ITIN mortgages — buying a home in the US without an SSN
Yes, you can buy a US home with an ITIN and no Social Security number. Lenders originated roughly 5,000-6,000 ITIN mortgages in 2023, and the Urban Institute estimates real demand at 73,000-88,000 loans per year — the gap exists because most banks can’t resell these loans, not because borrowers don’t qualify or don’t pay. Prior research and lender interviews cited by the Urban Institute report that ITIN loans perform well and are responsibly underwritten (it notes that performance data to quantify delinquency rates is still needed).
This guide covers what actually works in 2026: which loan types are closed to you (including a major FHA change in May 2025), the real terms verified from lender program pages, and a directory of institutions whose ITIN programs we confirmed one by one.
Can I buy a house with an ITIN?
Yes. You do not need a Social Security number or any particular immigration status to own property in the US, and you can buy with cash — though some states restrict purchases by certain foreign persons; Florida, for example, bars people domiciled in a “foreign country of concern” who are not US citizens or permanent residents from buying agricultural land, or land within 10 miles of a military installation or critical infrastructure facility (with a narrow exception for one home of up to 2 acres) (Fla. Stat. 692.201-.203). What needs an ITIN-friendly path is the financing. The short version:
- Who lends: community credit unions, CDFIs, community banks, and non-QM/portfolio lenders — not FHA, VA, or USDA (see the next section). One of them, First National Bank of America, says it is licensed in all 50 states and does not require a Social Security number.
- What to expect: typically 10-20% down and a rate about 0.5-2 points above a comparable conventional loan, according to the Urban Institute (February 2024), which ties the premium to the lack of private mortgage insurance and the cost of holding the loans; lenders it interviewed report ITIN loans perform well, and it notes performance data are still needed.
- What you’ll need: an ITIN, about 2 years of tax returns filed with it, work/income history, and either a credit score or alternative credit (rent, utilities) — full list below.
- The closing itself is identical to any other US mortgage.
The rest of this guide is the detail behind each point — the loans you can’t get, the verified lender directory, the documents, and the step-by-step process.
First, the loans you CANNOT get with only an ITIN
This is where most online advice is wrong or outdated:
| Loan type | ITIN-only borrower | Why |
|---|---|---|
| FHA | ❌ No | For FHA case numbers assigned on or after May 25, 2025 (Mortgagee Letter 2025-09, which lenders could also apply immediately), FHA excludes all non-permanent residents — even those with work permits and SSNs. ITIN-only borrowers were never eligible. |
| VA | ❌ No | Requires qualifying US military service. |
| USDA | ❌ No | Requires citizen, US national, or qualified-alien status (7 CFR 3555.151). |
| Conventional (Fannie Mae / Freddie Mac) | ⚠️ Depends on status | Fannie Mae’s Selling Guide (B2-2-02) requires lawful presence, which the lender must warrant; whether a lender will underwrite on an ITIN is the lender’s own call. Freddie Mac’s Guide §5103.2 (checked 2026-09-24) likewise makes mortgages to non-U.S. citizens with no lawful residency status ineligible for sale to Freddie Mac. ITIN holders with documented immigration status can sometimes get a conforming loan; undocumented ITIN holders cannot. |
So for most ITIN-only borrowers, the path is a portfolio or non-QM loan: a credit union, community bank, or specialty lender keeps the loan (or sells it into non-QM pools) instead of selling it to the government-backed agencies.
