ITIN Loans
Learn about mortgage programs designed for ITIN borrowers. Connect with lenders who understand ITIN requirements and offer specialized financing for non-citizens.
ITIN Loans: Home Financing Using Your Taxpayer Identification Number
ITIN loans are designed for borrowers who want to use their Individual Taxpayer Identification Number (ITIN) instead of a Social Security number to qualify for a mortgage.
If you're a foreign national, non-citizen, or someone working in the US with an ITIN, this program may provide a path to homeownership.
What is an ITIN Loan?
Most people don't realize that ITIN loans exist until they've been turned down by conventional lenders. The key insight: your ITIN is actually more valuable than you think—it shows the IRS trusts you enough to give you a taxpayer ID, which many lenders now recognize as proof of financial responsibility.
- Definition
- An ITIN loan is a specialized program that finances borrowers using Individual Taxpayer Identification Numbers (ITIN) instead of Social Security numbers. These loans may allow foreign nationals, non-citizens, and others with ITINs to purchase property in the United States by using their ITIN for identification and qualification.
- How it works
- ITIN loans use your Individual Taxpayer Identification Number instead of a Social Security Number for identification and credit purposes. Lenders verify your income, assets, and credit history using your ITIN, providing homeownership opportunities for non-citizens who pay taxes and have established credit.
- Key advantage
- ITIN loans bypass traditional lender requirements for Social Security Numbers by using specialized underwriting that understands ITIN borrowers and their unique financial situations, providing homeownership opportunities to non-citizens who pay taxes and contribute to the US economy.
How ITIN Loans Work
The biggest mistake ITIN borrowers make is applying with government-backed lenders first. Start with ITIN specialists—they'll save you time and credit inquiries. The process is actually simpler than government-backed mortgages because you skip the personal income verification step.
The key difference: instead of checking your Social Security Number, lenders verify your ITIN with the IRS and review your tax history. This actually works in your favor—your tax payments prove financial responsibility. The process includes credit building support, which many government-backed lenders don't offer.
Basic ITIN Loan Eligibility
Here's the reality check: if you have a 680+ credit score and 20% down, you're already ahead of most ITIN borrowers. The 20% down requirement actually works in your favor—it eliminates PMI and gives you better rates. Focus on building credit with your ITIN for at least 6 months before applying.
You may be eligible for an ITIN loan if you have:
- Valid ITIN number
- 680+ credit score
- 20% down payment
- Stable US employment
Common ITIN Loan Eligibility Requirements
Pro tip: gather your documents 3 months before applying. The biggest delays come from missing tax returns or expired ITINs. Keep your ITIN current—renew it 6 months before expiration. And here's what most people miss: lenders want to see your ITIN on your credit reports, so make sure you've used it consistently for at least 2 years.
- ITIN status:
- Valid, non-expired ITIN
- Credit score:
- 680 FICO score
- Down payment:
- 20%
- Employment:
- Stable US employment and income
- Loan amounts:
- Up to $1,500,000
- Reserves:
- 6 months of reserves
- Tax history:
- 2+ years of US tax returns
- Credit history:
- Established credit with ITIN
- Income verification:
- W-2s, tax returns, pay stubs
- Property types:
- Primary residences, second homes, investment properties
Did you know: ITIN loans may allow non-citizens to access up to $1,500,000 in financing.
Finding the Right Lender for Your ITIN
Many traditional banks focus on government-backed mortgage programs designed for US citizens and permanent residents. However, Non-QM lenders understand that ITIN borrowers are valuable members of the US economy who may have access to homeownership opportunities. These lenders offer programs specifically designed for your unique financial situation.
Non-QM lenders offer programs designed for ITIN borrowers.
Think of it like choosing the right specialist for your needs. Just as you'd see a cardiologist for heart health or an orthodontist for dental alignment, ITIN borrowers benefit from lenders who specialize in their unique financial profiles. Traditional banks work great for government-backed borrowers, but Non-QM lenders understand the opportunities that ITIN borrowers bring to the US economy.
