A good fit if
- You file U.S. taxes with an ITIN
- You have steady income you can document
- You've built credit, or can show rent and utility payment history
Probably not if
- You have a Social Security number (other programs will fit better)
- You can't document income or assets
How ITIN Loans Work
Fannie Mae, Freddie Mac, and FHA loans generally require a Social Security number, so ITIN loans are offered through Non-QM lenders. They look at the same basics as any loan: your income, credit, assets, and the property, with some flexibility in how each is documented. ITIN loans can be used to buy or refinance a primary home, and some lenders also offer them for second homes and investment properties.
ITIN Loan Requirements
| Guideline | Typical | Strongest files, at some lenders |
|---|---|---|
| Credit score | About 660 | From about 640 on some programs; alternative credit at some lenders |
| Max LTV, primary purchase | Up to 80% | Up to 85% |
| Max LTV, cash-out | 65–70% | Up to 75% |
| Investment property | Around 60–70% LTV | DSCR-style ITIN loans qualify on rent |
| Debt-to-income | Up to 50% | Same |
| Loan size | Up to about $1 million | Up to about $1.5 million |
The strongest terms usually require several things at once: higher credit, solid reserves, a clean housing history, and a moderate loan amount.
How ITIN Income Is Documented
- Tax returns filed with your ITIN, usually one or two years
- Bank statements, 12 or 24 months, for self-employed borrowers, similar to a bank statement loan
- Written verification of employment or pay stubs at some lenders
- Rental income on investment properties, using a DSCR-style calculation
Most lenders want about two years in the same line of work and evidence that you're legally able to own property.
Example: a self-employed contractor who files taxes with an ITIN buys a $600,000 home with 20% down, a $480,000 loan. The lender qualifies the income using 12 months of business bank statements and accepts 12 months of on-time rent payments as part of the credit history. Figures are illustrative only.
How to Qualify for an ITIN Loan
- Confirm your ITIN is current. ITINs that haven't been used on a tax return for several years can expire.
- Build your credit file with a U.S. credit card or collect 12 months of rent, utility, and phone payment records.
- Choose an income path: tax returns or bank statements.
- Save for your down payment and reserves, kept in a U.S. bank account with a clear paper trail.
- Talk to me before you shop, so we know which ITIN lenders fit your scenario.
Common ITIN Loan Mistakes to Avoid
- Cash deposits without a trail. Large cash deposits need a documented source, so deposit income regularly and keep records.
- Unfiled or late tax returns. If you'll qualify on returns, make sure they're filed with your ITIN and match your bank records.
- New debt during the loan process. Avoid opening new credit or financing a car until after closing.
- Mixing business and personal funds. Separate accounts make bank statement income easier to calculate.
ITIN Loans in California
California has one of the largest ITIN borrower communities in the country, and many ITIN lenders are active here. High home prices mean loan size limits matter, so check whether your price range fits the lender's maximum before you shop. Budget for property taxes based on your purchase price and, in some areas, higher insurance costs.
Documents You'll Need
- Your IRS ITIN letter
- An unexpired passport or consular ID
- Income documents: tax returns filed with your ITIN, or bank statements
- Credit history, either a U.S. credit report or alternative credit such as rent, utility, and phone payment records
- Two months of statements showing funds for the down payment and closing costs
ITIN Loans vs. Foreign National Loans
ITIN loans are for people who live and work in the U.S. and file taxes with an ITIN. Foreign national loans are for buyers who live outside the U.S. and are usually limited to second homes and investment properties. Read the full ITIN loan guide.
ITIN Loan FAQ
Can I get a mortgage with an ITIN number?
Yes. Non-QM lenders offer ITIN mortgages for primary homes, and some for second homes and investment properties.
Do I need a U.S. credit score?
Not always. Many ITIN programs accept alternative credit, like 12 months of on-time rent and utility payments.
How much down payment do I need for an ITIN loan?
Commonly 15–20% on a primary home, and more for investment properties and cash-out refinances, depending on credit and loan size.
Can I buy an investment property with an ITIN?
Some lenders offer ITIN investment loans, including DSCR-style loans that qualify on the property's rent.
Can I refinance with an ITIN?
Yes. ITIN rate-and-term and cash-out refinances are available, with lower maximum LTVs on cash-out.
Available for properties in California. Guidelines shown are typical and are not a commitment to lend. Your terms depend on credit, documentation, property, and the lender's current guidelines, and can change without notice. ITIN loans may cost more than conventional loans.