ITIN Mortgage
ITIN Mortgages: Buying a Home With an Individual Taxpayer Identification Number
How US residents who file taxes under an ITIN can qualify for a mortgage, what down payment and documentation lenders expect, and how ITIN home loans compare to foreign national programs.
Quick answer
Borrowers with an ITIN can qualify for a mortgage in the US without a Social Security Number. Specialty non-QM lenders offer ITIN programs with 15 to 25 percent down typical, standard documented income, and a strong tax-filing history. We work with lenders going to the most permissive ITIN program parameters where the borrower profile fits.
What an ITIN Is
An Individual Taxpayer Identification Number (ITIN) is a nine-digit number issued by the IRS to people who must file US tax returns but cannot get a Social Security Number. ITINs always begin with the digit 9 and follow the same nine-digit format as an SSN.
Most ITIN holders are undocumented workers, foreign nationals living in the US, or recent immigrants who have a US tax-filing obligation. The ITIN is a tax-processing tool only; it does not confer immigration status, work authorization, or eligibility for Social Security benefits.
For mortgage purposes, the ITIN functions as the borrower identifier on the loan file in place of an SSN. The lender pulls credit using the ITIN, the loan documents reference the ITIN, and tax-return documentation matches the ITIN.
What Programs Are Available
Specialty non-QM ITIN mortgages
The standard path. Typically 15 to 25 percent down, standard documented income (W-2, 1099, or tax returns), and 2 years of tax-filing history under the ITIN. Primary residence focus, with second home and investment available at higher down payments.
Bank statement programs for self-employed
Self-employed ITIN borrowers can sometimes qualify using 12 to 24 months of personal or business bank statements in place of tax returns. Useful when tax-return income is understated relative to actual deposits.
Foreign income with US tax documentation
Some lenders accept foreign-sourced income if it is documented on US tax returns or through alternative income documentation. This is most useful for ITIN holders who earn income outside the US but file US taxes.
DSCR loans for investment property
DSCR loans qualify the borrower based on the property's rental income rather than personal income, and they generally accept ITIN with sufficient documentation. See DSCR Direct for investor program options.
Who Qualifies
- -2 years of US tax filing history under the ITIN. Some lenders allow less. We work with lenders going to the most permissive history requirement where the borrower profile fits.
- -Verifiable income. W-2, 1099, recent pay stubs, bank statements, or tax returns. The exact mix depends on whether you are a wage earner or self-employed.
- -Established US bank account history. Most lenders want 2 to 3 months of bank statements showing income deposits and the source of down payment funds.
- -No SSN required. The ITIN is used in place of the Social Security Number throughout the loan file.
- -Credit profile. Trade lines reporting under the ITIN, or alternative credit via utility, rent, and cell-phone payment history when traditional trade lines are limited.
Down Payment
- Primary residence: typically 15 to 20 percent down.
- Second home and investment: typically 20 to 25 percent down.
- Sources accepted: documented personal savings, gift funds from family, or proceeds from the sale of prior assets. Funds typically need to be seasoned 2 to 3 months in a US account.
Larger down payments generally improve pricing and broaden the lender pool. A 25 percent down structure often qualifies for the strongest ITIN pricing.
Documentation Required
- -Valid government-issued photo ID (passport, foreign driver's license, consular ID, or US state ID).
- -ITIN assignment letter or notice from the IRS.
- -2 years of complete US tax returns filed under the ITIN.
- -W-2s, 1099s, and 2 most recent pay stubs for wage earners; profit-and-loss statement and bank statements for self-employed borrowers.
- -2 to 3 months of personal bank statements.
- -Asset documentation for the full down payment plus reserves (typically 2 to 6 months of PITIA).
What Makes ITIN Mortgages Harder Than Standard
Smaller lender pool
Most banks and conventional lenders do not offer ITIN mortgages. The product lives in the non-QM space with a narrower set of investors. A broker channel typically has access to the largest pool of ITIN options.
Higher rates
Rates (no discount points) typically run 0.5 to 1.5 percent above comparable conventional loans, depending on FICO, LTV, and lender.
Larger down payment requirements
Minimum 15 percent down is common, versus 3 to 5 percent on standard conventional and 3.5 percent on FHA.
