary and simultaneously building a Tennessee DSCR investment portfolio represents the optimal two-track foreign national strategy available in the Mbanc footprint.