After 30 years in Winston-Salem NC real estate, one of the most common questions I hear from international buyers is: "How much do I actually need to put down?" The honest answer depends on how you're financing the purchase — and I want to walk you through both paths clearly.

I'm Fannie Fleming, REALTOR at ERA Live Moore Real Estate, with over 1,100 homes sold and 28 Google 5-star reviews. Let me break down what foreign national buyers should expect in 2026 so there are no surprises at the closing table.

Cash Purchases: No Down Payment Requirement

Q: If I pay cash, is there a minimum down payment? No. If you're purchasing with cash — no mortgage — there is no down payment requirement. You pay the full purchase price at closing. Many foreign national buyers choose the all-cash route specifically to simplify the transaction and avoid the more complex foreign national mortgage underwriting process. Winston-Salem's price points make cash purchases achievable at multiple levels.

Winston-Salem NC homes over $600,000 represent the upper tier of the market, while colonial-style homes and two-story properties in established neighborhoods are available across a broad mid-market range — all accessible to cash buyers without any minimum down payment restriction.

Financed Purchases: What Foreign National Loan Programs Require

Q: What down payment do lenders typically require from foreign nationals? Foreign national mortgage programs — sometimes called "ITIN loans" or "non-QM foreign national programs" — typically require between 20% and 40% down, depending on the lender, your visa status, your country of residence, and the specific program. Here's the general landscape in 2026:

20-25% down: Available from some specialty lenders for buyers with established foreign credit history, strong documentation of income and assets, and certain visa classifications (such as E-2 treaty investor visas or L-1 visas).

30% down: The most common requirement I see for non-resident alien buyers using foreign national loan programs in the Winston-Salem market.

35-40% down: Required by some lenders for buyers from certain countries or for purchases of investment properties rather than primary residences.

"The buyers who have the smoothest experience are the ones who understand the financing requirements before they start looking at properties. A 30% down payment on a $350,000 home is $105,000 — that's a number worth knowing upfront." — Fannie Fleming, ERA Live Moore Real Estate

What Does This Mean for Your Budget in Winston-Salem?

Let's make this concrete. In the communities surrounding Winston-Salem that international buyers find most appealing:

Advance NC homes between $400,000 and $600,000 — a popular range near Bermuda Run — would require roughly $120,000-$180,000 down at 30%. New construction in Advance is particularly appealing to foreign nationals who want modern construction without near-term maintenance exposure.

In Oak Ridge, homes in the $400K-$600K range attract international buyers seeking upscale suburban living. Traditional-style homes in Oak Ridge offer strong resale stability that long-distance investors appreciate.

For buyers working with a tighter budget, Pfafftown offers real value: homes between $200,000 and $400,000 and ranch-style properties that are low-maintenance and broadly appealing for rental use. At 30% down on a $280,000 Pfafftown home, you're looking at $84,000 — meaningfully more accessible.

Summerfield is another strong option: homes between $400K and $600K in a community known for larger lots and privacy, with new construction options that reduce early ownership risk.

Additional Funds to Budget Beyond the Down Payment

Down payment is not the only upfront cost. Foreign national buyers in Winston-Salem NC should also budget for: closing costs (2-4% of purchase price), lender fees for foreign national programs (which can run higher than standard loan costs), wire transfer fees for international fund transfers, currency conversion spreads, and proof-of-funds documentation costs. Homes with 3-car garages or other premium features in Winston-Salem are also available at competitive prices compared to larger U.S. metros.

Review the buyers guide Winston-Salem NC 2026 for a full breakdown of all purchase costs. With 30 years of local expertise and over 1,100 homes sold, Fannie Fleming real estate at ERA Live Moore Real Estate will help you build a complete financial picture before you commit.