Buying as non-citizen (ITIN mortgage)

Anyone can buy property in the United States regardless of immigration status. U.S.

71 steps across 12 sections

1. U.S. Citizens

  • Full access to all mortgage products: conventional, FHA, VA (if veteran), USDA, jumbo
  • Standard down payments (as low as 3% conventional, 3.5% FHA, 0% VA/USDA)
  • Standard interest rates based on credit score, DTI, and LTV

2. Permanent Residents (Green Card Holders)

  • Treated virtually identically to U.S. citizens by mortgage lenders
  • Eligible for conventional, FHA, VA (if otherwise eligible), USDA, and jumbo loans
  • Same down payment and interest rate structures as citizens
  • Must provide green card (Form I-551) as proof of status
  • SSN required (issued upon green card approval)
  • Two years of U.S. employment/tax history typically required

3. Non-Permanent Resident Visa Holders (H-1B, L-1, O-1, E-2, etc.)

  • Eligible for conventional and jumbo mortgages
  • As of mid-2025, non-permanent residents are no longer eligible for new FHA financing
  • Lenders typically want evidence of the right to live and work in the U.S. for at least another three years
  • Must provide valid visa, I-94 arrival record, Employment Authorization Document (EAD) if applicable
  • SSN required (available to those with work authorization)
  • Down payment: typically 5-20% depending on loan program and lender
  • Interest rates: comparable to citizen rates if strong credit/income profile
  • Some lenders require visa expiration to be beyond loan closing or even 1+ year out

4. DACA Recipients

  • Cannot obtain FHA loans (per HUD guidance)
  • May qualify for conventional loans through some lenders
  • ITIN loans available if no SSN
  • Limited lender pool; portfolio/non-QM lenders most likely to serve this population

5. Undocumented Immigrants / ITIN Holders

  • Cannot get conventional, FHA, VA, or USDA loans
  • ITIN mortgage loans are the primary financing path (detailed below)
  • Can purchase property outright with cash — no restrictions on ownership
  • Must have a valid ITIN (obtained from the IRS)
  • Higher down payments, higher rates, more documentation

6. Foreign Nationals (Non-Resident, Living Abroad)

  • Foreign national mortgage programs are the primary financing path (detailed below)
  • No U.S. credit history required
  • No SSN or ITIN required for some programs
  • Highest down payments (25-50%) and interest rates
  • Can also purchase with all cash

7. Who Qualifies for ITIN Mortgages?

  • Non-citizens residing in the U.S. who have a valid ITIN
  • Individuals who file U.S. tax returns using an ITIN
  • Both documented and undocumented immigrants who pay taxes
  • Spouses of ITIN holders

8. Documentation Checklist for ITIN Borrowers

  • Valid ITIN (not expired — ITINs expire if not used on a tax return for 3 consecutive years)
  • Two years of U.S. tax returns filed with ITIN
  • Proof of income: pay stubs (2-3 months), W-2s, or bank statements (12-24 months for self-employed)
  • Bank statements (2-3 months showing down payment funds)
  • Valid government-issued photo ID (foreign passport, consular ID / matricula consular accepted by many lenders)
  • Proof of U.S. residence (utility bills, lease agreement)
  • Alternative credit documentation (12-24 months of on-time payments for rent, utilities, phone, insurance, car payment)
  • Letter of explanation for any gaps in employment or credit
  • Proof of reserves (additional months of payments beyond down payment)

9. Lenders That Offer ITIN Mortgages

  • CrossCountry Mortgage — nationwide ITIN loan program
  • AD Mortgage — wholesale lender with ITIN program for brokers
  • Guild Mortgage — ITIN mortgage program
  • Price Mortgage — ITIN mortgage program
  • Society Mortgage — ITIN loan products
  • Direct Mortgage Loans — ITIN loans
  • LBC Mortgage — California-focused ITIN loans
  • Dream Home Financing — advertises ITIN loans with as low as 3.5% down (verify current terms)
  • Capital Home Mortgage — ITIN home loans
  • JVM Lending — ITIN mortgage loans

10. ITIN Mortgage Tips

  • Renew your ITIN before applying if it has expired or is close to expiring
  • File taxes consistently — lenders want to see 2+ years of returns
  • Build alternative credit — pay rent, utilities, and phone on time and keep records
  • Save aggressively — higher down payments get better rates and more lender options
  • Work with a mortgage broker who specializes in non-QM/ITIN loans — they have access to wholesale lenders with ITIN programs
  • Get pre-approved before house hunting to know your actual budget

11. Loan Types for Foreign Nationals

  • DSCR (Debt Service Coverage Ratio) Loans — qualify based on the rental income the property will generate, not personal income. Popular for investment properties. The property's rental income must c...
  • Asset-Based / Asset-Depletion Loans — qualify based on liquid assets (bank accounts, investments) rather than employment income. Lender calculates a "monthly income" from total assets divided over ...
  • Full Documentation Loans — traditional income verification using foreign employment letters, bank statements, and tax documents from the borrower's home country.

12. Lenders Offering Foreign National Programs

  • HSBC — international borrower program (often requires HSBC banking relationship)
  • Griffin Funding — foreign national lending
  • Angel Oak Mortgage Solutions — foreign national mortgage program
  • America Mortgages — specializes in foreign national and U.S. expat mortgages
  • Foundation Mortgage Corporation — foreign national loans
  • SouthTrust Bank — foreign national lending
  • Waltz — technology-focused foreign national mortgage platform
  • Heart Mortgage — ITIN and foreign national programs

Common Mistakes

  • Assuming non-citizens cannot buy property
  • Not obtaining an ITIN before starting the home search
  • Failing to file U.S. tax returns
  • Not building alternative credit
  • Applying at the wrong lender

Pro Tips

  • Work with a mortgage broker, not a single lender
  • Get a bilingual real estate agent
  • Open a U.S. bank account early
  • Consider a larger down payment to offset rate
  • Keep all financial records meticulous

Sources

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