Non-QM lenders use underwriting that recognizes the stability and creditworthiness that comes with having an ITIN and paying US taxes. They understand that your ITIN is a legitimate form of identification issued by the IRS, and they value the financial responsibility you've demonstrated through consistent tax filing and credit building. These lenders see your complete financial profile—your valid ITIN, stable US employment, and established credit history—and may help you leverage these assets to achieve your homeownership goals.
ITIN loans may be suitable for foreign nationals working in the US with ITINs, non-citizens with valid ITINs and US income, those using ITINs for identification, international students who have graduated and are working, or anyone with an ITIN and stable US income.
This is about working with lenders who recognize that ITIN borrowers contribute significantly to the US economy through tax payments and may have access to homeownership opportunities. ITIN loans are offered by Non-QM lenders who work with ITIN borrowers every day. They focus on your strengths—your valid ITIN, stable US employment, and established credit history—and may help you leverage these assets to achieve your homeownership goals.
For a no obligation conversation about your mortgage, contact Marc Hernandez (#639504) of Aequalend, LLC at 713-570-6765.
Example Use Cases and Scenarios
These are real stories from ITIN borrowers. Notice the patterns: they all worked with specialists, had their documents ready, and didn't waste time with conventional lenders.
Restaurant Manager
A restaurant manager from Mexico with an ITIN had five years of steady employment in Texas and $56,000 saved for a down payment. He qualified for his first home by providing US tax returns, pay stubs, and proof of established credit, meeting the 20% down payment requirement.
Graduate Student
An international student who recently graduated from a US university and started a full-time job used an ITIN and new employment contract to qualify for a mortgage. The lender accepted her US tax returns and pay stubs, allowing her to purchase a condo near her workplace.
Business Owner
A foreign national who owns a small business in the US and files taxes with an ITIN qualified for a mortgage by documenting two years of business income, submitting bank statements, and showing a strong credit history established with the ITIN.
Contractor
A self-employed contractor from another country with an ITIN provided two years of US tax returns, 1099 forms, and bank statements to verify income. This documentation, along with a 20% down payment, helped him qualify for a single-family home.
| Scenario | Description |
|---|---|
| Restaurant Manager | A restaurant manager from Mexico with an ITIN had five years of steady employment in Texas and $56,000 saved for a down payment. He qualified for his first home by providing US tax returns, pay stubs, and proof of established credit, meeting the 20% down payment requirement. |
| Graduate Student | An international student who recently graduated from a US university and started a full-time job used an ITIN and new employment contract to qualify for a mortgage. The lender accepted her US tax returns and pay stubs, allowing her to purchase a condo near her workplace. |
| Business Owner | A foreign national who owns a small business in the US and files taxes with an ITIN qualified for a mortgage by documenting two years of business income, submitting bank statements, and showing a strong credit history established with the ITIN. |
| Contractor | A self-employed contractor from another country with an ITIN provided two years of US tax returns, 1099 forms, and bank statements to verify income. This documentation, along with a 20% down payment, helped him qualify for a single-family home. |
Did you know: ITIN loans may use US tax returns and income documentation for qualification.
How Do ITIN Loans Work?
Here's what most people get wrong: they think ITIN loans are more complicated than government-backed mortgages. They're actually simpler—no personal income verification means faster processing. The key is working with a lender who does ITIN loans regularly. Ask upfront: "How many ITIN loans have you closed this year?"
ITIN loans follow the same basic mortgage process as government-backed mortgages, with one key difference: ITIN-specific underwriting. This specialized approach allows non-citizens to qualify using their Individual Taxpayer Identification Number, US tax history, and established credit.
The ITIN Loan Process
- 1. ITIN Verification & Assessment Process
- The process begins with ITIN verification where lenders confirm your ITIN with the IRS and review your tax filing history, followed by credit assessment to evaluate your credit history established with your ITIN. Lenders then complete income analysis to assess your US income and employment stability, then finalize the eligibility determination based on your overall ITIN-based financial profile. This process may provide financing options for ITIN borrowers who may face challenges with government-backed lenders.