More document-intensive underwriting
ITIN files tend to require more documentation of identity, residency in the US, tax history, and source of funds than a standard SSN loan. Plan for a longer underwriting cycle.
Tax Considerations
ITIN holders are generally not eligible for the same federal tax credits as SSN holders (for example, the Earned Income Tax Credit). The mortgage interest deduction is generally available to ITIN filers who itemize deductions, subject to current IRS rules and the standard limits on acquisition indebtedness.
Not tax or legal advice. Consult a CPA familiar with ITIN taxation for your specific situation.
ITIN Mortgage vs Foreign National Loan
| Feature | ITIN Mortgage | Foreign National |
|---|---|---|
| Borrower residency | Lives in the US | Lives abroad |
| Qualifies on | US income + US credit | Property cash flow |
| Typical occupancy | Primary residence | Investment property |
| Down payment | 15 to 25% | 25 to 40% |
| US tax history needed | Yes (2 years typical) | No |
The same borrower may sometimes qualify under either program depending on residency and how the property will be used.
Frequently Asked Questions
Can I get a mortgage with an ITIN instead of an SSN?+
Yes. Specialty non-QM lenders offer ITIN mortgage programs that use your Individual Taxpayer Identification Number in place of a Social Security Number. You will still need to document income, assets, and a tax filing history under your ITIN. Down payments typically run 15 to 25 percent, and rates run slightly higher than comparable conventional loans. We work with lenders going to the most permissive program parameters where the borrower profile fits.
Do I need to be a US citizen to get a mortgage?+
No. US citizens, lawful permanent residents (green card holders), non-permanent residents with valid work authorization, and ITIN holders can all qualify for some form of US mortgage. The available programs and required documentation vary by status. ITIN holders typically go through specialty non-QM programs rather than conventional, FHA, VA, or USDA.
How much down payment do I need for an ITIN mortgage?+
Typical ITIN program down payments are 15 to 20 percent on a primary residence and 20 to 25 percent on a second home or investment property. Down payment funds can come from documented savings, gift funds from family, or proceeds from the sale of prior assets. Larger down payments often improve pricing.
What if I file taxes jointly with my SSN-holder spouse?+
Joint tax filings between an ITIN holder and an SSN holder are common and acceptable to ITIN programs. Both spouses can be on the loan, or only the ITIN holder can borrow individually. The qualifying approach depends on whose income is being used and how the program counts non-borrower spouse income in community property versus equitable distribution states.
Can I use rental property income to qualify?+
Yes, when the rental income is documented on your US tax returns under your ITIN, it can usually be used to qualify on a standard ITIN mortgage. For pure investment property purchases without using personal income, a DSCR loan qualifies you based on the property cash flow rather than tax-return income. See DSCR Direct for investor program options.
Will my immigration status affect my mortgage approval?+
On ITIN mortgage programs, lenders typically do not ask about immigration status. They underwrite to documented income, assets, US tax filing history, and credit. Conventional and government programs (FHA, VA, USDA) do require a Social Security Number and lawful residency, which is why most ITIN holders go through non-QM ITIN programs instead.
How is an ITIN mortgage different from a foreign national loan?+
An ITIN mortgage is for US residents who file US taxes under an ITIN. A foreign national loan is for non-US residents (typically living abroad) who are buying US investment property, qualifying on property cash flow rather than US credit or US income. The same borrower may sometimes have access to both programs depending on residency and the property use.
Are ITIN mortgage rates higher than conventional?+
Yes. ITIN mortgage rates (no discount points) typically run 0.5 to 1.5 percent above comparable conventional loans, because ITIN programs are non-QM and have a smaller lender pool. Larger down payments, strong reserves, and clean recent credit help bring pricing closer to the low end of that range.
Price an ITIN mortgage scenario
Email us your scenario (purchase price, down payment, income type, state) and we will quote an ITIN program for you. ITIN loans are non-QM and price outside the standard residential pricer.
Bank statement loans
Self-employed qualifying
1099 income loans
Contractor and freelancer paths
First-time buyer rates
Low down payment programs
Eligibility, rates, and program guidelines vary by lender and are subject to change. This page is general educational information and is not a commitment to lend or an offer of credit. Not all applicants will qualify. Equal Housing Opportunity.