The real terms in 2026 — verified, not folklore
From lender program pages and the Urban Institute’s market study:
| Term | Typical range |
|---|---|
| Down payment | 10-20% (Urban Institute) — 10% (WEOKIE), 15% (FNBA, ACC), 20% (Angel Oak, Redwood, Griffin). Two exceptions below that floor: 3% (Lower East Side People’s FCU, up to 97% LTV, NYC residents) and 5% (Latino Community CU, on its adjustable-rate product for a primary residence) |
| Interest rate | 0.5 to 2 percentage points above a comparable conventional rate |
| Credit | FICO from 620-660, or no score with 2+ alternative tradelines (rent, utilities, phone, insurance) |
| Debt-to-income | Lender-dependent. Three lenders in the directory publish a cap: 50% (ACC; A&D Mortgage’s ITIN program; Angel Oak on a purchase or rate-and-term refinance) and 43% (Angel Oak on a cash-out refinance) |
| Loan terms | Lender-dependent; fixed terms such as 15, 20 or 30 years are offered by some lenders |
Why the rate premium? Not your risk. These loans have no private mortgage insurance market and no agency buyer, so the lender funds them on its own balance sheet. The Urban Institute’s lender interviews found ITIN loans perform well and are responsibly underwritten (it flags that performance data to quantify delinquency is still needed), and a 13-credit-union ITIN lending pilot reported returns on assets of 2.38% to 5.71% against a 0.75% average across all products.
Documents you will need
- Your ITIN assignment letter (IRS notice CP-565) — and the ITIN must be active, not expired. If yours has lapsed, renew it — the renewal W-7 goes in with a federal tax return unless an exception applies.
- Two years of tax returns filed with the ITIN. This is the single most important file-builder — every year you file taxes with your ITIN is a year of mortgage-ready income history. Some credit unions accept one year.
- Income documentation: 2 years of work history with pay stubs (W-2 workers), or 12-24 months of bank statements if you’re self-employed or paid in cash deposits.
- ID: foreign passport or matrícula consular — both explicitly accepted by multiple verified lenders.
- Credit: a US credit file scored under the ITIN, or usually 2+ alternative tradelines such as rent, phone or utility payments. See building credit with an ITIN.
The mismatched-number trap: if you work under a number different from your ITIN, ask each lender up front what extra documents it needs to match your income to your ITIN.
Verified ITIN lender directory
We verified each program below on the institution’s own site. “Non-QM lender” rows are wholesale programs — you reach them through a mortgage broker, not directly.
| Institution | Type / how to apply | Coverage | Published terms |
|---|---|---|---|
| First National Bank of America (FNBA) (terms) | Bank · direct | All 50 states | 15% min down; no SSN required; no credit history accepted; gift funds OK; no prepayment penalty; bilingual support |
| Latino Community Credit Union (terms) | Credit union · direct | Properties in NC, SC, GA, VA | Up to 95% LTV (5% down) on the adjustable-rate product, primary residence only; manufactured homes are not eligible for 95% LTV; minimum loan $40,000; no PMI required; fixed-rate term up to 20 years, adjustable-rate up to 30 years; membership open with ITIN |
| Lower East Side People's FCU | Credit union · direct | New York City residents | Mortgages for NYC residents with SSN or ITIN; co-ops, HDFC co-ops and 1-4 family properties; 80-97% LTV (3-20% down); repayment terms up to 30 years; transparent closing costs and financial counseling |
| WEOKIE Federal Credit Union | Credit union · direct | Oklahoma | 10% min down (purchases up to 90% LTV); primary residence only; 2 years of tax returns filed with the ITIN; 30 days of recent paystubs; 30/20/15-year fixed; borrowers with no credit are eligible; cash-out refinance capped at 80% LTV and $50,000 |
| Redwood Credit Union | Credit union · direct | Membership in 8 Northern CA counties; property anywhere in California | 20% min down; minimum credit score 620, and if no credit score is available a nontraditional credit history may be explored; requires an ITIN AND a valid Permanent Resident Card, Work Authorization Card or work visa — which excludes ITIN holders without work authorization |
| ACC Mortgage | Non-QM lender · through a mortgage broker | ~44 states | Up to 85% LTV (15% down); FICO from 620 or NO score with alternative credit; max DTI 50%; full-doc, 12-month bank statements, 1099 or P&L |