- 2. Standard Mortgage Process
- Everything else follows the same process as government-backed mortgages: credit check with minimum 680 FICO score, property appraisal using standard residential appraisal, title search to ensure clear property ownership, and standard mortgage documentation including loan application, disclosures, and insurance requirements. The only difference is how your identification is verified - everything else uses identical underwriting standards and consumer protections.
- 3. Underwriting
- Experienced underwriters review your complete profile using ITIN-specific assessment instead of traditional SSN evaluation. They assess your creditworthiness including ITIN-based credit history and tax filing consistency, property value through appraisal and market analysis, and ability to repay based on your US income and employment stability. The underwriting process includes the same risk assessment, just with specialized ITIN evaluation.
- 4. Approval & Closing
- Once qualified, the closing process is identical to government-backed mortgages. You'll sign the same documents including promissory note, deed of trust, and closing disclosure, pay the same types of fees such as origination, appraisal, and title insurance, and receive the same level of consumer protection including RESPA disclosures and right of rescission for refinances. The loan terms, interest rates, and repayment structure follow standard mortgage industry practices.
Don't let the higher rates concern you—ITIN loans may be more affordable overall because you avoid PMI and get better terms. The 1-2% rate difference may be worth it when you consider that government-backed lenders may not offer financing options. Plus, you can refinance later if you get an SSN.
ITIN Loans vs Government-Backed Mortgages
Understanding the key differences between itin loans and conventional mortgages can help you choose the right financing option for your situation.
| Feature | ITIN Loans | Conventional Loan |
|---|---|---|
| Who Qualifies | Non-citizens with valid ITINs, undocumented immigrants who pay taxes, foreign nationals without SSNs, and anyone who has established credit and income using an ITIN | W-2 employees, salaried workers |
| Income Documentation | W-2s, tax returns, pay stubs, bank statements, and credit history established with ITIN | W-2s, pay stubs, tax returns |
| Minimum Credit Score | 680 FICO score | 620 |
| Minimum Down Payment | 20% down payment | 3% |
| Private Mortgage Insurance | PMI required for loans with less than 20% equity | Private mortgage insurance (PMI) |
| Occupancy Type | Primary residences, second homes, and investment properties | Primary residences, second homes, investment properties |
| Property Type | Single-family homes, condos, townhouses, and 2-4 unit properties | Single-family homes, condos, townhouses, 2-4 unit properties |
| Loan Limits | Up to $1,500,000 depending on income and property type | $766,550 (2024) |
| Interest Rates | Above market rates | Market rates |
| Processing Time | As few as 3 weeks | 30-45 days |
| Closing Costs | Similar to government-backed mortgages, may include additional processing fees | 2-5% of loan amount |
| Prepayment Penalty | None | None |
| Reserves Required | 6 months of reserves typically required | 2-6 months of PITI |
| Debt-to-Income Ratio | Up to 45% | Up to 43% |
| Maximum Loan Amount | $1,500,000 | $766,550 |
| Appraisal Requirements | Standard residential appraisal required | Standard appraisal required |
| Occupancy Requirements | Primary residence for 12 months | Primary residence for 12 months |
| Non-Warrantable Condos | Eligible with additional requirements | Not eligible |
| Manufactured Homes | Eligible if on permanent foundation | Eligible if on permanent foundation |
| ADU Properties | Eligible as primary residence | Not eligible |
| Barndominiums | Eligible with proper appraisal and insurance | Not eligible |
| Tiny Homes | Eligible if meets minimum square footage requirements | Not eligible |
| Mixed-Use Properties | Eligible for residential portion | Not eligible |
| Rural Properties | Eligible | Eligible |
| Feature | ITIN Loans | Conventional Loan |
|---|---|---|
| Who Qualifies | Non-citizens with valid ITINs, undocumented immigrants who pay taxes, foreign nationals without SSNs, and anyone who has established credit and income using an ITIN | W-2 employees, salaried workers |
