Loan Programs · 6 min read
ITIN Mortgages in California (2026): Buy a Home Without an SSN
An ITIN mortgage lets California buyers who don't have a Social Security number purchase a home using an Individual Taxpayer Identification Number (ITIN) instead. These loans are designed for tax-paying residents, including undocumented immigrants, and typically require 15–25% down, proof of income, and a history of filing taxes with your ITIN. They open homeownership to people conventional lenders often turn away.
What is an ITIN mortgage?
An ITIN mortgage is a home loan that uses your IRS-issued Individual Taxpayer Identification Number in place of a Social Security number. Many hardworking California residents pay taxes with an ITIN but can't access standard financing. ITIN loans (a type of non-QM lending) fill that gap. See our ITIN loan program.
What are the requirements for an ITIN loan in 2026?
| Identification | Valid ITIN + government photo ID/passport |
| Down payment | Typically 15–25%, based on credit (15% with 660+ at some lenders, 20% with 640, 25% with 620) |
| Income proof | Pay stubs, bank statements, or 1–2 years of ITIN tax returns |
| Credit | Traditional credit or alternative tradelines (rent, utilities) |
How do you document income without an SSN?
Flexibly. Lenders accept pay stubs and W-2s where available, or, for self-employed borrowers, bank statements and ITIN tax returns. If you lack a traditional credit score, many ITIN programs build a profile from alternative tradelines like rent, utilities, and insurance payments. The key is a consistent, documentable history.
Can ITIN borrowers buy investment property?
Often yes: some ITIN programs allow primary residences, second homes, and even investment properties, though terms vary. For rentals, an ITIN borrower may also explore a DSCR loan that qualifies on the property's income. Talk to us about your specific situation at 949-379-5320.
From ITIN to keys: the steps in order
- Gather your basics. ITIN letter or card, passport or consular ID, and your recent ITIN tax returns.
- Map your credit. Pull a credit report if you have one. If not, collect 12 months of rent, utility, phone and insurance receipts.
- Get pre-approved. A broker compares ITIN lenders, because each sets its own guidelines.
- Shop and make an offer. Your pre-approval letter shows sellers you can close.
- Escrow and underwriting. Expect questions about deposits and the source of your down payment.
- Close. Sign, fund and get the keys.
Full checklists are on our ITIN requirements page.
How much cash to plan for
An illustrative $600,000 home:
| Down payment | Down amount | Closing costs (2–5%) | Total cash before reserves |
|---|---|---|---|
| 15% | $90,000 | $12,000–$30,000 | $102,000–$120,000 |
| 20% | $120,000 | $12,000–$30,000 | $132,000–$150,000 |
Many lenders also want some reserves left after closing. Gift funds are often allowed with documentation. ITIN loans are non-QM, so loan amounts can generally reach $3M ($5M by exception).
Down payment money should sit in a bank account for at least a couple of months before you apply, or come with a clear paper trail. Cash kept at home is hard to use because the lender must verify where it came from.
Who an ITIN loan fits
- Good fit: you live and work in California, file taxes with an ITIN, and have steady, documentable income.
- Look elsewhere: if you have a green card, a conventional loan may price better. If you live abroad, a foreign national loan is usually the right program.
Rates change daily, so for an accurate quote call 949-379-5320 (Newport Beach) or 310-759-4757 (Marina del Rey).
Frequently asked questions
Can I buy a house in California without a Social Security number?
Yes. An ITIN mortgage uses your IRS-issued Individual Taxpayer Identification Number instead of an SSN, allowing tax-paying California residents, including undocumented immigrants, to purchase a home.
How much down payment do ITIN loans require?
Typically 15–25%, based on credit (15% with 660+ at some lenders, 20% with 640, 25% with 620). A larger down payment can improve your rate and approval odds, since ITIN loans are portfolio products with lender-set guidelines rather than government backing.
Do I need a credit score for an ITIN mortgage?
Not always a traditional one. Many ITIN programs accept alternative credit (a documented history of rent, utility, and insurance payments) if you don't have a conventional FICO score. A traditional score, when available, can improve terms.
How are ITIN mortgage rates set?
Pricing depends on the file and the lender, because these are specialty portfolio loans. The main benefit is access to homeownership for buyers who pay taxes but can't use SSN-based conventional financing.
Can I get an ITIN mortgage if I'm self-employed?
Yes. Many ITIN programs accept 12 months of bank statements or ITIN tax returns as income proof for self-employed borrowers. A steady deposit history matters more than any one month.
Can I refinance an ITIN mortgage later?
Yes. ITIN borrowers can usually refinance into another ITIN loan, and if your status changes and you get an SSN, you may become eligible for conventional financing.
About this guide: Save Financial is a California-licensed mortgage broker (NMLS #377740, DRE #01875766) serving all 58 counties. Get a custom quote or call 949-379-5320.