| Angel Oak Mortgage Solutions | Non-QM lender · through a mortgage broker | 46 states + DC | Min FICO 640; max 80% LTV (20% down); purchase or rate-and-term to $750,000; cash-out to $550,000 at 75% LTV and 680 FICO; 30- or 15-year fixed; max DTI 50% on purchase or rate-and-term and 43% on cash-out refinance; primary residences only; 3 months reserves; gifts allowed up to 50% of the down payment; 12- or 24-month bank statement or full doc |
| A&D Mortgage | Non-QM lender · through a mortgage broker | Most states | Min FICO 660 with up to 80% CLTV on Prime and Super Prime; min FICO 700 and up to 70% CLTV on DSCR; loans to $1.5M; DTI up to 50% (Super Prime); valid ITIN card or IRS ITIN letter plus unexpired government photo ID |
| LoanStream Mortgage (OCMBC) | Non-QM lender · through a mortgage broker | Most states | Min FICO 660; up to 85% LTV purchase / 65% cash-out; loans to $1.5M; tax returns, bank statements, or DSCR |
| Griffin Funding | Non-QM lender · direct | Several states | Down payments from 20%; loans to $5M; foreign credit reports and rent/utility history accepted (ITIN program now folded under foreign-national lending) |
| NJCC Statewide Down Payment Assistance (New Jersey Community Capital) (terms) | Down-payment assistance · via participating lenders | New Jersey | $10,000 to $30,000 based on need (the program web page says "up to $30,000"; the information sheet gives the $10,000-$30,000 range), as a RECOVERABLE grant forgiven 20% a year over 5 years — the prorated balance is due if you sell or refinance the first mortgage inside that term; income at or below 100% of the area median income per the information sheet (the web page says "less than 100%"); primary residence (1-4 family) only; purchase price cap $625,000; pre-purchase counseling required; the program information sheet states ITIN holders are eligible |
Every row was verified against the institution's own program page (or the terms document linked beside its name) on 2026-09-02, and every program URL re-checked live on 2026-09-02. ITIN programs change fast — confirm terms and availability before applying. This list is informational, not a recommendation; we receive no compensation from any institution listed.
Published fees and service in Spanish
- Lower East Side People’s FCU: its co-op fee disclosure lists a nonrefundable processing fee of .65% of the loan amount ($500.00 minimum; $1,500.00 maximum), payable upfront to start the process. This covers compiling and evaluating the co-op loan application. It also lists a $350.00 non-refundable building-review fee, payable upfront to start the process, covering legal review of building documents (checked October 24, 2026).
- Latino Community Credit Union: its membership page says joining the credit union first requires joining the Latino Community Development Center (LCDC), with a one-time $8 individual membership fee (checked October 23, 2026).
- WEOKIE: its ITIN mortgage page says Spanish-speaking mortgage professionals are available throughout the process, from start to finish (checked October 24, 2026).
Two more options worth knowing:
- NACA (Neighborhood Assistance Corporation of America) — a national nonprofit homeownership program that officially accepts ITIN members: its purchase documents checklist has a dedicated “ITIN Member” path (ITIN card or IRS ITIN letter, Matrícula Consular or country-of-origin passport as ID, plus 2 years of tax-return transcripts). No down payment, at-market rates, and a mandatory counseling process that commonly takes months — plan for it.
- Local CDFIs and credit unions beyond this list — search the Inclusiv network and ask specifically: “do you originate first mortgages for ITIN members, and what are the current terms?”
Down-payment help: mostly closed, with exceptions
Most government down-payment-assistance programs require an SSN or qualified immigration status — California’s CalHFA, for example, has limited eligibility to citizens, nationals and qualified aliens in its program handbook (that handbook could not be re-verified on 2026-09-02 — confirm the current rule with CalHFA). Its first mortgages are not only government-insured loans: CalHFA’s own program index also lists conventional first mortgages (CalHFA Conventional and CalPLUS Conventional), so if that rule still applies, it is the immigration-status rule, not the loan type, that closes the door.