| Income Documentation | W-2s, tax returns, pay stubs, bank statements, and credit history established with ITIN | W-2s, pay stubs, tax returns |
| Minimum Credit Score | 680 FICO score | 620 |
| Minimum Down Payment | 20% down payment | 3% |
| Private Mortgage Insurance | PMI required for loans with less than 20% equity | Private mortgage insurance (PMI) |
| Occupancy Type | Primary residences, second homes, and investment properties | Primary residences, second homes, investment properties |
| Property Type | Single-family homes, condos, townhouses, and 2-4 unit properties | Single-family homes, condos, townhouses, 2-4 unit properties |
| Loan Limits | Up to $1,500,000 depending on income and property type | $766,550 (2024) |
| Interest Rates | Above market rates | Market rates |
| Processing Time | As few as 3 weeks | 30-45 days |
| Closing Costs | Similar to government-backed mortgages, may include additional processing fees | 2-5% of loan amount |
| Prepayment Penalty | None | None |
| Reserves Required | 6 months of reserves typically required | 2-6 months of PITI |
| Debt-to-Income Ratio | Up to 45% | Up to 43% |
| Maximum Loan Amount | $1,500,000 | $766,550 |
| Appraisal Requirements | Standard residential appraisal required | Standard appraisal required |
| Occupancy Requirements | Primary residence for 12 months | Primary residence for 12 months |
| Non-Warrantable Condos | Eligible with additional requirements | Not eligible |
| Manufactured Homes | Eligible if on permanent foundation | Eligible if on permanent foundation |
| ADU Properties | Eligible as primary residence | Not eligible |
| Barndominiums | Eligible with proper appraisal and insurance | Not eligible |
| Tiny Homes | Eligible if meets minimum square footage requirements | Not eligible |
| Mixed-Use Properties | Eligible for residential portion | Not eligible |
| Rural Properties | Eligible | Eligible |
Real-World Example: ITIN Loans
This story shows the typical ITIN borrower journey. The key lesson: don't waste time with conventional lenders if you have an ITIN. Go straight to specialists. Also notice how he had everything ready—that's crucial. Most delays come from missing documents, not the loan itself.
The Restaurant Manager's Journey to Homeownership with ITIN
A dedicated restaurant manager from Mexico had been working in Texas for five years, earning a stable income of $45,000 annually. With an Individual Taxpayer Identification Number and consistent tax filing history, he felt confident about his financial situation. He had saved $56,000 for a down payment and found his perfect home—a charming 3-bedroom house listed at $280,000.
However, his mortgage application faced a challenge when the government-backed lender reviewed his identification documents. Despite having excellent credit (700 score), stable employment, and consistent tax filing history, the government-backed lender couldn't accommodate his ITIN-based financial profile. The lender wasn't familiar with how ITIN borrowers demonstrate financial responsibility through tax payments and credit building.
Determined to find a solution, he researched alternative financing options and discovered Non-QM lenders who offered ITIN loans. This program would evaluate his valid ITIN, US tax filing history, and established credit, recognizing his complete financial profile. By focusing on his legitimate identification, consistent income, and strong financial profile, the Non-QM lender was able to offer him a $224,000 loan with a 20% down payment.
The process was straightforward: he provided his ITIN card, proof of stable employment, US tax returns, bank statements, and documentation of his established credit history. Within three weeks, he received approval and was able to purchase his first home. The slightly higher financing costs were a small price to pay for achieving his homeownership goals.
This story illustrates how ITIN loans can provide access to homeownership for non-citizens who pay taxes and contribute to the US economy, making property ownership possible through Non-QM lenders who understand their unique financial profiles.
Did you know: ITIN loans require only 20% down payment.
Benefits & What to Expect
Here's the honest truth: ITIN loans aren't for everyone, but they're well-suited for the right borrower. The key is timing—apply when your credit is strong and your documents are ready. Don't rush the process. The borrowers who succeed are the ones who prepare thoroughly and work with experienced lenders.
ITIN loans offer significant advantages for non-citizens, but success comes from preparation and working with the right lender.
Key Benefits
- ITIN acceptance
- Qualify for homeownership using your Individual Taxpayer Identification Number instead of facing challenges with conventional lenders.
- Homeownership access
- Build equity in US property while maintaining your non-citizen status and contributing to the US economy through tax payments.
- Tax recognition
- Your US tax filing history and ITIN-based credit are recognized and valued in the qualification process.
- Large loan amounts
- Up to $1,500,000 depending on your income and down payment, making it possible to purchase the home you want.
- Multiple property types
- Primary residences, second homes, and investment properties are all eligible, giving you flexibility in your real estate goals.
- Proven solution
- Many ITIN borrowers have used this program to achieve homeownership.
What to Expect
- Specialized program costs
- Financing costs reflect the specialized nature of the program, typically 1-2% higher than government-backed mortgages, reflecting the value of specialized underwriting.
- Investment in homeownership
- 20% down payment demonstrates your commitment to homeownership and helps secure favorable loan terms.
- Credit strength
- 680 credit score or higher showcases your financial responsibility, with established credit history using your ITIN.
- ITIN documentation
- Valid, non-expired ITIN and consistent US tax filing history demonstrate your commitment to financial responsibility.
- Specialized lender partnership
- Working with lenders who specialize in ITIN programs may provide expert guidance tailored to your unique situation.
Frequently Asked Questions About ITIN Loans
These are the questions ITIN borrowers ask most often. Pay attention to the credit building and document preparation answers—those are where most people stumble. The FAQ covers the basics, but remember: every situation is unique, so work with a lender who understands your specific circumstances.
What is an ITIN loan?
How do ITIN loans work?
Who qualifies for ITIN loans?
What documents do I need for an ITIN loan?
How much can I borrow with an ITIN loan?
What credit score do I need for ITIN loans?
Do I need a Social Security Number for ITIN loans?
How do I establish credit with an ITIN?
Are ITIN loans more expensive than government-backed mortgages?
How long does it take to get approved for an ITIN loan?
Can I use ITIN loans for investment properties?
What is the minimum down payment for ITIN loans?
Do ITIN loans require private mortgage insurance?
How do lenders evaluate ITIN borrowers?
Can I refinance with an ITIN loan?
What if my ITIN expires?
Next Steps: Continue With Your Mortgage
Connect with an experienced ITIN lender who can provide detailed cost breakdowns and help you find the best available terms.
For a no obligation conversation about your mortgage, contact Marc Hernandez (#639504) of Aequalend, LLC at 713-570-6765.
Marc Hernandez
Mortgage Loan Officer at Aequalend, LLC
Marc Hernandez Customer Reviews
Read verified customer reviews for Marc Hernandez at Aequalend, LLC. This is real feedback from real borrowers who used Marc Hernandez and their colleagues for a mortgage loan.
"As a first time homebuyer, I did not know what to expect going through the homebuying process when it came to the loan aspect of it. Ernesto was always quick to answer my calls and answer any questions I may have had. Ernesto truly made the experience as smooth as possible. It was a pleasure working with Ernesto"
"I am a real estate broker and had the pleasure of working with Ernesto Alcaraz as my mortgage broker. From the beginning, his clear communication and confidence were evident, and it was clear he was dedicated to helping me achieve my goal. Ernesto worked diligently throughout the process, ensuring that every step was smooth and efficient. This resulted in a clear to close in just 11 days! I will definitely use his services in the future and will refer him to others without hesitation."
"Working with Charity Kincaid was a great experience! She’s very kind, professional and quick to respond. I could not have asked for a better experience in the lending and closing process."
Restaurant Manager
A restaurant manager from Mexico with an ITIN had five years of steady employment in Texas and $56,000 saved for a down payment. He qualified for his first home by providing US tax returns, pay stubs, and proof of established credit, meeting the 20% down payment requirement.