The verified exception: New Jersey Community Capital’s statewide DPA states in its program information sheet that ITIN holders are eligible. Read the instrument carefully — the program page offers up to $30,000 based on need, and the information sheet describes it as a recoverable grant, forgiven 20% a year over five years, not money you simply keep: sell the home or refinance the first mortgage inside those five years and the prorated balance comes due. It is limited to households earning no more than 100% of the area median income (the program web page says “less than 100%”, the information sheet “at or below 100%”) and to a $625,000 purchase price, covers primary residences of one to four units only, and requires pre-purchase counseling. On those terms, that assistance plus an ITIN first mortgage is currently the strongest stack in the country for a New Jersey buyer who intends to stay put. Elsewhere, ask local housing nonprofits — city-level programs occasionally allow ITIN applicants even when state programs don’t.
Consumer protections you should know (and red flags)
- Prepayment penalties are generally illegal on your loan. Federal ability-to-repay rules prohibit prepayment penalties on consumer non-QM home loans. If an offer for your primary residence includes one, that’s a red flag — walk away. (Exception: business-purpose/investor loans.)
- Escrow is usually required. Because ITIN rates often cross the higher-priced-mortgage-loan threshold, the lender must collect property taxes and insurance in escrow for at least five years. That’s normal, not a trick.
- Watch for predatory targeting. Compare at least 2-3 offers, and ask each lender for a written Loan Estimate.
- After you buy: whether you can claim your state’s property-tax homestead exemption with only an ITIN varies by state — some applications require an SSN, Texas requires a matching state ID, and several states ask for nothing. Check your state in our homestead exemption guide before assuming either way.
The process, step by step
- File taxes with your ITIN for at least 2 years (requirements vary by lender)
- Build credit history — FICO via secured cards and credit-builder accounts, or documented rent/utility payments
- Save the down payment — ITIN loans usually require 10-20% down (Urban Institute), plus closing costs and reserves
- Get pre-approved with 2-3 lenders from the verified list (or a broker for the non-QM programs)
- Shop, offer, close — the closing process is identical to any other mortgage
For the full walkthrough with timelines, see ITIN mortgage step by step.
Use this data — free, with attribution
The verified lender directory above is a maintained dataset, not a one-off list. Every row was checked against the institution’s own program page, and we re-verify on a 90-day cycle because ITIN programs churn (Griffin folded its ITIN URLs into foreign-national lending during 2026). If you run a housing nonprofit, a CDFI, a legal-aid site, or a newsroom, take it:
Download the data: itin_lenders.json — every program with its type, coverage, published terms, application channel, and source URL.
Embed the directory — it updates when we re-verify, so your copy does not go stale:
<iframe src="https://migrantusa.com/embed/itin-lenders/" width="100%" height="700"
style="border:1px solid #e2e8e4;border-radius:8px;max-width:640px"
title="Verified ITIN mortgage lenders" loading="lazy"></iframe>
<p style="font-size:.85rem">Verified ITIN mortgage lenders — data by
<a href="https://migrantusa.com/banking/itin-mortgages/">MigrantUSA</a></p>
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Suggested citation: MigrantUSA, “ITIN mortgage lenders: verified live programs,” migrantusa.com/banking/itin-mortgages/, retrieved [date].
Related information
- How to apply for an ITIN — the prerequisite for everything above
- Building credit with an ITIN
- ITIN-friendly banks by state
- Property tax + homestead exemption by state
- ITIN-friendly bank account filter
Last verified: 2026-09-24. The lender directory above was re-verified against each institution’s own program page on that date. The program-rule citations behind this page — Freddie Mac Guide §5103.2 (re-checked 2026-09-24), the CalHFA citizenship rule, NACA’s no-down-payment terms and the NJCC information sheet — carry their own earlier dates and were not re-confirmed in that pass. Programs change frequently — always confirm current terms directly.
General procedural information for educational purposes. Not legal, tax, financial, or immigration advice. We receive no compensation from any lender listed. Laws and programs change — verify with the institution before taking action.