Graduate Student
An international student who recently graduated from a US university and started a full-time job used an ITIN and new employment contract to qualify for a mortgage. The lender accepted her US tax returns and pay stubs, allowing her to purchase a condo near her workplace.
Business Owner
A foreign national who owns a small business in the US and files taxes with an ITIN qualified for a mortgage by documenting two years of business income, submitting bank statements, and showing a strong credit history established with the ITIN.
Contractor
A self-employed contractor from another country with an ITIN provided two years of US tax returns, 1099 forms, and bank statements to verify income. This documentation, along with a 20% down payment, helped him qualify for a single-family home.
| Scenario | Description |
|---|---|
| Restaurant Manager | A restaurant manager from Mexico with an ITIN had five years of steady employment in Texas and $56,000 saved for a down payment. He qualified for his first home by providing US tax returns, pay stubs, and proof of established credit, meeting the 20% down payment requirement. |
| Graduate Student | An international student who recently graduated from a US university and started a full-time job used an ITIN and new employment contract to qualify for a mortgage. The lender accepted her US tax returns and pay stubs, allowing her to purchase a condo near her workplace. |
| Business Owner | A foreign national who owns a small business in the US and files taxes with an ITIN qualified for a mortgage by documenting two years of business income, submitting bank statements, and showing a strong credit history established with the ITIN. |
| Contractor | A self-employed contractor from another country with an ITIN provided two years of US tax returns, 1099 forms, and bank statements to verify income. This documentation, along with a 20% down payment, helped him qualify for a single-family home. |
Similar Mortgage Programs to ITIN Loans
If ITIN loans are not the right fit, these alternative programs might work better for your situation. Each has different requirements and lenders who specialize in working with borrowers with specific challenges.
Bank Statement Loans
Learn about bank statement loans for self-employed borrowers. Connect with lenders who offer alternative income documentation programs.
Foreign National Loans
Learn about foreign national loans for international investors. Connect with lenders who understand global financial profiles and offer specialized financing for US property.
No Credit History Mortgages
Learn about no credit history mortgages for borrowers without established credit. Connect with lenders who offer alternative credit qualification programs.
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Does Applying for an ITIN Mortgage Hurt Your Credit Score?
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Credit Score Requirements for an ITIN Mortgage Loan
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Documents Needed for an ITIN Mortgage Loan
Learn what documents you need for an ITIN mortgage application. Complete checklist of identity, income, and credit documentation required when applying without an SSN.
Down Payment Requirements for ITIN Mortgages
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What Happens to Your Home If You Don't Have Legal Status?
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Does Immigration Status Affect ITIN Mortgage Approval?
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Using Tax Returns to Qualify for an ITIN Mortgage
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Can You Get an ITIN Mortgage Without U.S. Credit History?
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Refinancing an ITIN Loan After Getting a Social Security Number
Learn how to refinance your ITIN mortgage after obtaining an SSN. Understand the process, benefits, and strategies for switching to conventional loans.
What Are ITIN Loans and How Do They Work?
Learn what ITIN loans are and how they work for borrowers without Social Security numbers. ITIN mortgages allow non-citizens to buy homes using Individual Taxpayer Identification Numbers.
Can I Get a Mortgage If I Don't Have a Social Security Number?
Learn how to get a mortgage without a Social Security number using an ITIN. ITIN mortgages allow non-citizens and others without SSNs to qualify for home financing.
Self-Employed? Here's How to Get an ITIN Mortgage
Learn how self-employed borrowers can qualify for ITIN mortgages. Understand income documentation options, bank statement programs, and underwriting requirements.
Can You Buy a Multi-Family Home With an ITIN Loan?
Learn about buying multi-family properties with ITIN mortgages. Understand 2-4 unit guidelines, down payment requirements, and rental income qualification.
Important Compliance Information
Disclaimer: This information is for educational purposes only. AnotherLender.com is not a lender and does not make loans. We connect borrowers with licensed mortgage professionals. All loan approvals are subject to lender underwriting guidelines and individual qualification. Rates and terms may vary. Consult with a qualified mortgage professional for personalized advice.